Best RV Parks in the US: Top 10 Luxury RV Resorts & Standard Campgrounds

Investors and developers are increasingly eyeing the booming outdoor hospitality industry, and for good reason. The best RV parks in the US combine profitable business models with innovative design and amenities. This comprehensive analysis profiles the top 10 RV parks across America, split into two categories: luxury RV resorts and high-quality standard RV parks. For each park, we examine why it succeeds financially – looking at nightly rates, occupancy, revenue, and unique business models – and how its RV park architecture and site design contribute to its appeal. From upscale luxury RV resorts with lavish amenities to family-friendly campgrounds with creative layouts, these case studies reveal insights into RV park investment opportunities and what makes a profitable RV park.

Whether you’re an investor seeking the next big RV park investment opportunity or a developer looking to emulate proven designs, these examples showcase key success factors. Each park’s financial performance is tied closely to its architectural and amenity choices – demonstrating how thoughtful planning and unique features can drive occupancy and revenue. Let’s dive in.

Luxury RV Parks: The Top 5 High-End RV Resorts in the U.S.

Luxury RV resorts cater to travelers who demand premium comfort, amenities, and aesthetics – and are willing to pay top dollar for it. These resorts typically charge $75 to $200+ per night, offering spacious landscaped sites and resort-style facilities that far exceed a typical campground. Many luxury parks operate with a condo-style ownership model, where individual RV lots are privately owned and rented out, creating both rental income and real estate appreciation. From a financial perspective, high nightly rates and extended seasonal stays (often at discounted monthly rates) drive strong revenues. Architecturally, luxury RV resorts emphasize master-planned layouts with oversized pads, lush landscaping, clubhouses, pools, and even golf courses or spas. Below are five of the most successful luxury RV resorts across the country and what makes them stand out:

Bluewater Key RV Resort – Key West, Florida (Luxury Tropical Escape)

An aerial view of Bluewater Key RV Resort, with private bayside lots and tiki huts.

Financial Highlights: Bluewater Key RV Resort is an ownership-model luxury park that commands some of the highest nightly rates in the industry. Depending on site type and season, rates range approximately from $150 up to $300+ per night, with premium bayfront sites peaking around $361 in winter. Despite the steep prices, demand is strong – winter months often sell out well in advance due to the resort’s location in the Florida Keys’ mild climate. The park’s business model allows individual lot owners to rent out their sites when not in use, creating income for owners and management. Notably, the underlying real estate has proven extremely lucrative: private RV lots at Bluewater Key have sold for well over $1 million each, reflecting investor appetite for high-end RV properties. This combination of rental revenue and skyrocketing property values makes Bluewater Key financially successful and attractive from a development standpoint.

Architectural & Design Highlights: Bluewater Key RV Resort is famed for its idyllic tropical design and spacious, private sites. Each of the ~81 sites is unique and outfitted with a private tiki hut and lush landscaping, so guests have their own outdoor living room in paradise. Many sites are waterfront – bayfront and canal-front lots come with private docks for boats and jet skis, integrating the resort seamlessly with the surrounding turquoise waters. The site layout avoids the cramped feeling of typical campgrounds; mature palms and bougainvillea create natural privacy screens between sites. Amenities include a temperature-controlled pool, high-speed Wi-Fi, and HD cable, ensuring guests enjoy all the comforts of a luxury hotel in an RV setting. By blending island-themed architecture (tiki huts, tropical landscaping) with functional RV infrastructure, Bluewater Key offers a “wow” factor that keeps occupancy high and guests returning despite premium prices.

Motorcoach Country Club – Indio, California (Desert Golf & Marina Resort)

Financial Highlights: Often dubbed the “crown jewel” of motorcoach resorts, Motorcoach Country Club (MCC) in the Palm Springs area exemplifies how a well-heeled clientele and an ownership model can yield financial success. The resort features 400 privately owned lots on 80 acres, and like many luxury Class A resorts, it operates as a condominium association with hefty HOA dues and rental income potential. Nightly rental rates for non-owners typically exceed $100 in peak season, and many guests stay for months in the warm winter climate. MCC’s real estate appreciation has been remarkable: recent lot sales have approached $1 million for prime waterfront sites, with some listings as high as $1.5 million. The ability to sell RV lots at such prices – and resell them regularly – speaks to the resort’s prestige and investment value. From a revenue perspective, MCC benefits from multiple streams: lot sales, rentals, on-site property management fees, and even a on-site restaurant open to the public. Its consistent high occupancy each winter (fueled by snowbirds and events like nearby Coachella) and strong resale market make MCC a financial powerhouse in the RV resort sector.

