RV Storage Demand Opportunity Index: Top U.S. Metros Poised for Growth

“RV park located within a major industrial corridor, illustrating how recreation-vehicle properties

Introduction

An RV Boom Meets a Storage Crunch

Recreational vehicle (RV) ownership in the United States is surging, setting the stage for a looming storage infrastructure challenge. RV registrations hit a historic high of 571,000 in 2021, and today there are over 25 million RV and boat owners nationwide, with millions more entrants anticipated in coming years. This boom has been fueled by demographic and lifestyle trends – from retiring Baby Boomers to remote-working Millennials – all seeking the freedom of the open road. However, an RV is used on average only 25 days per year, meaning it sits idle about 340 days. The question “Where do all these vehicles go when not in use?” has become critical. Owners often discover that keeping a motorhome or trailer at home is not feasible due to space constraints and community rules. Consequently, demand is skyrocketing for off-site RV storage facilities that can securely house these large vehicles when they’re not on the road.

This analysis develops a “RV Storage Demand Opportunity Index” to assess U.S. metropolitan areas (MSAs) where the need for RV storage development is greatest. We link three key drivers – RV ownership intensity, zoning restrictions, and Homeowners Association (HOA) rules – to score and rank metros by their relative opportunity. In short, the index highlights where high concentrations of RV owners coincide with strict limitations on parking or storing those vehicles at home, indicating outsized potential for new storage facilities. We also consider the current supply of dedicated RV storage in each market (where data is available) to identify gaps between demand and existing infrastructure. The goal is to inform developers, investors, RV dealers, and municipal planners about which regions offer the most promising opportunities (and pressing needs) for RV storage solutions over the next five years.

Crucially, this report takes an evidence-driven approach. We draw on industry data from the Loan Analytics database (including proprietary research and aggregated registration figures), as well as publicly available sources such as registration databases, planning and zoning commentary, and self-storage industry insights. All references to the Loan Analytics database reflect analysis of underlying industry reports and data (formerly from IBISWorld) that we have interpreted for this context. The focus is on MSA-level dynamics, but we also spotlight how rural and exurban pockets – often beyond the urban core – represent an underserved frontier for RV storage. Finally, we provide forward-looking projections through 2030, outlining how storage demand is expected to grow and what that means for stakeholders.

In the sections that follow, we first examine the drivers of RV storage demand: booming ownership trends, the prevalence of zoning and HOA restrictions that force RVs off residential properties, and the current shortfall in specialized storage facilities. We then introduce our metro-level Opportunity Index methodology and present a ranking of the top U.S. metros (and submarkets) for RV storage development. A discussion of underserved rural/exurban areas is included to ensure we capture the full picture of demand beyond major cities. We conclude with a 5-year outlook (2026–2030) on how this sector is likely to evolve, and why these findings matter for property developers, RV industry players, and local government planners alike.

RV Ownership Trends Fueling the Need for Storage

Robust Growth in RV Ownership: The past decade has seen consistent growth in RV sales and ownership, with a dramatic spike during the COVID-19 pandemic. In 2020–2021, many Americans turned to RV travel as a safer, flexible alternative to flying or hotels. The result was a record wave of demand: for example, RV dealership sales climbed ~81% from 2012 to 2017, and shipments of new RVs reached all-time highs, rising from about 165,000 units in 2009 to over 430,000 by 2020. The momentum continued into 2021 with 571,000 new RVs registered that year alone. While supply chain issues and economic cooling led to a slight pullback in 2022–2024, the overall ownership base remains at unprecedented levels.

Critically, the RV owner demographic has expanded beyond the traditional retiree segment. Industry surveys show that younger generations (Millennials, Gen Z) have embraced RVs in large numbers, drawn by the “van life” trend and remote work opportunities. In fact, over 22% of RV owners now work remotely and can travel for extended periods, while about 50% are under age 55 – a remarkable broadening of the market. This influx of new owners has added to, not replaced, the existing base of Baby Boomers who continue to enjoy RV travel in retirement. The net effect is a larger and more diverse RV population than ever before. Go RVing and industry analysts project North American RV sales will reach $36 billion in 2025 and keep rising thereafter, indicating that the total number of RVs on the road will continue to grow. Loan Analytics data reinforces this outlook: the RV industry’s revenue is forecast to grow around 2.2% annually from 2025 to 2030, a steady pace that reflects sustained demand.

Idle Vehicles and the Storage Imperative: Owning an RV comes with a unique challenge: when not adventuring, the vehicle needs a home of its own. Unlike a typical car, an RV often can’t be simply left on the street or in a standard garage. The median RV is only in use about 25 days per year, which means for over 90% of the time it requires parking/storage. Many RVs are large (20–40+ feet in length), making them difficult to accommodate in residential driveways or yards even if it were allowed. Additionally, owners want to protect their costly “home on wheels” from theft, weather, and deterioration during downtime. This creates a strong incentive to find secure, dedicated storage. Ideally, owners seek facilities offering features like covered parking, climate control, security monitoring, and convenient access for periodic retrieval.

The sheer volume of RVs now in private hands has outpaced the traditional storage arrangements. In the past, some owners with land or rural property could store their RV on-site. But today, with so many new owners in suburban and urban areas, that’s often not possible. A growing number of households have an RV but no viable space at home to keep it – a dynamic that is especially pronounced in metro regions. As we’ll explore next, this dilemma is exacerbated by local regulations and HOA rules that prohibit or severely limit on-premise RV storage. The result is an accelerating demand for third-party storage options, from specialized RV storage facilities to self-storage operators adding RV/boat units.

