Florida vs Texas RV Park Market: 7 Powerful Insights for Smarter Investment (2025 Guide)
- Donald Safranek
- Nov 9
- 7 min read
Executive Snapshot: Who Wins in 2025?
At a high level, the Florida vs Texas RV Park Market comparison is a trade-off:
Florida: Higher achievable ADRs and strong 2024 momentum (+7% occupancy YoY at FL parks; ADR up ~3% vs ~1% nationally), but higher land costs in many counties and coastal climate exposure. Woodall's Campground Magazine
Texas: Lower median rural $ per acre (mid-2024 median ~$4,702/ac statewide per TRERC via Texas Farm Credit), broad demand along I-35/I-10, and more entitlement latitude in many counties—often yielding lower cost per site and strong runway before full saturation in interior markets. Texas Farm Credit
Verdict: For yield-focused developers targeting cost-per-key discipline, Texas often pencils better. For premium ADR and winter seasonality plays, well-located Florida resorts can outperform—if you secure entitled land and price in resiliency capex (drainage, wind, insurance).
Market Demand Drivers (Migration, Tourism, Weather Seasonality)
Florida benefits from heavy tourism, snowbird seasonality and continued in-migration; per statewide land market reporting, per-acre prices rose alongside migration in recent years—evidence of sustained demand (and cost). Saunders Land
Texas demand is diversified: energy metros, tech hubs (Austin), Gulf leisure, Hill Country road trips, and national/state parks—supporting resilient, drive-to camping. Rural land data and TRERC reporting suggest stable transaction activity through 4Q24, with regional variance in pricing. Texas Real Estate Research Center
Profitability Levers
ADR & Mix: Premium, pull-through, 50-amp full-hookup sites plus a handful of high-rate glamping units can lift blended ADR. Industry markers indicate camping/glamping ADRs rose the most YoY among accommodation types in 2024. Lodgify
Occupancy: Large operators reported ~99% blended MH/RV occupancy in late 2024 portfolios, signaling sticky demand for annual/seasonal and strong capture in mature parks. Quiver Quantitative
ADR & Occupancy Benchmarks
Florida 2024 snapshot: private parks +7% occupancy YoY; ADR +3% (vs +1% U.S.). That’s a supportive backdrop for 2025 pricing power. Woodall's Campground Magazine
Typical Ranges (context): Basic public camping may sit in the $30s/night, destination RV resorts commonly $80–$120+, glamping $150–$300+ depending on unit type and locale. INNOWAVE STUDIO
Land Cost per Site (Acquisition)
Florida Land Math
County-level spreads are wide; farmland reports show ~$10,400/ac averages in 2024 for large-tract transactions, with coastal counties far higher, and interior Panhandle often lower. Florida Politics
Florida’s land market note: rising per-acre prices and premiums for entitled or utility-served tracts—relevant when converting $/acre into $ per site. Saunders Land
Illustration: At 10 sites/acre (typical planning rule), a $15,000/ac parcel implies $1,500/site raw-land cost before soft/hard costs; at $60,000/ac coastal infill, it’s $6,000/site from land alone (ex-infrastructure). (Density source next section.)
Texas Land Math
Mid-2024 Texas median ~$4,702/ac statewide; interior submarkets often trade below that level, while Austin/DFW fringe trend higher. Texas Farm Credit
Converting to $/site at 10 sites/ac yields ~$470/site land basis at the state median, rising with density reductions or closer-in metros.
Local comps and zoning matter more than state medians. Treat these as directional markers and underwrite to specific parcels.
Construction Cost per Site (Hard + Soft)
Utilities (power/water/sewer/Wi-Fi): $5k–$15k per site typical.
Campsite (pads, hookups, landscaping): $10k–$50k+ per site depending on finishes.
Buildings (bathhouses, office/store, clubhouse): $150–$350+/sq ft.