Architectural & Design Highlights: MCC’s design is truly unique – it’s not just an RV park, but a luxury country club purpose-built for Class A motorhomes. Set against the Coachella Valley desert, the resort boasts meticulously landscaped grounds with palm-lined boulevards and man-made waterways. In fact, MCC features over two miles of navigable canals; many lots back onto these water canals and even include private boat docks, creating a “motorcoach marina” feel. This level of resort-style innovation sets MCC apart architecturally. Amenities are five-star: there’s a 9-hole golf course on-site, three swimming pools, a large fitness center, a spa, and even a private fine-dining restaurant. The lots themselves often include upscale “casitas” (coach houses) with outdoor kitchens, shade structures, and high-end patio furnishings. Despite being in an arid location, MCC’s master plan incorporates plentiful greenery, fountains, and lush landscaping that creates an oasis-like atmosphere. The integration of luxury amenities – golf, tennis, waterways – with RV sites illustrates how high-end design can transform an RV park into a true resort, attracting affluent travelers and driving up property values.

Las Vegas Motorcoach Resort – Las Vegas, Nevada (Oasis in the City)

Financial Highlights: Located just minutes from the Las Vegas Strip, Las Vegas Motorcoach Resort (LVM) has leveraged its prime location and exclusivity to achieve robust financial performance. The resort, which has approximately 400 Class A motorcoach lots, operates on a similar owner-rental model as MCC Indio. Nightly rental rates typically range from about $100 to $150, with higher rates during major Las Vegas event weeks. The steady influx of tourists to Las Vegas provides a large customer base, and many motorhome owners treat LVM as their vacation home, providing long-term occupancy. LVM’s appeal is reflected in its lot values as well – recent sales range from the high $100,000s for basic interior lots to $700,000+ for premium lots that have been upgraded with built-in shade structures and outdoor amenities. This strong real estate demand (and associated property transfer fees) adds to the resort’s revenue streams. Moreover, LVM has been voted among the top luxury RV resorts nationally, which elevates its brand and allows it to command premium pricing. The resort’s HOA ensures impeccable maintenance and services, which in turn keeps owner satisfaction and occupancy rates high year-round (even the hot summers see occupancy bolstered by on-site pools and the draw of nearby casinos).

Architectural & Design Highlights: As an urban luxury RV resort, LVM distinguishes itself by creating a secluded, lush environment in the middle of the Mojave Desert. Dozens of mature palm trees and carefully manicured landscaping give the 41-acre resort a tropical vibe, providing shade and beauty in contrast to the surrounding city and desert. Architecturally, LVM offers five swimming pools spread throughout the property and a lavish 10,000 sq. ft. Mediterranean-style clubhouse complete with a fitness center, spa facilities, and an owner's lounge. There are also championship-grade pickleball and tennis courts, and even an on-site deli and store for convenience. Each RV pad is a paved, wide site often accompanied by a small lawn or patio; many owners have enhanced their lots with custom palapas, outdoor kitchens, and decorative lighting. Importantly, the resort’s layout balances privacy and community – landscaping buffers between sites give a sense of seclusion, while the clubhouse, pools, and frequent social events encourage a community atmosphere among upscale travelers. By integrating luxurious amenities (like multiple pools and spa areas) and high-quality infrastructure within a stone’s throw of urban entertainment, LVM demonstrates how thoughtful design can turn a city-adjacent RV park into a serene retreat that attracts high-end clientele.

Hilton Head Island Motorcoach Resort – Hilton Head, South Carolina (Woodland Island Retreat)

Financial Highlights: Hilton Head Island Motorcoach Resort (HHIMR) has been a model of steady success for decades, showing that a well-located, well-run resort can thrive over the long term. Set on popular Hilton Head Island, this resort benefits from a strong seasonal cycle of snowbirds in winter and vacationing families in summer. The resort features over 400 paved RV lots on 50 acres, all privately owned. Typical nightly rental rates range from around $90 in the off-season to $130+ in peak summer – a reflection of its high demand near beaches and golf courses. Occupancy is consistently high; management often notes that summer holiday weeks and winter months are near full capacity, yielding excellent income for lot owners and the resort. Lots at HHIMR have appreciated significantly: as of 2025, resales commonly list in the $150,000–$250,000 range (with premium lagoon-front lots asking around $300k), indicating the strength of the investment. The resort’s business model focuses on premium guest services – they have an on-site rental program, property management, and even real estate services for buyers – which creates multiple revenue streams. With its long track record (the resort opened in 1986) and strong reputation among RVers, HHIMR remains a profitable operation and a compelling case for the value of location and longevity in the RV resort industry.

Architectural & Design Highlights: HHIMR is renowned for its Lowcountry charm and beautiful landscaping. The resort was built in a 50-acre Carolina woodland, filled with live oaks draped in Spanish moss, palmetto palms, ferns, and flowering shrubs. Instead of clearing the land, developers preserved the mature tree canopy, so each RV site feels nestled in nature. Architecturally, the entire park is paved and immaculately maintained – the roads wind gently among the trees, and each of the 400+ sites is unique in shape and garden design. Many sites have paver patios, custom tiki huts or gazebos, and trickling fountains installed by their owners, giving the resort an upscale neighborhood ambiance. Amenities include a large crystal-clear pool and hot tub, a spacious clubhouse, a fitness center with sauna, six tennis courts (also used for pickleball), a dog park, a fishing lake, and even a golf driving cage. The integration with the island’s environment is a key part of the design – you can be relaxing by the pool and still admire the mossy oaks above, or bike directly from the resort onto Hilton Head’s famous bike trail network. In short, HHIMR’s architectural approach was to blend luxury facilities (pool, clubhouse, etc.) with the natural beauty of the coastal forest, creating an island retreat that appeals to motorcoach owners looking for both comfort and an authentic sense of place.