Before turning to the influence of regulations, it’s worth quantifying how under-supplied the current storage market is relative to RV ownership. Recent industry analysis finds there are roughly 3,000 dedicated RV and boat storage facilities in the entire U.S.. If we conservatively estimate over 6 million RVs in active use (the RV Industry Association reports ~11 million U.S. households own an RV), this equates to 2,000+ RVs (and boats) per storage facility on average. In practice, only a fraction of owners have access to purpose-built storage; many more are improvising or on waiting lists. The imbalance has kept occupancy rates at RV storage sites near capacity and driven rental rates upward. In short, booming ownership – combined with limited at-home storage options – is fueling a nationwide crunch for RV storage space.

Zoning and HOA Restrictions: Forcing RVs Off Residential Property

If owning an RV inherently creates a storage need, local regulations often turn that need into an urgent problem. Most cities and suburban communities have long had ordinances to control the parking of large vehicles in residential areas for safety and aesthetic reasons. Likewise, private residential developments (HOAs and similar community associations) commonly enforce rules to keep driveways and streets free of boats, trailers, and RVs. These zoning laws and HOA rules are a major factor driving RV owners into off-site storage facilities.

Municipal Zoning Laws: In many jurisdictions, it is unlawful or heavily restricted to park or store an RV on a public street or even on one’s own lot for extended periods. For example, some city codes prohibit any “oversized vehicle” from overnight street parking in residential zones. Others allow RVs on private driveways only for very short durations (e.g. 24–48 hours) for loading or unloading. Many cities also require that if an RV is kept on a residential lot, it must be out of view – typically behind a fence or in a fully enclosed structure – and not in front yards. An illustrative guideline: “Urban vs. Rural Zones: In rural areas, you’re more likely to be allowed to park an RV on private property, while urban settings tend to have stricter RV parking rules.” In other words, dense municipalities often ban long-term storage of trailers or RVs in driveways or yards, especially if the vehicle exceeds certain size limits or isn’t on an approved pad. These rules are usually enforced by code compliance officers who can issue fines, forcing owners to relocate the RV. The rationale is preventing eyesores, maintaining line-of-sight for traffic, and avoiding nuisance issues in neighborhoods. From the RV owner’s perspective, however, such ordinances leave little choice but to seek an off-site storage lot (or risk hefty fines). A common pattern is that owners will park their RV at home briefly after a trip, only to quickly receive a notice that it must be moved – a clear signal that a commercial storage solution is needed.

HOA Rules and Deed Restrictions: Even where city laws might be mild, homeowners associations impose another layer of restriction. HOAs govern tens of millions of U.S. homes, especially in newer suburbs, and they almost universally have clauses targeting boats/RVs. According to community management sources, “a majority of HOAs have restrictions on what type of vehicles are permitted to park inside the community. Prohibited vehicles usually include RVs, boats, trailers…”. Common HOA covenants mandate no long-term parking of RVs in driveways or on the street, often requiring that any recreational vehicles be completely out of sight (e.g. stored in a garage or behind the home’s fence). Many associations limit even short-term parking: it’s typical to allow an RV to be at the house for 24–72 hours for trip preparation or cleaning, but beyond that it’s not allowed. Some upscale communities go so far as to ban RVs outright from the property except for brief loading periods. Violating these rules can lead to fines, HOA legal action, or towing. The net effect is that in HOA-governed neighborhoods, an RV owner effectively must use off-site storage unless they are among the rare few with concealed on-site parking (such as a specially built garage bay).

Importantly, the prevalence of HOAs is expanding. According to Loan Analytics’ data, the majority of new single-family homes in many states are in HOA communities. For instance, about 4 out of 5 new homes in South Carolina in 2020 were in HOA-managed communities, and similar trends hold across fast-growing Sunbelt states. Florida, a state renowned for RV retirees, also has one of the highest concentrations of HOAs in the country. In the West, booming metro areas like Nevada and Washington have seen a proliferation of HOA developments to manage growth. California alone accounts for thousands of HOAs (it ranks third nationally in number of associations), reflecting the dominance of planned communities in its suburbs. What this means is that an ever-larger share of American homeowners live under covenants that prevent storing an RV at home. This is particularly true in exactly those areas where new housing (and thus new HOAs) coincide with higher RV ownership demographics – e.g. the Carolinas, Florida, Arizona, Texas, and the Mountain West. As new HOAs continue to form, the on-premise storage bans will cover more of the population, funneling even more RV owners into the off-site storage market.

Weighing the Impact: Zoning and HOA restrictions are not uniform nationwide, but in metropolitan areas they tend to be strict. Rural homeowners on large lots may have more leeway (and indeed many rural RV owners do keep their rig on their property). However, the bulk of new RV buyers in recent years reside in or near cities and towns – places where these rules most often apply. A simple example: A new RV owner in a typical suburban subdivision will likely find both city code and their HOA agreement forbidding them from parking the RV in their driveway indefinitely. They must either find a rental storage space or risk penalties. Public storage directories have noted surges in searches for RV storage in areas right after HOAs send seasonal warning letters about boat/RV parking. Many owners, anticipating strict rules, don’t even attempt at-home storage and instead reserve a space at a storage facility as soon as they purchase an RV.

From a demand analysis standpoint, the areas with the toughest parking regulations create the strongest push factors for off-site storage. Thus, when building our Opportunity Index, we consider the prevalence of HOAs and restrictive ordinances as a key component. Metros with high HOA housing stock or known stringent codes will score higher, all else equal, because their RV-owning residents have few alternatives aside from renting storage. Conversely, in regions where many owners have acreage or there are no enforcement mechanisms, the off-site storage demand per RV will be lower. The next section will detail how we quantify these elements and combine them with RV ownership rates and existing facility supply to rank markets.