Soft costs (design, engineering, permitting): 10–20% of total; add 10–20% contingency. Campground Consulting Group
Rule-of-thumb total per site:
Basic park: $10k–$20k
Mid-range: $20k–$40k
High-end resort: $40k–$80k+ Campground Consu
Site Density & Layout (sites/acre)
Practical planning: ~8–10 sites/acre including roads and amenities per experienced designers; KOA guidance approximates ~10 sites/acre as a simple rule. Staves Consulting+1
Some operators push higher on transient-only layouts; many counties cap density. (Check local ordinance.) A conservative underwriting density 8–10 balances guest experience and drive lanes.
Amenities to Add (and to Avoid)
Must-Have / High-ROI (2025):
50-amp full-hookup at most sites; strong park-wide Wi-Fi; pull-through sites for big rigs; shade/landscaping; dog park; laundry + clean bathhouse. KOA’s modernization themes and decade of growth reinforce connectivity and comfort as top drivers. Woodall's Campground Magazine
EV charging (Level 2): increasing share of campers own EVs; EV-friendly sites and/or communal chargers are becoming selection drivers. INNOWAVE STUDIO
Selective / Context-Dependent:
Resort pool or splash pad: great ADR lift in family markets; high capex/Opex—fit only where ADR supports it. Campground Consulting Group
Avoid / Low-Use (for many sites):
Oversized, specialized amenities (e.g., underused mini-golf, large theaters) unless your comp-set proves demand and rate lift. Allocate capex toward site quality and connectivity first. Campground Consulting Group
Pipeline, Absorption & Stagnation Risks
Florida: 2024 data showed shorter booking windows and higher occupancies/ADRs—great for near-term absorption. But coastal insurance, storm-hardening, and higher land bases can push breakevens up; watch submarkets with heavy new resort openings. Woodall's Campground Magazine
Texas: Large land supply and favorable entitlement in many counties reduce barriers; absorption is supported by diversified, year-round road-trip demand. Portfolio operators reported ~99% blended occupancy (MH/RV) exiting 2024, and continued conversion of transient to annual sites—evidence of durable demand. Quiver Quantitative
Stagnation flags: occupancy softening, rising discounting, ADR growth below inflation, increasing negative reviews on Wi-Fi/power, and sustained increases in unsold weekend inventory.
When Do Markets Reach Saturation? (Scenario View)
Saturation depends on rate-sustainable demand per submarket (population + tourism) versus deliverable, entitled supply.
Florida (coastal metros & theme-park orbit):
Base case: Saturation pockets in 2027–2029 where multiple luxury parks/glamping resorts cluster; interior corridors retain runway.
Risks: Insurance costs, hurricane seasons, infrastructure constraints. Saunders Land
Texas (I-35 corridor + Hill Country + Gulf):
Base case: Wider runway; many counties can still absorb quality supply through 2029–2031, particularly near secondary leisure nodes.
Risks: Extreme heat waves driving seasonal softness in July–Aug; localized entitlement limits; power-infrastructure upgrades. Texas Real Estate Research Center
These are planning scenarios, not forecasts. Always commission a parcel-level feasibility study.
Unit Economics Pro Forma (Illustrative Only)
Assumptions (both states): 120 sites; 10% premium pull-through; 10% glamping; density 9–10 sites/acre; basic pool, pickleball, dog park, fiber Wi-Fi; utilities to property line.
Florida Case (interior, drive-to leisure county)
Land: $12,000/ac × ~13 ac ≈ $156k (≈ $1,300/site). Florida Politics
Hard/Soft per site: mid-range $30k avg → $3.6M; buildings (7,000 sf @ $225/sf) ≈ $1.575M; contingency 15% ≈ $0.78M. All-in dev ≈ $6.1M–$6.5M. Campground Consulting Group
Topline: ADR blend $85–$105; occ 55–65% annualized; glamping $170–$220. 2024 momentum suggests ADR upside if amenities pop. Woodall's Campground Magazine
Texas Case (Hill Country secondary)
Land: $4,700/ac × ~13 ac ≈ $61k (≈ $510/site). Texas Farm Credit
Hard/Soft per site: similar specs as FL → $5.8M–$6.2M all-in (lower site work in some parcels). Campground Consulting Group
Topline: ADR blend $75–$95; occ 55–65%; glamping $160–$210. Summer heat discounting offset by shoulder/holiday peaks. Lodgify
Implication: Texas often delivers lower cost per key and better DSCR cushions. Florida can produce higher peak ADR, particularly winter, if you win the right parcel and harden for climate.