Hearthside Grove Motorcoach Resort – Petoskey, Michigan (Midwest Elegance with Coach Houses)

Financial Highlights: Hearthside Grove in Petoskey is a newer luxury resort that has quickly gained a reputation – and it illustrates the development potential of high-end RV resorts in non-traditional locations. Financially, Hearthside Grove’s model is built on upscale lot sales and rentals. The resort offers large motorcoach lots for sale, many of which include custom-built “bungalows” or coach houses. These properties serve as hybrids between RV lots and vacation homes, commanding prices well into six figures (and even over $300k for premium lots with extensive improvements). This approach provides upfront capital return through lot sales, while the resort also earns ongoing income by renting out developer-owned lots and operating rental management for owners. Occupancy in peak summer is robust – Petoskey is a popular lake resort area, and Hearthside Grove attracts owners from across the country who return every year. While exact revenue figures are private, the resort’s success is evident: it has expanded in phases (including a new section called “The Woodlands” with estate-size lots over an acre). The value proposition to investors is clear: by “raising the standard of luxury RVing” in the Midwest, Hearthside Grove created a niche where none existed, and they’ve been able to market themselves as one of the top motorcoach resorts in the country. This has translated into steady lot appreciation, rental demand, and even ancillary revenue (the resort has sold custom-built 1,800 sq. ft. luxury RV garages, a unique profit center).

Architectural & Design Highlights: Hearthside Grove is all about combining luxury and personalization with a scenic Northern Michigan backdrop. The resort’s master plan features oversized, beautifully landscaped lots – many are a quarter-acre or larger – giving owners room to build structures and elaborate outdoor living spaces. A signature of Hearthside Grove is its custom coach houses (casitas) on many sites, which can include full kitchens, bathrooms, entertainment rooms, and patios. This effectively turns an RV site into a luxury cottage property, and the architecture of these bungalows often complements the natural surroundings with stone facades and northwoods lodge aesthetics. The resort amenities include an elegant clubhouse with an owners’ theater, pool and spa area, fitness center, and pickleball courts. Uniquely, there is a private movie theater on site for guests, underscoring the high-end entertainment focus. Hearthside Grove’s landscaping is top-notch: winding water features, ponds, and flower gardens are spread throughout, and the developers set aside a 35-acre nature preserve adjacent to the sites to maintain a sense of tranquility and provide wooded views for many lots. The integration of nature is deliberate – mature pines and hardwoods remain, and extensive green space between sites preserves privacy. In essence, Hearthside Grove’s design marries residential luxury (garages, bespoke cottages) with the RV lifestyle. This innovative architectural model has drawn high-end RVers who want more than a parking spot – they want a resort home for their motorcoach, and Hearthside delivered exactly that, setting a new benchmark for RV resort design in the Midwest.

Luxury RV Resort Investment Takeaway: The luxury parks above illustrate that when done right, “motorcoach resorts” can command hotel-like rates and inspire real estate values comparable to upscale housing. Their success stems from a blend of factors: prime locations (whether natural beauty or proximity to attractions), a strong community or brand reputation (often bolstered by accolades – e.g. multiple of these resorts made USA Today’s 10Best Luxury RV Resorts list), and delivering an experience that justifies high prices (from concierge services to unique amenities like golf courses or private docks). For investors, luxury RV resorts present opportunities in both operating income and real estate appreciation. The architectural emphasis on quality – be it through landscaping, amenities, or site features – is directly tied to the financial premium these parks can charge. As the RV market continues to include affluent travelers, the top luxury resorts set a template for profitable development: low density, high amenities, and a focus on creating a destination resort feel that goes far beyond a place to park an RV.

Standard RV Parks: 5 Top Campgrounds Combining Profit and Smart Design

Not all successful RV parks are exclusive resorts – many of the best RV campgrounds in the US are those that cater to a broader market of families and travelers with moderate budgets, yet still achieve outstanding occupancy, revenue, and guest satisfaction. These top-tier “standard” RV parks distinguish themselves through strategic location (often near major tourist attractions or natural wonders), exceptional amenities for their class, and efficient management that maximizes site usage and ancillary sales. They may not have the strict Class A policies or opulent extras of luxury motorcoach resorts, but they excel in delivering family-friendly, resort-like experiences at a lower price point. For investors, these parks demonstrate that you can scale up volume (hundreds of sites) and still charge premium rates for a campground by providing quality and unique features. Below, we profile five of the most successful standard RV parks across the U.S., each already an industry leader and a model of financial and architectural best practices.