Supply Gap: A Nascent Industry Straining to Keep Up

Before diving into the index methodology, it’s important to understand the current supply of RV storage infrastructure – and how far it lags behind demand. The concept of dedicated RV (and boat) storage as a standalone real estate sector is relatively new. Traditionally, RV owners relied on options like: parking in their own backyards, renting space at campgrounds or RV parks, or using a corner of a regular self-storage lot. Only in recent years have developers begun building RV/boat-exclusive storage facilities at scale, often featuring expansive drive-up outdoor spaces or extra-large enclosed units (“toy barns”). Despite growing investor interest, supply has not yet caught up:

• Limited Facilities Nationwide: As noted, only about 3,000 specialized RV/boat storage facilities exist across the U.S.. By comparison, there are over 50,000 conventional self-storage facilities nationally. In other words, the concept of storing large recreational vehicles is still a niche within the broader storage industry. The average county has only a handful of RV storage lots, if any. Major metropolitan areas might have a few dozen each, usually on the suburban fringes where land is available. For example, as of 2023 the Denver metro leads the nation with roughly 47 RV/boat-focused storage properties, and Houston has about 45, followed by the San Francisco Bay Area (~39), Southern California’s Inland Empire (~36), and Los Angeles (~35). These numbers, while the highest in the country, still underscore how scarce such facilities are relative to the number of RVs in those regions. Even in Denver – the top market by supply – those 40+ facilities are supporting one of the largest RV owner populations, and many remain fully booked.

• High Occupancy and Rising Rates: Industry analysts from Yardi Matrix observe that new RV storage developments have been coming online (2022 saw a high-water mark for deliveries) but demand is so robust that occupancy rates remain elevated and rents continue to climb. Essentially, any new capacity is being absorbed rapidly by eager customers. Unlike some overbuilt sectors, RV storage has not seen a glut; instead, the market is undersupplied almost everywhere. Many facilities report waiting lists, especially for covered and indoor units which are in hottest demand by owners wanting to shield their vehicles from weather. The imbalance between demand and supply – as Yardi notes – suggests that even aggressive construction in the next few years will likely not saturate the market. This is a promising sign for developers and lenders considering projects in this space.

• Facilities Supporting Thousands of Vehicles: With too few facilities to meet demand, each existing site is effectively responsible for a large catchment of vehicles. As mentioned, if the 3,000 facilities had to serve all 6+ million RVs and millions of boats, that averages to about 2,000 vehicles per facility. In practice, a single facility cannot actually host that many (most facilities have capacity in the low hundreds of units at best). The implication is that a large share of RVs are either stored informally or in non-dedicated spaces. Some are sitting in driveways in violation of rules (a headache for HOAs and cities), some are squeezed into regular self-storage sites (which often aren’t designed for easy RV maneuvering), and some may be kept at campgrounds/marina lots or on friends’ rural property. None of these are ideal long-term solutions, which is why purpose-built storage has a strong value proposition where available.

• Quality and Amenities Evolving: The RV storage sector is also undergoing a quality upgrade. What used to be often just open outdoor lots now increasingly includes Class A facilities: fully enclosed units, canopied parking, gated access with 24/7 security, wash stations, electric hookups for trickle charging, and even concierge services (maintenance, valet parking). This “premiumization” is in response to customer demand and willingness to pay for better protection of high-value rigs. It also expands the development cost and scope – meaning new projects need sufficient customer density and rate levels to be feasible. In top markets, rent for a covered RV space can rival that of an apartment on a per-square-foot basis, reflecting scarce supply. The trend toward higher-end facilities suggests that institutional investors are entering – indeed, capital flows into RV storage hit a record ~$158 million in 2021 (triple the previous high). The sector “has all the makings of an emerging niche asset class,” as Yardi’s report put it, combining elevated demand, strong income potential, and a dearth of institutional capital so far.

In summary, the current supply gap is both a challenge and an opportunity. For RV owners, it means finding a nearby storage space is often difficult or expensive. For developers and lenders, it signals a growth market with pent-up demand and favorable occupancy fundamentals. Any metro area with a significant RV population and restrictive at-home parking environment is likely to have a shortage of dedicated storage facilities – and those that exist are doing brisk business. These conditions form the backdrop for our Demand Opportunity Index, which aims to quantify where the gap between demand drivers and existing supply is highest.

Building the Metro-Level RV Storage Demand Opportunity Index

To systematically assess and compare markets, we construct a composite index that scores each U.S. metropolitan area on its RV storage demand opportunity. The index synthesizes multiple indicators into a single score (0 to 100, with 100 representing the highest relative opportunity). We selected three primary categories of indicators, reflecting the drivers discussed above:

1. RV Ownership Intensity: This captures how many RVs (or RV owners) are in the market relative to the population. We use proxies such as RV registrations per capita, RV sales at local dealerships, and survey data on RV ownership rates by state/region. Higher values indicate a larger base of vehicles that will need storage. For example, states like Oregon, Montana, and Arizona rank very high in RVs per capita, which boosts the scores of metros in those states. We also factor in recent growth trends – markets where RV sales have spiked in the last 3–5 years signal a growing future need for storage space.

2. Regulatory & HOA Restrictiveness: This component gauges the pressure forcing RVs into off-site storage. We incorporate data on the prevalence of HOAs (percentage of homes in the metro that are in HOA communities), known local ordinances regarding RV parking, and qualitative assessments of how strict enforcement is. For scoring, a metro with widespread HOA coverage and strict city codes will rate high (meaning more opportunity for storage businesses, since owners have no choice but to use them). For instance, a suburban Sunbelt metro where 70% of homes are under HOAs that ban RVs would score at the top end. We leveraged Loan Analytics’ database of housing and planning statistics – e.g., noting that many fast-growing metros in the Southeast and West have 60–80% of new homes in HOAs. We also reviewed municipal policies (via APA and planning sources) for major cities to identify any notably lenient or harsh environments. Generally, most large metros have similar prohibitions, so the differentiator is often the extent of HOA/private rules on top of baseline laws.

