Private RV Property versus Resorts and Campgrounds

 

RVing is a lifestyle choice, and there are a lot of alternative approaches. We’ve been RVers since 2013 and we have tried them all. In recent years we have noticed some significant changes.  There are romantic notions about the RVing lifestyle.  Many are exaggerated. 

We have observed a lot of changes in the most recent 10 years.  Our advice is to be resilient and be aware that one gets what one pays for.  Although it is not a subject in this post, our conversations with RVers indicates that getting repairs done in a reasonable time is becoming more difficult.

What RVers are discovering about camping is a lack of available sites, and RV camping site prices are increasing. The days when one could drive up to a campground and get a site are over.

There are a number of reasons for this. One is the popularity of RVing. Today, there are more RVs than all of the campsites in the US, combined. The CCP Covid-19 virus altered the behavior of RVers. RV campsite fees are increasing making nightly stays more costly. KOA for one is making modest site improvements and charging significantly higher fees. Finally, high gasoline and diesel prices contributed to a tendency to stay in one location for longer periods.

In 2013 when we decided we would become RVers and took our first steps, I told G that in the near future, the carefree days of camping would be history. And so it is.

There are several ways to deal with finding campsites. First, always make reservations as far ahead as possible. Second, go for longer stays in a specific location and use it as a base for local exploring. By local, I mean a radius of 400 miles or so, although more distant excursions are possible. Another possibility is to purchase land and equip it for the RV. There are advantages and disadvantages to each approach.

The boom in RVing has had negative consequences. Today we encounter more complainers, RVers who prefer to walk through our campsite, allow their dogs to defecate everywhere and anywhere including at our site, and groups of roaming children who like to inspect other sites and get into mischief. Campgrounds with good management which enforces the rules goes a long way to deal with this. Campgrounds and resorts with activities and specific activity areas also control this. Boredom is a motivator for mischief and bad conduct among adults and children.

Long term reservations at campgrounds

This sounds straightforward. But it isn’t. One can’t always predict where they will be a few weeks or months into the future. Furthermore, reservations may not be available. This is particularly so at popular State Parks, or during peak RV season. Weather too is a factor. Along the Florida coast and the gulf hurricanes are a reality. These make staying in specific areas chancy during specific times of the year. The destruction by storms results in the closure of resorts and campgrounds for long periods.

Longer Stays at campgrounds and resorts or owning property

Making the decision to stay in a location for longer periods has benefits. It reduces fuel costs, and wear and tear on vehicles. It can be more relaxing. It also reduces the cost per night for a stay. Resorts may have lots of activities. We’ve encountered more than a few RVers who are bored out of their minds. Staying at an active resort, in an area with a lot of amenities may be the best of all worlds. Camping and campfires, group activities, fine dining, museums, various entertainment, even nearby National Parks make for interesting living.

Alternately, one may choose to purchase land and create a personal RV site. This may be the least costly approach, boondocking aside. However, not everyone wants to live in the woods, distant from the benefits of civilization with minimal socializing. Furthermore, there are costs. There may be annual fees and to do this properly the site must be equipped with water, sewer and electricity.

Another approach is seasonal or annual stays at an established resort or campsite. This puts one closer to the “action” without being in the middle of it. This approach also allows one to escape to their site. However, one must be choosy about selecting the resort or campground. This approach is less costly than nightly stays, but may be more costly than owning improved land. One benefit is the ability to alter the site to one’s personal taste. Repeat annual leaseholders may be allowed to install decks, gazebos and so on. If circumstances change, one can leave. Resorts that permit significant improvements by leaseholders (concrete patios, shelters, sheds, improved utilities, etc.) frequently allow these amenities to be sold to the next tenant, so there is little financial risk.

Boondocking

This is a low-cost approach. However, there are costs involved and compromises. There are also risks. Crime is on the rise and it is foolish to pretend it occurs elsewhere. Longer term stays require access to water and dump stations. Some popular boondocking areas attract lots of RVers, vandwellers and car dwellers. As a consequence, there may be a support system. Trucks rent large water storage tanks and fill them periodically. But electricity is scarce, unless one has many kW of solar and batteries. Plan on frequent trips to a dump station and minimal AC in warmer areas.

Boondocking means there is no campsite host to keep the peace. One would think that there is a lot of space available which means adequate separation. That may not be so. Of course, one can always relocate.