Normandy Farms Family Camping Resort – Foxboro, Massachusetts (New England’s Premier Campground)

Financial Highlights: Normandy Farms is often cited as one of the top campgrounds in the nation, and its financial performance reflects over 50 years of smart growth. Located between Boston and Cape Cod, this 100+ acre family-run park (established 1971) has around 400 sites plus cabin and yurt rentals. It was named the #1 RV Campground in the U.S. for 2025 by USA Today’s 10Best readers, a testament to its enduring popularity. Estimated revenues are substantial – one analysis pegged Normandy Farms’ annual revenue around $8.3 million. This comes from a combination of campsite fees (which average about $60–$120 per night depending on season), rental unit income, and extensive on-site sales (camp store, café, etc.). The park employs dynamic pricing and a robust reservations system to keep occupancy high; indeed, during summer and fall weekends, Normandy Farms is typically full, and even shoulder seasons see strong bookings due to its reputation. The business model focuses on reinvestment in amenities and guest services – the Daniels family (owners) have continually expanded and upgraded the facilities, which has helped justify rate increases and maintained high guest return rates. For investors, Normandy Farms exemplifies how a large-scale campground can be highly profitable by offering a resort-like experience that commands premium rates in a competitive Northeast market.

Architectural & Design Highlights: Often described as a “camping resort,” Normandy Farms offers far more than basic hookups in a field. The property is adjacent to 1000 acres of state forest, and the design preserves a wooded, spacious atmosphere while packing in a tremendous array of amenities. The campground is segmented into multiple camping “loops” with full hookup RV sites, tent sites, and glamping accommodations, all connected by paved roads and walking paths. Infrastructure quality is high – sites are level, many are paved or graveled, with manicured landscaping and trees between to maintain privacy. Where Normandy Farms truly shines is in its amenities and innovative facilities: it boasts four swimming pools (including an indoor heated pool for year-round use), a luxury Wellness Center offering massages and yoga classes, fitness and business centers, multiple recreation halls, and even a bike park and disc golf course. For families, there are playgrounds and daily activities, and for pet owners, a 1.5-acre off-leash dog park complete with agility equipment and even an on-site kennel for day boarding. The design successfully integrates these amenities into the landscape – for example, the pools and recreation lodge are centrally located but screened by trees, preserving the campground’s peaceful ambiance. Normandy Farms has an “orderly yet natural” layout noted by industry observers; roads curve with the terrain and campsites are arranged to avoid long rows, making a large park feel cozy. This thoughtful architectural planning contributes to both the guest experience and the park’s operational efficiency (traffic flows, signage, etc.). In short, Normandy Farms proves that a campground can rival a resort in design – a strategy that has clearly paid off in customer loyalty and financial rewards.

Disney’s Fort Wilderness Resort & Campground – Orlando, Florida (Magic Kingdom of Campgrounds)

Financial Highlights: Fort Wilderness is a unique case of a campground that operates as part of a major theme park resort, and it capitalizes on Disney’s massive tourist draw. With 799 campsites and 409 cabins on its 750-acre property, Fort Wilderness functions at a scale few private parks can match. Its pricing reflects Disney’s premium positioning: nightly rates range from about $80 for a tent site in off-season up to $250 or more for premium RV sites during peak holiday periods. Despite these high rates (which are significantly above average U.S. campground fees), demand is sky-high – it is commonly noted that Fort Wilderness sites are fully booked months (even a year) in advance for popular times like Christmas and Halloween, with guests often reserving 6 to 12 months ahead. This translates into occupancy levels that most campgrounds can only dream of; essentially, Fort Wilderness runs near capacity year-round, insulated from typical seasonal lulls by the constant influx of Disney World visitors. The revenue implications are enormous: at roughly $150 average per night per site (across all site types and seasons) and near-full occupancy, the campground alone likely generates tens of millions in annual revenue – not even counting the on-site spending by guests on golf cart rentals, dining, and merchandise. Disney’s business model with Fort Wilderness is to use the campground and attached cabins as another “hotel” offering, one that diversifies their accommodation portfolio while monetizing what would otherwise be undeveloped land between theme parks. It also extends guest length-of-stay (campers often stay a week or more) which increases overall spend across Disney parks. For investors, Fort Wilderness demonstrates that an RV park can be a cash cow when tied into a larger tourism ecosystem and operated with efficiency and consistent quality.