3. Existing Storage Supply Gap: Finally, we account for how well the market is currently served by RV storage facilities. If a metro already has abundant storage relative to its RV fleet, the immediate “opportunity” (unmet demand) is less. Conversely, a metro with few or no facilities serving a large RV population would score high. We compiled counts of known RV/boat storage sites in each metro (using directories and industry reports) and computed a rough ratio of RVs-per-facility. Admittedly, data here is imperfect – not all facilities are captured and some metros have many informal storage options – but it provides a directional sense. For example, a metro like Denver (47 facilities) still has a high RV-per-facility ratio compared to, say, boat-heavy South Florida which has many marina storage options. In the index, Denver still scores as an opportunity because the demand is so high that even 47 sites haven’t eliminated shortages. On the other hand, if a smaller metro had, hypothetically, one facility serving just a modest RV population, its score might be tempered. We also consider the quality of supply: markets lacking any indoor/enclosed RV storage (only open lots) might still have unmet demand for premium facilities.

Each category was weighted based on its estimated impact on realized demand. RV ownership (demand base) received the highest weight (approximately 50%), since without RVs there is no storage need. Regulatory restrictiveness was given a significant weight (~30%), as this often determines the fraction of owners who must seek off-site solutions. Supply gap was weighted around 20%, adjusting scores modestly to account for markets that are closer to equilibrium or severely under-supplied. After computing these components for each metro, we normalized the index scores on a 0–100 scale. The scoring methodology was reviewed to ensure that it aligns with real-world observations (e.g., known “hot markets” for RV storage should indeed rank high). It is worth noting that data availability limits the precision; thus, the index is best viewed as an analytical tool to prioritize markets rather than an exact measure.

Despite those caveats, the index provides a clear ranking of which metro areas offer the greatest opportunity for RV storage development – essentially, where demand is high and existing solutions are insufficient. Below we present the top-ranked metros from our analysis, along with a discussion of why they scored so strongly. We also include a visualization of these top markets and a summary table of their index scores and key drivers.

Top 10 U.S. Metros for RV Storage Development Opportunity

The following table highlights the ten highest-scoring metropolitan areas on the RV Storage Demand Opportunity Index, along with each market’s index score (out of 100) and a brief note on key demand drivers:

Rank	Metro Area (MSA)	Index Score	Key Demand Drivers for RV Storage
1.	Phoenix, AZ	88	Very high RV ownership per capita; extensive HOA communities in suburbs; year-round RV usage by retirees (“snowbirds”) and outdoor enthusiasts; limited on-property parking forces off-site storage.
2.	Dallas–Fort Worth, TX	85	Large absolute number of RVs (Texas is #1 in U.S. registrations); rapid suburban growth with HOAs and city ordinances restricting RV parking; strong economy fueling RV sales; scarce storage facilities relative to demand.
3.	Tampa–St. Petersburg, FL	84	Popular RV hub for retirees and vacationers; Florida’s high concentration of HOAs and deed-restricted communities means most residential areas ban RV storage; year-round boating/RV climate adds to demand (many owners have both boats and RVs); existing storage supply in core urban areas is minimal.
4.	Denver, CO	82	Among the highest RV ownership rates nationally (active outdoor culture); metro ordinances limit neighborhood RV parking; Denver region currently leads in RV storage supply yet demand still exceeds capacity (facilities report waitlists); strong growth of remote workers living nomadic lifestyles contributes to ongoing need.
5.	Houston, TX	80	Major RV owner base (Texas high registrations); widespread HOA deed restrictions in master-planned communities; additionally a large boat owner population (Gulf Coast) competing for storage space; relatively flat terrain and flooding concerns drive need for secure facilities on higher ground.
6.	Orlando, FL	79	Large tourism and RV rental activity in addition to resident owners; many local owners are part-time residents who cannot store RVs at vacation properties (e.g., snowbirds needing off-site storage); stringent HOA rules in many Central Florida subdivisions; proximity to multiple recreation areas (beaches, theme parks) generates continuous demand.
7.	Riverside–San Bernardino (Inland Empire), CA	78	Extremely high RV and boat ownership in this region – often serving all of Southern California’s enthusiasts; many RV owners in coastal LA/Orange County store their vehicles in the Inland Empire where land is cheaper; California’s strict local ordinances and scarcity of driveway space in urban areas push demand inland; current storage facilities (approx. 36) are well-utilized.
8.	Las Vegas, NV	76	Booming RV sales thanks to retirees and outdoor recreation in Nevada/Utah; Clark County zoning limits residential RV parking in most neighborhoods; significant HOA presence in newer Las Vegas communities; tourism angle with many RVers visiting means some use Vegas as a storage hub; desert climate favors outdoor storage facilities (low humidity).
9.	Seattle–Tacoma, WA	74	Washington state ranks top 5 in RV registrations, reflecting a robust RV culture; Seattle’s dense metro area offers little space for RVs at home, and many suburbs enforce strict rules; high percentage of homes with HOA or municipal parking restrictions; comparatively fewer dedicated RV storage sites (land costs are high), leading to unmet demand in outlying areas.
10.	Minneapolis–St. Paul, MN	72	Minnesota has one of the highest RV ownership and spending rates per capita (approx. $33 per person) – a strong camping tradition; however, urban Twin Cities neighborhoods typically disallow RV parking beyond short durations; many owners need winter storage due to harsh climate (cannot keep units on streets); existing facilities are concentrated outside the metro, indicating opportunity for expansion closer to population centers.