Dealing with a lack of availability of sites

When we began planning our extended stay approach to RVing we decided to rent seasonally or annually at several locations. We purchased a Class B and used it to explore and find our “lily pads”. We did discuss land purchase, but decided against it for the present. We like to socialize, but on our terms.

In 2013 we began our quest. It was fun. We investigated “mega resorts” as well as smaller “mom and pop” managed campgrounds. We ultimately decided upon two locations, one of each type, to establish our lily pads.  Each was chosen because of location and nearby amenities. 

Mom and Pop campgrounds

These are smaller campgrounds usually with minimal amenities. The owners live on site in a house or RV. The campground will have a bathhouse and some will have an activity room or building. There may be a couple of cabins for rent. In northern areas these usually close for the winter.

We decided it was best to stay at campgrounds which do not allow tents. For our summer season we also decided we wanted to select a campground with a healthy percentage of seasonal campers and which close during the off-season.

Smaller campgrounds are not necessarily managed better than the larger ones, and the owners may be inclined to avoid conflict between campers. That makes stays "interesting". 

The benefits include more of a community feel. Seasonal RVers do understand campground etiquette and will follow the rules. Many live at the campground for the entire season and then close up their RV at the end of season, leaving the RV in place during the winter off-season. They will add decks, gazebos and shelters to make their site more comfortable. There is a sense of ownership. There is also stability, as many sites are set up this way, and the seasonal campers return year after year.

Fees are determined by location. Popular locations, within a few hours' drive of major metropolitan centers are more costly. Access to lakes, etc. also drive up the costs.

Our experience has been to plan for 5% annual fee increases.

Preparing the summer campsite for winter

Resorts and Mega-Resorts

These are very large campgrounds open all year. They offer short-term as well as seasonal and annual rates. If one chooses an annual, repeat lease, it may be possible to make site improvements to one’s taste. However, this varies from resort to resort. Improvements may include shelters, concrete patios, buildings with residential washer-dryer and so on.

Mega-Resort Improved Site

Mega-resorts may have an on-site bar and restaurant. There may be a lot of activities in-season including a chapel, ballroom for entertainment and so on. Multiple swimming pools, tennis, pickle ball and all sorts of workshops and group activities may be available. However, these are usually managed and staffed by volunteers. If people don’t volunteer, the party stops. There may be modest fees and costs of materials, too.

Mega-resorts may have tiny homes available for purchase or to rent. These “park models” are about 400 square feet but may be larger. This is a popular option for retirees. The cost of purchase of a used model may be low, and annual fees manageable. Some resorts are HUD age qualified, which means 80% of the full-time residents may be 55 or older. Resorts built decades ago may have a very large percentage of elderly. The reality is, this is much less costly than assisted living and that is a financial attraction. It may be a turn-off for younger RVers.

In such resorts children and the elderly may not mix well. Management controls pool hours and access, etc. to keep everyone happy.

As for fees, these too will increase annually and there are rules and regulations. An RVer with an annual lease will sign a contract which is a legal document and can be quite elaborate. Aging infrastructure increases maintenance costs and that leads to increasing fees and breakdowns that can interrupt an otherwise pleasant stay.

In recent years we have noticed the mega resort we stay at is off-loading as much as possible to sub-contractors. There are fewer maintenance employees, and more contractors are utilized. This may limit the costs for the resort owner while guaranteeing revenue. There are draw-backs. Contractors are not necessarily less costly and must be coordinated and managed. There may be a tendency to use a "cash-flow" approach to repairs, which extends them by days, weeks and in some cases, by months. When an issue occurs, the contractor who is an off-site business, may not be available. Running a resort restaurant has been difficult during CCP Covid-19 and the aftermath. When a resort owns and manages an on-site restaurant it can absorb the temporary losses at the restaurant. A small establishment may not be so lucky after paying the lease, overhead and staff. A resort we stay at handled this by off-loading the entire management of the restaurant and bar to a subcontractor.  

The resort has also been turning over other costs to the residents. This may include the responsibility for pool maintenance, weekly trash pickup, etc. Normally water is included and electricity separately metered and billed for each site. But this is changing, too.

(c) N. Retzke 2022 

Some RV Buying Statistics

Who is Buying?
To understand the sea change in RVing I think we have to consider recent statistics about who is buying. I have an opinion and I attribute this uptick since 2010 for some of the issues I read on Social Media where RVers complain they can't get a campsite in popular areas, particularly in the winter.

