RV campground operators are leaning more heavily on seasonal and long-term stays as softer transient demand prompts changes in business strategies, with industry executives citing consumer uncertainty, travel costs and changing travel patterns as factors affecting short-term RV travel.
The trend emerged during an episode of MC Fireside Chats, where campground operators, researchers and RV industry representatives discussed current market conditions and how businesses are responding to changing consumer behavior.
Rafael Correa, president and CFO of Blue Water, said the company’s portfolio is up 8% compared with the same period last year. However, that growth has declined from about 11–12 percent earlier in the summer.
The primary drag, Correa said, has been the transient RV business. Seasonal RV stays, meanwhile, have increased and helped provide stability across the portfolio.
“It’s not coming easy,” Correa said, describing the effort required to maintain market share in the current environment.
The shift toward seasonal RV stays comes as overall camping participation remains strong, but campground operators are facing softer demand from transient RV travelers. According to a The Dyrt’s 2025 Camping Report Presented by Toyota Trucks, the report found that millions of Americans continue to discover camping, with 81.1 million people camping in 2024 and 5.8 million making their camping debut.
Since 2021, more than 25 million Americans have gone camping for the first time, highlighting continued growth in participation. The report also found that 53.4% of campers prefer vehicle-based camping, including RVs, trailers and camper vans, while improved reservation reliability contributed to more campers using all of their booked nights.
Michael Moore, assistant executive director of the Texas Association of Campground Owners, also said operators in Texas are seeing a similar shift.
“Transient business has definitely seen a bit of a dip compared to the long-term business,” Moore said, adding that campgrounds are increasingly leaning into long-term stays because that is where demand is strongest.
McKay Quinn, president of Dwell Outdoor Hospitality, said the shift has been particularly significant for his company. Dwell initially developed its properties with the expectation that they would attract transient and destination RV travelers, including overnight and weekend guests.
Instead, about 85% of the company’s revenue now comes from long-term stays.
Quinn said Dwell has responded by building its business around long-term RV living, viewing it as an affordable housing solution in markets where the economics support it.
“The U.S. consumer’s dollar is going less and less far,” Quinn said, pointing to inflation, higher fuel costs and consumers traveling shorter distances and taking fewer RV trips.
The long-term segment also includes fixed-income retirees who are selling homes and other assets to transition into year-round RV living. Quinn said some consumers are choosing RV parks as an alternative to returning to a traditional home.
The shift is occurring alongside broader pressure on the RV market. Phil Ingrassia, president of the RV Dealers Association, said dealers expect retail sales to decline between 8 and 12%. Used RV sales, however, have not declined as sharply as new RV sales, suggesting consumers remain interested in RVs but are looking for more affordable options.
Scott Bahr, president of Cairn Consulting Group, said changing consumer behavior is also contributing to the softer transient market.
Bahr said travelers appear to be taking less-diversified trips and becoming more risk-averse. In the past, several factors might have had to converge before a consumer canceled a camping trip. Now, he said, a single issue such as work, family activities or fuel costs can be enough to prevent a trip.
That creates additional pressure for campground operators to adapt their offerings and marketing.
The session highlighted that operators need to continually reinvest in their properties, marketing and demand drivers, while Moore emphasized that improving hospitality does not always require major capital investment.
For operators, the emerging challenge is balancing traditional transient business with longer-term customers while responding to consumers who are increasingly focused on affordability, convenience and value.
Ultimately, the shift toward longer stays is giving RV campground operators an important source of stability as transient demand softens. While shorter trips remain vulnerable to rising costs and consumer uncertainty, the continued strength of seasonal and long-term demand is creating opportunities for operators to adjust their business models.
As travel patterns continue to change, campground operators will need to balance transient and long-term occupancy while maintaining investments in hospitality, property improvements and marketing to meet evolving guest expectations.
About MC Fireside Chats
MC Fireside Chats is a live podcast experience dedicated to the outdoor hospitality and outdoor recreation industries. Hosted by Brian Searl, founder and CEO of Insider Perks and Modern Campground, the show offers engaging discussions with industry leaders, innovators, and experts shaping the future of camping, RVing, glamping, and outdoor recreation.
Airing every Wednesday at 2 p.m. (ET), the show follows a structured weekly theme to deliver deep dives into the most relevant topics:
- Week 1: Industry Trends & Insights
- Week 2: Enhancing Guest Experience
- Week 3: Business Operations & Management
- Week 4: Marketing, AI and Technology
Each episode features a panel of recurring guests, complemented by 1–2 rotating special guests, including industry analysts, campground owners, technology providers, sustainability advocates, and more. Whether exploring the latest market trends or innovative guest experience strategies, MC Fireside Chats delivers thought-provoking insights for professionals and enthusiasts across the outdoor recreation spectrum.
To explore previous episodes of MC Fireside Chats, visit: moderncampground.com/mc-fireside-chats.
