Hosts that reimagine camping thrive amid demand

Roamer Sites in Oregon offers glamping next to indoor and outdoor skateparks

BY JOHN HAYDEN

A survey from The Dyrt found widespread growth and innovation in camping experiences.

As demand for camping and outdoor activities continues to outpace supply, it’s creating tremendous opportunity for properties to provide higher-end accommodations and more interesting experiences, leading to more successful businesses and new ways to camp. Glamping is at the center of this shift.

In 2022, when traditional RV or tent campgrounds looked to expand, by far the most common type of camping for them to add was glamping. The Dyrt surveyed our community of properties and found that 44 percent of those who added a new type of camping in 2022 added glamping.

I could see this playing out at The Glamping Show this fall when I moderated a panel, and at ARVC when I was on one. Owners of traditional campgrounds — many of which hadn’t previously been interested in glamping — were suddenly looking into adding high-end tents, vintage trailers or tiny houses. Property managers amazed me with the ways they’re taking advantage of new demand with innovation and guest experience enhancements.

From talking with hundreds, if not thousands, of managers this past year, it’s clear to me that the most successful offer guests a compelling story. This is with both a unique guest experience — the story campers tell their friends — but also the host’s personal story and the story of their business.

As the lines between traditional campgrounds and new properties that focus on boutique accommodations begin to blur, those alreadyestablished are a step ahead if they leverage their story. Here’s what that looks like.

BUILDING A SHARED STORY WITH YOUR GUESTS

The Dyrt’s soon-to-be-published survey of campers shows that 2022 was by far the hardest year to find available camping. With many campgrounds full, a large number of people are camping on private land, not campgrounds, for the first time. One of the things these first-timers are discovering is the joy of connecting personally with the owners of these unique spots.

For example, Roamer Sites in Oregon started as a skate and snowboard camp. As owner Kevin English added RV sites and glamping, he was surprised that the majority of guests don’t use the skatepark, but enjoy watching and being around skilled skaters.

“Every employee our guests encounter is living the action-sports lifestyle, whether that’s chasing the dream of being a pro, coaching those people, or just doing what they love every day,”

“People like being around others who are passionate, even if they don’t share the same passion.”

Roamer Sites

he says. “People like being around others who are passionate, even if they don’t share the same passion.”

In addition to an outdoors experience, guests feel pride in supporting a small business and an entrepreneur’s dream. This creates a positive feedback loop because as guests support properties, hosts can add amenities.

Creating a more memorable experience doesn’t require a massive feature like a skatepark. It can be as simple as a couple of kayaks or mountain bikes guests can use. Or if it’s a farm, bringing sheep on the property and selling cheese from their milk. (Be sure to tell the guests the names of the sheep.)

Andrea and Michael Haritos bought Huck and Buck Farm in Delaware in 2020 and are building the foundation to create many memorable experiences. Guests staying at their glamping, tent and RV sites get the chance to slow down, visit the growing group of animals on the farm and enjoy the rustic setting.

Andrea and Michael Haritos have been steadily expanding their glamping and farm operation at Huck and Buck Farm since purchasing the Delaware property in 2020

Andrea says the most rewarding part of being a host is seeing “families fall in love again and enjoy being outdoors.” Plus, every time they come back, the farm has made progress. Guests stay in touch and cheer her and Michael on.

LICENSE TO GROW

Our survey of properties also found that 35.7 percent added capacity in 2022. In addition to new amenities, hosts are adding additional accommodation experiences.

Dave Ridgeway and his wife Daphne purchased Summersville Lake Retreat & Lighthouse in West Virginia in 2021. “In our first season, we had full hook-up sites, primitive camping, tent sites and deluxe cabins, and we got a lot of requests for smaller cabins or glamping accommodations,” Dave says.

In 2022, the Ridgeways added five “tiny cabins” that offer a queen bed, fridge, microwave, ceiling fan and unique themed decorations. He says they performed well, particularly on rainy days when tent camping is less appealing. He’s already building a sixth tiny cabin for the 2023 season as well as four vintage ’60s and ’70s glamping campers and a glamping cabin built on the back of a 1969 flatbed truck.

UPPING RATES AND DATES

Along with enhanced outdoor experiences comes the ability to command increased rates. About half of managers say they raised their rates in 2022, and a similar portion say they plan to raise rates again in 2023. Over a quarter both raised rates in 2022 and plan to raise rates again in 2023.

In a year where the price of nearly everything increased, it’s not surprising to see managers up their rates. For some who resisted raising their rates on principle, the overall climate of inflation may have shifted the equation.

But there’s more than inflation at play here. With a trend toward offering activities, higher-end glamping accommodations and immersive environments like farmstays, the way people think about camping is rapidly changing. The rates charged by state parks and hotels are less relevant in pricing calculations for campers who aren’t just looking for a place to sleep, but also to be a part of a story they can tell.

In addition to increasing capacity and rates, managers are also broadening their calendars. The Dyrt’s survey found that 18.6 percent extended their season in 2022. Winter and fall were the most popular seasons to add dates. Adding coldweather dates is particularly viable for properties that, unlike those with just basic tent camping, can heat their semi-permanent accommodations.

The surge in demand for a new way to camp kicked off by the pandemic is now almost three years old. The effects of this shift, and strategies that have worked for properties in this environment, have come into much sharper focus. As we enter 2023, consider what the story of your property has been over these past three years — and how far you can take it in the future.

The fire-themed interior of one of the “tiny cabin” glamping accommodations added in 2022 by Summersville Lake Retreat & Lighthouse in West Virginia

About John Hayden

John Hayden is president of The Dyrt, the largest source for camping information and the only major bookings platform to offer zero-commission bookings to hosts. thedyrt.com/claim