Recent statistics indicate that approximately 8.9 million households own an RV (RVIA). The RVIA also states that "A leading force behind RV ownership’s upswing is the enormous baby boomer generation."

According to the 2017 Camping Report by KOA: "An estimated 13 million U.S. households plan to camp more in 2017 than they did in 2016, and more than 1 million new households have started camping each year since 2014. Millennials are driving this growth as they take to the outdoors in greater numbers, and they have no intention of letting up. This is according to the results of the 2017 North American Camping Report, an annual independent study supported by Kampgrounds of America, Inc. (KOA). Millennials now account for 38 percent of the 75 million active camper households in the U.S., up from 34 percent in 2016, and 51 percent say they plan to increase their camping this year." (The emphasis above is mine).

So there are two major groups driving RVing. These are Millennials and Boomers.

Baby boomers are defined as people born between 1946 and 1964 in the post-World War II era. About 77 million Americans were born in this time period, making it significantly larger than the generations immediately before and after. While the millennial generation is even larger, this is still a massive group of people. AARP states that 10,000 baby boomers are turning 65 every single day, and this is expected to continue into the 2030s.

Furthermore, a recent survey indicated that baby boomers are projected to have 70% of all U.S. disposable income over the next five years. Not only that, but baby boomers will inherit about $15 trillion in the next 20 years.  (WWW.Fool.com, emphasis is mine).

I suspect that many more boomers will be trekking in RVs over the next  12 years, as approximately 40 million of them retire between 2017 and 2029.

What about spontaneity? 
50% of Americans find road trips to be more appealing than other forms of travel because roadtrips provide the opportunity to be more spontaneous about stops and activities. - 2018 Ford Travel Trends Survey.

Original material:  https://roadtrek210.blogspot.com/

10,000 miles in 9 months - Our "Tiny Home"

Well, in the last 9 months we've exceeded 10,000 miles in our camper vans. Some of this was in a rental and most was in a Roadtrek 210P. Let me say, we've thoroughly enjoyed this and one of my sons wants to go on a north woods fishing trip in July, which I am currently researching.

Our 9 months have provided some insights.

1. Our observations are based on periods which span two weeks of living continuously in a camper van. Between treks we return to home base. 
2. We really liked the rental  Sprinter. I recommend this option to anyone who wants a really fun, upgraded travel experience at a modest cost. 
3. We didn't like like the large sliding door and the limited interior width of the Sprinter. However, Roadtrek's Sprinter implementation via the CS-Adventurous appears to be quite nice.
4. We opted for a new, fully equipped 210P for about 40% less than the Sprinter. (Includes generator, electric king size bed, AGM batteries with inverter, rear mount spare and a solar system I installed). The Chevy based 210P offers a wider aisle, exterior spare at waist level and a 5 cu. ft. refrigerator with convection oven/microwave, heat pump, air conditioner, propane furnace and two fresh water tanks. Really nice for anyone who wants to spend weeks in national parks and on the road, and wants to do so with daylight temperatures from 20F to 110F. 
5. I am a former backpacker and "ground camper" who has camped in winter (-25F) and summer. For example,  I once canoed 90 miles in Quetico with boys of modest skills. I was sufficiently proficient that as a Scoutmaster I was awarded the BSA "District Award of Merit" for my numerous endeavors. My point in stating this is to emphasize that using a sophisticated camper van based on a Sprinter chassis or more recently the Roadtrek 210P is really travelling and camping in the "lap of luxury." 
6. I did some research into maintenance of the bluetec engine (which is a marvel). However, in the end is it about maintainability and cost per mile. In a Class B motorhome it is also about interior dimensions. Nor do I have any need for the "cache" of a Mercedes badge on the front of the vehicle. So the Chevy based 210P won. Not necessarily better. It's all about allocation of personal resources and amenities of the selected camper van. 
7. We've taken four treks ranging from about 1500 miles to 3500 miles each. 
8. Most of the 10,000 miles was in a Roadtrek 210P.
9. I've added a solar panel charger and solar panels to the RT, a Progressive Industries EMS  and an improved rear view camera system. Total cost less than $500. 
10. Future posts will also include some Quadcopter video. 
11. I am not retired. So doing all of this is a matter of balance. 

The next few posts will include our experiences on recent treks, a brief review of outdoor cooking options and the installation of the Progressive Industries "Energy management system."