Architectural & Design Highlights: Leave it to Disney to create a campground that is an attraction in itself. Fort Wilderness is designed with a rustic wilderness theme reminiscent of the American frontier, providing a camping experience with Disney flair. Architecturally, the campground is spread over hundreds of forested acres along Bay Lake – campsites are arranged in loops, each loop encircled by dense vegetation so that sites feel secluded and surrounded by nature. Disney paid great attention to landscaping; every site is equipped with “privacy-enhancing landscaping” like shrubs or fencing, and the loops are connected by internal roads plied by the resort’s internal bus system. Despite its large size, Fort Wilderness is very navigable thanks to excellent planning – there are central hubs like the Settlement and Meadow areas that feature the main amenities. And the amenities are extensive: a themed swimming pool with waterslide, multiple restaurants and dinner shows (the campground is home to the popular Hoop-Dee-Doo Musical Revue and Mickey’s Backyard BBQ), boat transportation to Magic Kingdom, horseback riding stables, archery range, canoe and bike rentals, and even a nightly campfire sing-along hosted by Disney characters. Uniquely, Fort Wilderness has its own internal transit and infrastructure akin to a small town – including trading post stores, comfort stations, and recreation staff organizing activities. The site layout cleverly separates areas (for instance, the noisy dining/show area is at one end, while the quiet camping loops are elsewhere), ensuring guests can both enjoy entertainment and have quiet retreats. From an integration standpoint, the campground’s design buffers it from the hustle of the theme parks; it’s not uncommon to see deer and wild turkeys on the trails, making guests truly feel the “wilderness” vibe despite being minutes from Disney World. Fort Wilderness proves that immersive theming and top-notch facilities (plus Disney’s legendary upkeep) can elevate a campground to a world-class resort – keeping guests on property (and spending money) for days on end.

Ocean Lakes Family Campground – Myrtle Beach, South Carolina (Mega-Park by the Beach)

Financial Highlights: Ocean Lakes Family Campground is a legendary property in the RV world – not only for its size (it’s one of the largest campgrounds in the United States) but also for its financial performance. Situated on one mile of Atlantic beachfront in Myrtle Beach, Ocean Lakes encompasses 859 transient campsites plus 2,579 annual lease sites (park model and beach house rentals). This “camping city” generates enormous visitor volume: even in the off-season it maintains about a 65% occupancy rate on campsites, and in summer it’s effectively full with tens of thousands of guests on property. The revenue streams are diverse – beyond campsite fees (which are moderate, roughly $50–$100/night, aiming for mass affordability), Ocean Lakes earns income from its on-site house rentals, golf cart rentals (over 1000 golf carts in their fleet), multiple retail stores and food outlets, and even an RV dealership and service center at the entrance. Although exact figures aren’t public, estimates place annual revenue in the $25–$50 million range for the entire Ocean Lakes operations. The park has been family-owned since 1970 and emphasizes reinvestment; for example, they opened a huge water park and new nature center in recent years to continue attracting guests to stay on-site. The sheer scale allows for economies in marketing and operations – Ocean Lakes hosts large events and festivals that fill its thousands of sites, and its brand is synonymous with Myrtle Beach camping (generating a lot of repeat visitation). From an investor perspective, Ocean Lakes shows the upper limit of campground scale: by providing everything a guest could want in one place, it maximizes on-property spending and occupancy. Its long-term success also made it an employer of over 700 staff, underlining just how substantial a business a well-run campground can become.

Architectural & Design Highlights: Designing a campground for thousands of sites is a challenge that Ocean Lakes has mastered by essentially functioning like a small coastal town. The park’s layout divides the property into different sections: an oceanfront strip of sites and beach houses, numerous interior loops of RV sites, and a large residential section of park model homes on lease sites. Despite the density, Ocean Lakes has kept a focus on amenities and guest experience. Central to the design is a beachfront recreation complex featuring a sizeable water park with multiple slides, a lazy river, and pools, which gives the campground a full-fledged resort feel. There are also several air-conditioned recreation halls, mini-golf, a cafe, arcade, laundromats, and even a chapel on site. To help guests move around the sprawling property, the campground permits golf carts and has an extensive network of internal roads; remarkably, Ocean Lakes even runs an on-site golf cart sales and rental operation, integrating this aspect of beach culture into its infrastructure. In terms of site design, each RV site is generally spacious enough for large rigs and includes a concrete pad, picnic table, and full hookups, but with minimal landscaping between sites – the model here is more about community and convenience than seclusion. To offset the high density, Ocean Lakes provides abundant recreation: sports fields, playgrounds, lakes for fishing, and organized activities all day. The beachfront is obviously a key asset, and the park has multiple beach access points for guests as well as a campground–patrolled section of the beach. Notably, even with such scale, Ocean Lakes has maintained quality: it has won national awards for excellence in park management and was named National RV Park of the Year in the past. Its architecture and planning prioritize functionality and fun – wide streets for big RVs and golf carts, logically zoned areas (quiet hours enforced in camping sections, etc.), and plenty of attractions to keep guests entertained without leaving the park. This formula of “everything in one huge package” has made Ocean Lakes a case study in maximizing both occupancy and per-guest revenue through effective campground design.

Lake George RV Park – Lake George, New York (Resort-Style Campground in the Adirondacks)

Families enjoy the pool and splash park at Lake George RV Park – a campground with resort-level amenities.