Strategy Playbook by State
Florida – Build to Rate:
Target interior counties within 60–120 minutes of coasts/theme parks to balance land cost with demand.
Invest in drainage, wind-rated structures, and insurance model; lean into pull-through FHU, resort-level Wi-Fi, and winter amenities (heated pool, activities). Saunders Land
Texas – Build to Yield:
Focus on I-35/I-10 feeders (day-trip leisure + events), Hill Country vistas, and lakes/rivers with lower land basis.
Differentiators: shade structures, water features, event pavilions, and EV charging, which is becoming a deciding amenity for a growing set of campers. INNOWAVE STUDIO
FAQs
Q1. What’s a realistic ADR for a new park in 2025?A: Many new, well-amenitized parks underwrite $80–$110 ADR for RV sites, with glamping $150–$300 depending on unit quality and brand. Local comps and seasonality dominate. INNOWAVE STUDIO
Q2. How many sites per acre should I plan?A: Underwrite 8–10 sites/acre including roads/amenities. This balances guest experience and maneuverability. Some locales allow more; verify zoning. Staves Consulting+1
Q3. What’s the average land cost per site?A: Convert $ per acre to $ per site using your target density. Example: Texas median $4,702/ac ≈ $470/site at 10 sites/ac; Florida interior $10–15k/ac ≈ $1,000–$1,500/site. Site-specific comps will vary widely. Texas Farm Credit+1
Q4. What should I budget per site to build?A: As a rule: $10k–$20k (basic), $20k–$40k (mid), $40k–$80k+ (resort). Add 10–20% contingency. Campground Consulting Group
Q5. Which amenities move the needle most?A: 50-amp FHU, great Wi-Fi, pull-throughs, dog park, clean bathhouse, laundry—and EV charging is trending from “nice-to-have” to “expected” for a growing segment. Woodall's Campground Magazine+1
Q6. Is Florida saturated?A: Some coastal/theme-park submarkets are competitive, but 2024 data showed higher occupancy/ADR vs national peers. The where (parcel and entitlement) matters more than the state average. Woodall's Campground Magazine
Q7. Is Texas demand deep enough outside the metros?A: Yes in targeted corridors with natural draws and event calendars. Large operators’ 2024 occupancy and ongoing RV-to-annual conversions point to durable demand, but micro-market study is critical. Quiver Quantitative
Conclusion & Next Steps
Bottom line for the Florida vs Texas RV Park Market:
Choose Florida if you can secure entitled land in resilient locations and build a rate-leading resort that monetizes winter peaks.
Choose Texas if your thesis is cost-per-key efficiency and steady, diversified demand, with room to expand across corridors not yet saturated.
Your diligence checklist:
3–5 parcel comps (sold + listed) within 12 months;
Competitor rate/occupancy scrape (peak, shoulder, off-peak);
Utilities and power-upgrade feasibility;
Insurance and climate-resiliency budget;
Amenity ROI plan;
Entitlement timeline and density cap.
Useful external resource: KOA’s annual Camping & Outdoor Hospitality Report (industry trends and modernization themes): https://koa.com/north-american-camping-report/
Citations (key sources used):
Florida occupancies/ADR trend (2024): Woodall’s C&M report coverage. Woodall's Campground Magazine
Texas land median ($/ac): TRERC via Texas Farm Credit (mid-2024). Texas Farm Credit
Florida land dynamics & rising per-acre pricing: 2024 Lay of the Land Report. Saunders Land
Construction cost ranges per site and line-items: Campground Consulting Group (2025). Campground Consulting Group
Portfolio occupancy and absorption signals: Sun Communities updates. Quiver Quantitative+1
ADR trend by accommodation (glamping up fastest): Lodgify Summer 2024. Lodgify
Typical density guidance: Staves Consulting; KOA “Own a KOA.” Staves Consulting+1
Typical ADR bands for camping/glamping: industry overview. INNOWAVE STUDIO
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