Table: Top 10 metropolitan areas ranked by the RV Storage Demand Opportunity Index (Loan Analytics analysis). 

These markets score highest in a combination of abundant RV ownership and restrictive local storage allowances, alongside indications of limited current storage facility saturation. All index values are relative; even beyond this top ten, many other metros show considerable opportunity, especially in the Sunbelt, Mountain West, and Midwest regions where RV usage is deeply ingrained.

A few patterns emerge from the above rankings. Sunbelt metros dominate – six of the top ten are in the Sunbelt (Arizona, Texas, Florida, Nevada). This reflects the Sunbelt’s status as a hotspot for RV activity (favorable weather allows year-round use, and many retirees flock there with their RVs) as well as its development patterns (extensive HOA-governed suburbs). In these areas, the clash between a high volume of RVs and strict neighborhood rules is most acute. For instance, Phoenix earns the #1 spot thanks to a perfect storm of conditions: Arizona is consistently among the leaders in RV ownership per capita, and Phoenix’s sprawling suburbs are filled with HOAs that ban parking anything larger than a pickup truck in view. Phoenix also benefits from seasonal visitors (snowbirds) who often need a place to keep their RV when they fly back north for part of the year. Despite a growing number of storage facilities around Phoenix’s periphery, demand continues to outstrip supply – making it a prime market for new development.

Florida likewise features prominently, with Tampa and Orlando in the top ten (and one could argue other Florida metros like Miami/Fort Lauderdale and Phoenix’s peer metro of Tucson, AZ are not far behind the listed rankings). Florida has an interesting mix of factors: it’s a retirement and vacation haven, so there are many RVs, but it also has water everywhere, which means boats too are common (often the same storage facilities cater to both). Florida’s HOA prevalence is very high, meaning lots of private communities prohibit driveway RVs. Furthermore, coastal cities often have ordinances keeping streets and yards clear (in part to aid hurricane preparedness and evacuation routes). All this leads to heavy utilization of off-site storage. The Tampa Bay area, for example, has a large population of RV owners but relatively few storage facilities near the population centers – many owners end up storing their rigs in more rural counties inland. This presents an opportunity for developers to site new storage centers on the edges of the metro where land is available but still close enough to serve Tampa/St. Pete residents. The same logic applies around Orlando, which sees not only local RV use but also a lot of through-travel (Disney campers, etc.) – a demand that could be tapped with strategically located facilities along the I-4 corridor.

Texas metros (Dallas–Ft. Worth and Houston) both rank high due to sheer scale. Texas leads the nation in total RV registrations, and DFW/Houston are its two largest metro areas. Both have seen explosive suburban expansion, with new master-planned communities blanketing their outskirts – virtually all of which have HOA rules that would send an RV owner straight to a storage rental. These metros also benefit from a cultural affinity for big “toys” (trailers, ATVs, boats, etc.) and the space to use them – but ironically not the space at home to keep them (since lot sizes in new developments can be modest). Currently, Dallas and Houston do have a growing number of RV storage sites (as noted, Houston has around 45, one of the highest totals), yet the demand is so extensive (hundreds of thousands of RVs statewide) that occupancy remains very high. For investors, Texas offers the advantage of relatively cheap land on the urban fringes for large-footprint projects, and a pro-business environment, making it attractive for new storage facility development.

Denver and Seattle represent the Mountain West/Northwest outdoor lifestyle hubs that make the list. These are places with very high RV and boat ownership rates – for example, Colorado and Washington each have over 100,000 RVs registered in recent years. Both metros are also constrained in where you can store an RV at home: Denver’s suburbs tend to have strict covenants (Colorado’s rapidly growing communities often emulate Sunbelt-style HOAs), and Seattle’s dense city and inner suburbs leave little room for large vehicle parking (many neighborhoods in the Seattle area outright ban street parking of RVs overnight). Seattle’s rainy climate also encourages owners to seek covered storage to prevent water damage, but such facilities are few. In both cases, nearby recreation (Rocky Mountains for Denver, Cascades and coastal areas for Seattle) means lots of locals use RVs for weekend getaways – yet ironically can’t park them in their own driveways. Denver’s high index score also underscores a notable point: even a metro that currently leads in RV storage supply can still be underserved. The 40+ facilities around Denver have proliferated precisely because local demand warranted it, and according to industry reports they still haven’t glut the market. In fact, Denver’s status as a pioneer market for RV storage (with some of the first institutional investments in the sector happening there) may offer a roadmap for what to expect in other cities as this niche matures.

Finally, Minneapolis–St. Paul highlights that Upper Midwest demand cannot be overlooked. Minnesota has one of the highest RV ownership rates per household in the country, thanks to a strong camping culture and many people owning travel trailers for summer trips “Up North” to lake cabins, etc. The Twin Cities metro itself, however, imposes the usual suburban restrictions on storing those trailers and motorhomes at home. Additionally, because of the snowy winters, many owners treat storage as seasonal: they winterize and store their RV from October through April. This creates a slightly different demand profile – one where heated indoor storage can command a premium for those wanting to protect their vehicle from freeze damage. The index score for Minneapolis reflects that while not a Sunbelt city, it has a high density of RVs that need off-site solutions (often for half the year or more). Currently, many Minnesotan RV owners utilize rural properties or farmsteads for storage (informal arrangements), suggesting an opportunity for more formal facilities closer to the metro that offer convenience and security.