Financial Highlights: Lake George RV Park demonstrates how a high-quality independent campground can dominate its market and yield impressive financial returns. Nestled in New York’s Adirondack Mountains near a major tourist lake, this park offers 400 full-hookup RV sites on over 120 acres, and operates seasonally (May through October). Despite the limited season, the park’s revenue generation is strong: nightly rates range from $99 to $179 in peak summer for RV sites – pricing on par with many “luxury” resorts – and the park consistently fills those sites during summer weeks. It also features on-site RV rentals (trailers) and new cabin rentals, adding higher-margin lodging options that often book out well in advance. On-site spending is another profit center: Lake George RV Park has two restaurants/snack bars, an ice cream parlor, arcades, and even a camper café, as well as a camp store, all catering to the 1,000+ guests who can be staying at any time. With a long history (opened 1966), the park has built a loyal following of returning families and successfully markets itself as a premier destination – it has been rated a top campground nationally (e.g., ARVC’s “Best Large Park in the United States” award in 2016). The owners’ continuous reinvestment in amenities (like constructing a huge new water park and indoor pool complex) has paid off by allowing higher rates and longer stays. It’s not uncommon for families to stay a week, which is a longer stay than typical Northeast campgrounds – and more nights means more revenue. For prospective investors, Lake George RV Park underlines the importance of location near tourist attractions (Lake George village, Six Flags, and outlet shopping are minutes away) and having enough activities on-site to capture those tourist dollars. The result is a campground that can compete financially with smaller theme parks or resorts, due to its volume of sites and the premium guest experience it offers.

Architectural & Design Highlights: Often described as “camping at its best”, Lake George RV Park’s design blends the natural beauty of the Adirondacks with the facilities of a small resort. The property spans forested hills and open meadows, which the designers used to their advantage. RV sites are generously sized and arranged along curved roads that follow the terrain, avoiding a grid feel. There are both pull-thru and back-in sites, and all 400 sites include 50/30A electric, water, sewer, cable TV, Wi-Fi, a picnic table, and a fire ring. By providing full hookups and modern infrastructure to every site, the park meets the expectations of today’s RV travelers. What truly sets Lake George RV Park apart is its extensive amenity list – essentially, guests have little need to leave the campground for entertainment. The park built an impressive indoor heated pool and two outdoor heated pools, plus a large “Sprayground” aquatic play area with over 30 interactive water features and slides. Uniquely, there are also two indoor movie theaters on-site that show films nightly, as well as live entertainment in a playhouse venue during summer. Active guests enjoy the multiple sports courts: lighted tennis courts, pickleball courts (6 of them, acknowledging the sport’s popularity), basketball and shuffleboard courts, and even a paved bike path system and BMX pump track. A standout feature is the vast off-leash dog park (2 acres), one of the first of its kind when built – it even earned Lake George RV Park a #1 ranking as the most dog-friendly campground. Integration with the surrounding environment is thoughtful: there are fishing ponds and paddleboat rentals, and a trolley shuttle that loops the park and even goes to nearby attractions (reducing car use). The landscaping is meticulous around central amenities (with flower beds and Adirondack theme decor), yet much of the park remains wooded, giving campers a genuine mountain camping atmosphere. By balancing wilderness and luxury, Lake George RV Park’s design appeals to those who want the camping experience without sacrificing comfort or convenience. The architecture of the pools, theaters, and lodges is modern and well-maintained, rivaling public resorts. This high level of design and amenity density clearly drives its ability to charge premium rates and maintain top ratings year after year.

Flying Flags RV Resort & Campground – Buellton, California (Wine Country Revival)

Financial Highlights: Flying Flags RV Resort in Buellton is a success story of turning a mid-range campground into a trendy resort through targeted investment – a blueprint that has attracted attention in the RV park industry. A group of investors acquired this park (located near the tourist town of Solvang in Santa Barbara’s wine country) in 2005 with intentions to redevelop, but instead opted to renovate and expand the RV resort when market conditions shifted. That decision proved wise: after injecting about $1.5 million in upgrades and bringing in professional management (Horizon RV Resorts), Flying Flags saw its gross revenues increase by roughly 7% each year following 2005. The resort increased occupancy and attracted a new demographic, going from primarily serving retirees to now 80% families among its guests – a result of adding kid-friendly amenities and activities. Flying Flags charges around $70–$120 per night for RV sites (depending on season), but also generates significant income from its unique accommodations: it installed and rents out several park-model cottages and even vintage Airstream trailers, which have become so popular they book up months in advance at rates higher than RV sites. These give the park a way to earn hotel-like revenue from non-RV travelers. Ancillary revenue comes from an on-site restaurant/beer garden, planned events (BBQ nights, wine tastings), and a robust merchandise operation. The investments not only boosted annual cash flow but also the park’s value – Flying Flags has since expanded with a new section and has become a flagship property for the Highway West Vacations chain. For investors, Flying Flags illustrates the payback of modernizing an older campground: strategic capital improvements led to higher rates, longer stays, and an entirely new customer base, ultimately making the park far more profitable than its pre-renovation state.