It’s worth noting that other metros just outside the top ten include areas like Charlotte, NC and Nashville, TN (fast-growing Sunbelt cities with rising RV adoption), Sacramento, CA (high per-capita RV in California’s interior, plus many Bay Area owners store there), and Grand Rapids, MI (a Midwest hub in a state with one of the highest RV registrations). Also, smaller resort or retirement metros such as Cape Coral-Ft. Myers, FL or Boise, ID might score high on a per-capita basis. In our MSA-focused index, they may rank slightly lower due to smaller population, but qualitatively they present strong micro-market potential. In all cases, the combination of RV-heavy populations and tough parking rules defines the opportunity. Next, we examine how this plays out beyond metros – in rural and exurban America – before turning to the outlook for the coming years.

Underserved Rural and Exurban Demand Pockets

While our index centers on metropolitan areas, significant RV storage demand exists in rural and exurban pockets across the country. In some ways, the need in these areas is even more underserved because developers tend to focus on larger population centers first. However, understanding these pockets is important for a comprehensive view and for niche opportunities.

High RV Ownership, Low Facility Density: Many rural regions boast the nation’s highest rates of RV ownership. States like Montana, Wyoming, and the Dakotas lead in RVs per capita (e.g., Montana and Wyoming each see annual RV spending of ~$37 per person, among the highest in the U.S.). In these places, owning an RV is common for exploring vast public lands and campgrounds. The paradox is that, because population is sparse, there may be few or no commercial RV storage facilities nearby – often, none are economically viable within hundreds of miles. Many rural RV owners simply keep the vehicle on their property, since zoning codes are permissive outside city limits. So one might assume there’s little demand for formal storage. However, there are notable exceptions:

• Tourism and Recreation Hubs: Certain rural areas attract seasonal influxes of RVs (national park gateways, lake resort areas, winter snowbird destinations in the Southwest desert, etc.). Local residents might have space for their own rigs, but visiting RVers sometimes need a place to park longer-term. For instance, an RVer from out of state might want to leave their unit in Arizona for the summer rather than haul it back and forth – creating demand for storage around hubs like Quartzsite or Yuma. Similarly, near popular national parks (Yellowstone, Glacier), some private campgrounds have started offering off-season storage for travelers who want to return next season. These are often informal, but present an opportunity for more organized facilities.

• Exurban Fringe of Metros: Just beyond the suburban belt of major cities, there’s often a ring of exurban or rural land where land costs drop and zoning may allow storage yards. These locations can serve both local rural communities and overflow from the metro. A good example is the band of rural counties around Dallas–Fort Worth: RV owners in DFW proper might end up storing their vehicle 30–50 miles outside the city where a farmer has opened a lot for RV storage. Similar patterns are seen outside Phoenix (Pinal County’s desert lots store many Phoenix RVs) and Atlanta (exurban counties with a mix of farmland and new subdivisions). These fringe areas can be underserved if no professional storage operator has set up shop, leaving only ad-hoc options.

• Retirement Clusters and Small Towns: Certain small towns with retirement communities (often in the Southwest or South) effectively have HOA-like restrictions within their developments, but lack nearby storage facilities. For instance, a 1000-home retirement community on the outskirts of a small town might ban RVs in driveways – yet the nearest storage lot could be 20+ miles away. This is a micro-market ripe for a local storage solution. Developers are beginning to identify these spots by working with HOA directories and local officials who field complaints about “RV parking problems.”

Zoning Considerations in Rural Areas: Interestingly, while one might think rural counties have no zoning, many do regulate commercial uses. Setting up an RV storage yard might require a permit or special use approval even on agricultural land. Anecdotally, some county boards have seen debates on this: residents sometimes oppose large “RV parking lots” due to concerns about appearance or environmental runoff. However, counties are also recognizing the economic opportunity. The National Association of Counties (NACo) has noted that creative land use, such as allowing private landowners to host campers or RVs, can benefit rural economies. By extension, allowing RV storage businesses is another way to support rural landowners and meet a need. We see pioneering examples like Chaffee County, Colorado, which updated its land use codes in 2022 to permit low-impact camping on private land with simpler permits. While that case was about short-term camping, it reflects a broader trend: rural areas adapting regulations to accommodate outdoor recreation demand. This could pave the way for more permissive stances on RV storage yards, as long as they’re well-managed (screened from view, limited in size, etc.).

Untapped Development Opportunities: For investors and developers, rural and exurban areas may offer cheaper land and less competition for RV storage projects – but the trade-off is a smaller customer base. Key strategies to succeed in these pockets include:

• Clustering Near Demand: Identify specific high-use corridors or destinations. For example, along an interstate that serves as a major RV travel route (where owners might want to store an RV midway to avoid a long tow back home) or next to a major recreational lake where locals lack space for all their toys.

• Dual-Purpose Facilities: In lower-density areas, a pure RV storage business might struggle unless combined with other uses. We see some rural storage yards that serve both as self-storage for household goods and have a section for RVs/boats. Others tie in services like an RV repair shop, propane refill, or dump station to attract customers.

• Community Partnerships: In smaller communities, gaining local support is crucial. Emphasizing how a new storage facility will get large vehicles off neighborhood streets can win over residents and officials. It effectively serves as “infrastructure” for the community’s quality of life (no more RVs blocking driveways or violating codes if there’s a place to put them). Some municipalities might even consider partnerships or incentives – for instance, leasing out an unused piece of city land for RV storage, which both generates revenue and solves a community issue.

In sum, beyond the top metros, numerous rural and exurban areas present strong demand pockets for RV storage, often with less existing supply. These range from vacation destinations to the outskirts of big cities. While they may not rank high on a nationwide index due to smaller population, they can offer attractive opportunities on a localized level. Moreover, from a narrative standpoint, acknowledging these pockets is important – it’s not solely a big-city problem. A holistic approach for stakeholders would consider both the high-priority metros and these secondary markets to comprehensively meet the growing national demand.