Architectural & Design Highlights: The transformation of Flying Flags was largely architectural – they reimagined what a campground in that area could be. The resort today features a mix of RV sites, cottages, and glamping units set among lush, flower-lined landscaping (a notable change from its more spartan past). One of the first upgrades was adding big-rig friendly pull-through sites with 50-amp service to appeal to modern motorhomes. These sites are paved and spacious, often including a picnic table and shade trees. The investors also purchased several 400 sq. ft. park model cottages to rent out, effectively creating a village of tiny vacation homes within the park. Architecturally, these cottages and the vintage trailer rentals were placed to form a sort of “resort within a resort” – they cluster around their own landscaped courts, offering a different vibe from the RV rows. This is a clever design that attracts non-RVers while not alienating the RV guests. Another major aspect of Flying Flags’ design revamp was the addition of attractive common-area amenities: there’s a central plaza with a resort-style swimming pool and hot tub, a splash pad for kids, bocce ball and sports courts, and a large covered patio (“the Hangar”) which hosts Friday night BBQs and Saturday ice cream socials for guests. An indoor clubhouse was updated and a new fitness center added, and the landscaping was redone with lush lawns, palm trees, and colorful shrubs to give a welcoming, upscale atmosphere. Perhaps most importantly, Flying Flags focused on programming and social spaces: an outdoor movie screen for “dive-in” pool movies, a stage for live music, and wine tasting events on-site featuring local vintners. This emphasis on communal experiences is reflected in the layout – for instance, the pool and dining areas are centrally located to be a hub of activity. At night, string lights and fire pits create an inviting ambiance. By implementing these design and amenity changes, Flying Flags successfully repositioned itself from a pass-through campground to a destination RV resort with a boutique hotel vibe, which in turn justified its higher rates and occupancy. It’s a striking example of how thoughtful improvements in site quality, landscaping, and guest experience (even down to providing “breakfast in bed” delivery service on Sundays) can dramatically increase a park’s appeal and profitability.

Standard RV Park Investment Takeaway: The standard parks profiled above show that “standard” need not mean ordinary. They thrive by combining the scale and efficiency of a traditional campground (hundreds of sites to generate volume) with the amenities and experience-focused approach more typical of resorts. Key factors include: being in the right location (near attractions or in a tourist region), continually investing in facility upgrades (pools, water parks, dog parks, etc. keep them competitive and allow for higher pricing), and understanding their customer demographics (families, retirees, etc.) to tailor activities and services accordingly. Financially, these parks benefit from extended guest stays and repeat business, as well as diversified revenue streams like rentals and events. From an architectural perspective, each illustrates smart site planning – whether it’s Fort Wilderness’s immersive themed environment, Ocean Lakes’ ability to manage city-sized crowds, or Lake George’s balance of nature and recreation. For investors and developers, these parks underscore the point that an RV campground can be a high-yield investment if it offers a standout experience: great design leads to great reviews, which lead to high demand and strong financial returns. In an era where outdoor hospitality is booming, the top standard parks prove that “build it well, and they will come… and come back again.”

Comparison of Top 10 RV Parks: Key Metrics and Features

To summarize the insights, the table below compares these top 10 RV parks – divided by Luxury and Standard categories – across some key metrics and characteristics:

RV Park (Location)	Category	Avg. Nightly Rate	# of RV Sites	Notable Amenities & Features	Unique Selling Proposition / Financial Angle
Bluewater Key RV Resort (Key West, FL)	Luxury	$150–$300+	~80 sites	Private tiki huts at each site; waterfront docks; tropical landscaping; freshwater pool	RV lot ownership model – lots selling $1M+; ultra-high winter occupancy in Florida Keys
Motorcoach Country Club (Indio, CA)	Luxury	$100–$200+	400 sites	5-star amenities (fine-dining restaurant, 9-hole golf course, spa); 2 miles of boatable canals on-site; tennis & fitness facilities	Class A motorcoach ownership resort; lot resale up to $1.5M; caters to affluent snowbirds in Palm Springs area
Las Vegas Motorcoach Resort (Las Vegas, NV)	Luxury	$100–$150	~400 sites	Lush “oasis” landscaping in city; 5 pools and a 10,000 sq ft clubhouse; fitness center and sports courts; gated security	Prime location near Strip drives demand; owner-run HOA with rental pool; year-round income from tourism and events
Hilton Head Isl. Motorcoach Resort (SC)	Luxury	$90–$130	400 sites	50-acre wooded island setting with Spanish-moss oak canopy; large heated pool & hot tub, clubhouse & fitness center; 6 tennis/pickleball courts, lake, dog park	Long-established resort with loyal repeat guests; high lot ownership (~$200k lots) provides stable community and maintenance funding
Hearthside Grove (Petoskey, MI)	Luxury	$100–$150	200+ sites	Oversized lots with custom coach house “bungalows”; on-site movie theater; multiple pools and lodge; 35-acre nature preserve nearby	Pioneering luxury in Midwest; revenue from both rentals and lot/garage sales; positioned as a motorcoach vacation home community
Normandy Farms Campground (Foxboro, MA)	Standard	$60–$110	~400 sites	4 pools (indoor & outdoor); Wellness Center with spa and yoga; 1.5 acre dog park; bike park, disc golf, multiple playgrounds	Multi-generation family business with ~$8M annual revenue; #1 rated campground 2025; benefits from Boston/Cape Cod tourism proximity
Disney’s Fort Wilderness (Orlando, FL)	Standard*	$100–$200 (varies by season)	799 sites (+ cabins)	750-acre themed resort with free Disney transport (boats/buses); pool with waterslide; nightly campfire shows; horseback riding, marina, restaurants	Near 100% occupancy year-round (Disney draw); high ancillary spend (tickets, dining) – campground as part of Disney resort ecosystem; Unique case – part of larger resort
Ocean Lakes Family CG (Myrtle Beach, SC)	Standard	$50–$90	859 sites (+~2500 annual lease)	1-mile oceanfront with huge water park, splash zone; mini-golf, arcade, nature center; on-site golf cart rentals; multiple snack bars and stores	One of the largest U.S. campgrounds – ~65% off-season occupancy; diversified income (site rentals, annual leases, houses, retail); family-owned powerhouse with 45+ years of growth
Lake George RV Park (Lake George, NY)	Standard	$100–$175	400 sites	Resort amenities: indoor pool, 2 outdoor pools, sprayground water park; 2 indoor movie theaters; 2-acre off-leash dog park; trolley to local attractions	Seasonal operation with peak rates ~$179; consistently full summers in tourist region; won ARVC “Best Large Park in US” (2016); continuous reinvestment drives high ADR and guest loyalty
Flying Flags RV Resort (Buellton, CA)	Standard	$70–$120	~180 sites (+ cabins)	Wine-country glamping vibe; upgraded landscaping and new pull-thru sites w/ 50A; cottages & vintage trailer rentals (booked months out); pool, spa, outdoor games, live entertainment (BBQs, “dive-in” movies)	Turnaround success: $1.5M renovation led to 7% annual revenue growth; broadened market to 80% families (from retirees); showcases ROI of modernizing an older campground