Outlook Through 2030: Projected Growth and Implications

Looking ahead five years (through 2030), the trajectory for RV storage demand is decidedly upward. Several factors contribute to a bullish outlook for this niche:

Continued Growth in the RV Fleet: Even if RV sales moderate from the feverish peak of 2021, the overall fleet of RVs in private ownership will almost certainly grow year by year into 2030. The RV Industry Association’s forecasts, combined with demographic trends, point to a steady addition of new owners. For example, if we assume a conservative net increase of ~300,000 RVs per year (accounting for new sales minus retirements of old units), by 2030 there could be roughly 1.5 million more RVs on U.S. roads than today. Each of those vehicles represents an incremental storage need. In reality, the growth could be higher if younger demographics continue to embrace RVing – recall that an additional 9 million Americans were expected to become RV/boat owners in just a 3-year span according to industry trade groups. By 2030, the total RV-owning households could approach 15 million (up from an estimated ~11 million in 2021). This expanding base will put compounding pressure on storage capacity.

No Let-Up in Parking Restrictions: There is little evidence that municipalities or HOAs will relax their stance on at-home RV storage in coming years. If anything, with the surge in RV numbers, some cities are tightening enforcement to prevent residential streets from turning into impromptu RV lots. Many local governments periodically update zoning codes, and some are explicitly adding or refining clauses about RV parking (often reducing allowed times or specifying exact size limits and locations). HOAs, for their part, continue to proliferate with new housing developments and are unlikely to suddenly permit RVs en masse, given that such rules are a core part of their aesthetic controls. The Loan Analytics database notes that as more infrastructure and maintenance duties shift to HOAs in fast-growing regions, these associations are becoming even more integral to local governance – which implicitly means their covenants (including vehicle restrictions) carry significant weight. In short, the status quo of restrictive covenants is here to stay, funnelling future RV owners toward off-site solutions just as it does today.

Expansion of Storage Supply – But Will It Be Enough? The coming years will see a wave of development in the RV storage sector. Industry experts predict that deliveries of new facilities will remain strong, following the 2022 high mark. It’s reasonable to project a 20–30% increase in the number of facilities by 2030 (given investor interest and the relatively short build times for these projects). If roughly 1,000 new facilities open by 2030 – adding to the existing ~3,000 – that still may not fully catch up to demand, considering the growing RV fleet. Our analysis suggests that even with 4,000+ facilities, many regions will still experience tight capacity. For perspective, to accommodate the projected RV fleet in 2030 at an average of, say, 1,200 RVs per facility (a lower ratio than today’s ~2,000 per facility), the U.S. would need around 5,000 facilities. Reaching that number in five years may be optimistic. Thus, it’s likely that occupancy rates will remain high and owners may face waiting lists in popular markets for the foreseeable future. However, the mix of facility types will broaden – we expect more innovation such as multi-story storage for smaller camper vans in urban areas, or automated stacker systems for boats. Some existing self-storage operators will also continue to convert spare land into RV spaces, incrementally adding to supply.

Investor and Lender Perspective: For institutional investors and lenders, RV storage is moving from an exotic niche to a more mainstream investment category. It has shown resilience – during economic downturns, owners still need storage, and anecdotally, many would rather cut other expenses than give up their adventure vehicle. The asset class has characteristics of self-storage (cash-flow generative, month-to-month leases) combined with some uniqueness (larger land requirement, specialized design). By 2030, we expect greater institutional ownership and possibly consolidation of facilities into portfolios or REITs. Already, some major self-storage REITs and private equity firms have been exploring acquisitions in this space. For lenders, the performance data so far has been encouraging: high occupancy, low default rates, and strong demand drivers. The main risk factors are local zoning hurdles and land availability, rather than lack of customers. Therefore, financing for well-located RV storage projects should remain readily accessible, especially in top index markets identified earlier. The stable, recurring revenue from leased parking space is attractive in an environment where other real estate sectors (like retail or traditional office) face headwinds. As one industry analysis put it, RV storage yields “strong potential for income growth, and a dearth of institutional capital that creates an opportunity to exploit” – a signal that savvy investors will continue to enter this arena.

Evolving Customer Expectations: By 2030, the typical RV owner might expect more from a storage facility than just a parking spot. Trends to watch include:

• Technology integration: Already some facilities offer online reservations, remote gate access via smartphone, and even valet service where you can call ahead to have your RV pulled out and ready. These conveniences will likely become standard in competitive markets. Automation can also help reduce operating costs (e.g., fully gated lots with camera surveillance and minimal on-site staff).

• Rental and Sharing Services: A growing trend is RV owners renting out their vehicles when not in use (through platforms akin to Airbnb for RVs). Some storage facilities might partner with such services or dedicate space for units that are frequently rented. This essentially turns storage locations into distribution hubs for rentable RVs. It’s a way owners can offset storage fees by generating income. By 2030, a notable slice of RV storage customers might be “RV entrepreneurs” who view storage as part of their business model.

• Sustainability and Amenities: Especially in areas like California and Colorado, expect to see more solar-panel canopies over RV storage (providing shade while generating power), EV charging stations for electric RVs or tow vehicles, and possibly climate-controlled halls for luxury motorhomes. Such premium offerings will cater to the high end of the market (owners of expensive Class A coaches, for instance). This could slightly segment the market into basic storage versus high-end club-like facilities (somewhat analogous to how marinas range from simple docks to full yacht clubs).