Table Legend: Luxury resorts typically have higher rates but fewer sites (focusing on upscale experience), while standard parks leverage more sites and family amenities. All figures are approximate. Nightly rates and features as of 2025.

Conclusion

Across the luxury and standard segments, the top RV parks in the US exemplify the fusion of smart financial strategy with creative, guest-centric design. For luxury RV resorts, success comes from catering to discerning RV owners – offering privacy, high-end amenities, and even ownership opportunities that turn an RV lot into a valuable asset. These resorts show strong investment potential not just as income properties but as real estate plays, riding the wave of affluent motorhome enthusiasts looking for a slice of paradise. On the other hand, the best standard campgrounds prove that scaling up and appealing to families and mainstream travelers can be equally lucrative. By situating near attractions or creating attractions on-site, these parks keep occupancy high and guests spending money on the grounds. Their architectural innovations – whether it’s a themed experience like Fort Wilderness or a water park addition like Lake George – generate buzz and repeat visits, which translate into steady profits.

For investors and developers, the takeaway is clear: RV parks and resorts have matured into a dynamic real estate class with myriad opportunities. The industry’s top performers have elevated themselves through resort-style amenities, excellent maintenance, savvy marketing, and understanding their target markets. Whether one is eyeing a ground-up development or value-add acquisition, lessons abound from these ten case studies: invest in quality infrastructure (it will command higher rates), create unique experiences (it will drive occupancy), and don’t underestimate the power of location (scenic settings or tourist hubs provide a built-in demand). With RV travel continuing its post-2020 surge and more Americans embracing the open-road lifestyle, the “best of the best” RV parks are not only thriving today but are well positioned for future growth. In short, the road to a profitable RV park is paved by happy campers – and the surest way to keep campers happy is through thoughtful design and top-notch amenities that turn an overnight stop into an unforgettable stay.

By studying these successful parks, investors can glean what makes an RV park truly exceptional – financially resilient, architecturally impressive, and beloved by guests. Whether it’s a luxury motorcoach resort with a golf course or a sprawling family campground with a water park, the common thread is delivering value and experience. And as these parks have shown, when you deliver both, the rewards – both reputational and financial – will follow.

Sources:

• ARVC. (2016). ARVC announces 2016 Awards of Excellence winners. National Association of RV Parks & Campgrounds.

• Bluewater Key RV Resort. (2025). Official site.

• Disney Parks. (2025). Disney’s Fort Wilderness Resort & Campground. Walt Disney World Resorts.

• Hearthside Grove Motorcoach Resort. (2025). Official site.

• Hilton Head Island Motorcoach Resort. (2025). Official site.

• Horizon RV Resorts. (2006). Flying Flags RV Resort case study. Horizon RV Resorts.

• Lake George RV Park. (2025). Official site.

• Las Vegas Motorcoach Resort. (2025). Official site.

• Motorcoach Country Club. (2025). Official site.

• Normandy Farms Family Camping Resort. (2025). Official site.

• Ocean Lakes Family Campground. (2025). Official site.

• RV Life Magazine. (2023–2025). Top luxury RV resorts & RV park features. RV Life.

• USA Today. (2025). 10Best Readers’ Choice Awards: Best luxury RV resort; Best campground. USA Today Travel.

• Woodall’s Campground Magazine. (2023–2025). Industry reports and features on leading RV parks.

Waterfront RV resort with tiki huts, private docks, and tropical landscaping.