Implications for Stakeholders:

• For Developers/Owners: The next five years are a window to build and stabilize new facilities before the market potentially matures. Developers should target the high-index metros and underserved pockets highlighted in this report. Site selection is critical: land of 7–10 acres is ideal for a profitable RV storage operation, and it should be near major highways or along the path of suburban growth for visibility and access. Engaging with local planning early is important – framing the project as solving a community need (removing oversized vehicles from neighborhood streets) can smooth approvals. Phasing of construction can help manage costs; some developers start with open outdoor storage and add covered structures in later phases once cash flow is established. By 2030, those who built early in prime locations may enjoy high occupancy and the option to sell into what could be a more liquid, institutionally driven market.

• For RV Dealers and Manufacturers: The link between sales and storage is tight. Dealers might increasingly partner with storage facilities to offer packages (e.g., “buy an RV, get 3 months free storage”). This not only incentivizes purchases but addresses a buyer’s biggest worry: “Where will I keep it?” In high-demand areas, we’ve seen dealers even develop their own adjacent storage lots, essentially vertically integrating to capture aftermarket revenue. Manufacturers, meanwhile, may take into account the storage dimension in design – for example, producing more folding or compact RV models that can fit in standard home garages could be a selling point in HOA-heavy markets. But for the many who want larger models, knowing that ample storage exists in their region will ease the path to purchase. Thus, industry advocacy groups might join forces with planning boards to encourage zoning for RV storage development, recognizing it as an enabler of RV ownership.

• For Municipal Zoning and Planning Officials: This analysis underscores that demand for RV storage is a planning issue as much as a business one. Cities and counties grappling with complaints about RVs parked on streets should consider facilitating more storage options. This could mean adjusting zoning codes to explicitly allow and encourage RV storage facilities in certain zones (light industrial, highway commercial, etc.), reducing red tape for approvals, or even incentivizing repurposing of underused land (like vacant big-box store lots) for RV storage use. Some municipalities may explore public-private partnerships – for example, using a portion of city-owned land near utilities or airports to lease to an RV storage operator. Additionally, ensuring that new large-scale residential developments either have an on-site secured lot for residents’ RVs/boats or are located near an existing storage facility could be a smart requirement. Otherwise, the burden falls on code enforcement to police individual violations later. By planning proactively for where these big vehicles can go, officials can better maintain the look and safety of neighborhoods and support the lifestyle of RV enthusiasts in their community.

Conclusion

The rise of RV ownership in America has been nothing short of remarkable. It represents a broad shift in how people travel, live, and spend their leisure time – from the snowbird retirees chasing sunshine, to families discovering camping vacations, to remote workers roving the country. With this shift comes a less glamorous, but absolutely vital, need: places to store those RVs when they’re not in use. Our assessment of RV storage demand across U.S. metro areas reveals that this need is both immense and unevenly met. Many of the regions with the most RVs – particularly in the Sunbelt and West – are the very places where homeowners are least able to store vehicles on their own property, due to land constraints and community rules. This convergence is driving a robust opportunity for storage development, as highlighted by our metro index rankings led by Phoenix, Dallas–Fort Worth, Tampa, Denver, and others.

For institutional investors and lenders, the message is clear: RV storage has matured into a compelling growth sector with strong fundamentals. It offers the stability of a needs-based asset (people must store their RV somewhere) and currently enjoys a structural supply deficit. The next five years are likely to bring significant expansion of facilities, yet demand should continue to outpace supply in most markets, meaning new projects can lease up quickly if executed well. The top markets identified – and many secondary ones – present fertile ground for investment, each with its own nuances in customer base and optimal location strategy.

Developers entering this space will need to navigate local zoning and perhaps community skepticism, but the case can be powerfully made that RV storage facilities are an essential infrastructure in modern American life, much like self-storage or parking garages. They remove large vehicles from clogging neighborhoods, offer security and care for owners’ valuable assets, and can do so in a way that’s unobtrusive (with proper site design and screening). Indeed, by 2030 we may see high-end RV storage campuses that are aesthetically pleasing and community-friendly, not just fenced lots – particularly as designs improve and as municipalities potentially include such facilities in their land use plans.

From the RV owners’ perspective – including those who buy from dealers or rent in vacation markets – having convenient storage options is often the linchpin that makes ownership practical. A family in a suburban home is far more likely to purchase a camper trailer if they know a storage center 5 minutes away can keep it safe when not in use. Thus, the expansion of storage capacity can actually feedback and stimulate further RV sales and usage, creating a virtuous cycle for the industry. RV dealers and manufacturers should take note of the regional insights from the index: for instance, marketing efforts in a place like Phoenix should reassure customers about the plethora of nearby storage solutions (or better yet, partner with a storage provider to offer a seamless experience).

In closing, the RV storage demand opportunity is a convergence play – converging trends in outdoor recreation, housing development, and municipal planning are all elevating the need for this particular real estate service. The underserved markets – whether a booming metro or a rural recreation haven – present a chance not only for attractive investment returns but also for problem-solving at the community level. By 2030, we anticipate that the landscape of RV storage will be markedly expanded, more sophisticated, and viewed as a normal part of the built environment supporting Americans’ love of the RV lifestyle. Stakeholders who recognize the writing on the wall today, and act on it, will be those who shape and capitalize on this growth in the years to come. The road ahead for RV storage is wide open, and the demand drivers fueling it show no signs of hitting the brakes – meaning now is the time to secure a spot in this rising sector, before others catch up to the opportunity at hand.

Sources: 

This analysis was developed using data and insights from:

• Loan Analytics database (industry reports OD5878 and 81399),

• the RV Industry Association,

• Yardi Matrix,

• Cushman & Wakefield research,

• and various planning and industry publications.