What Open Road Resorts does

Open Road Resorts is a privately held outdoor hospitality company founded in 2019 that owns and operates a portfolio of 10 RV parks and campgrounds across 8 U.S. states — Idaho, Texas, Wyoming, New Mexico, Nebraska, Louisiana, Tennessee, and Kentucky. The company has built its footprint primarily through serial acquisitions since inception, with deal cadence accelerating materially in 2024–2026 (Good Shepherd RV Park, AB Camping/Cheyenne Sky RV Park, Bayou Barataria RV Park, Starry Night RV Resort, Raccoon Mountain Campground & Caverns, and Elkhorn Creek RV Park). Its portfolio spans premium destinations near Yellowstone, Gulf Coast access, and Sunbelt drive markets, with property sizes ranging from roughly 104 to 175 RV sites each.

The company serves a primarily consumer outdoor-travel audience — families, snowbirds, long-term RV residents, pet owners, and off-road/glamping enthusiasts — through a direct-to-consumer model layered with branded concept lines (ROAM Cabins for premium cabin stays and Bark'N Stay for pet-friendly RV sites) and franchise partnerships with Kampgrounds of America (KOA) on multiple properties. Distribution is being supplemented through an OTA-style partnership with Spot2Nite and a co-marketing relationship with Camp Airstream, indicating a multi-channel booking strategy rather than direct-only.

Monetization is anchored in nightly RV site rentals ($40–$350/night across the portfolio), monthly RV and boat storage ($90–$995/month), cabin and glamping stays under the ROAM brand, and ancillary revenue such as cavern tours at Raccoon Mountain. The underlying commercial platform is a proprietary WordPress-based booking engine with Microsoft Clarity for web analytics and Microsoft Advertising for paid acquisition; the technology stack is functional rather than differentiated, and pricing and merchandising are managed through on-site operations. The business model is asset-heavy and operationally intensive, with revenue predictability driven by seasonal occupancy patterns, geographic diversification, and the integration economics of newly acquired properties.

Name

Open Road Resorts

Legal name

Open Road Resorts

Website

https://openroadresorts.com

Company type

Private

Founded year

2019

Operating status

Operating

Headcount range

11–50 employees

Short description

Open Road Resorts is a privately held outdoor hospitality company that owns and operates 10 RV parks and campgrounds across 8 U.S. states, serving traveling families, pet owners, snowbirds, and glamping guests through a direct-to-consumer booking platform and branded concepts like ROAM Cabins and Bark'N Stay.

Ownership category

akta.pro rank

Product category

Outdoor Hospitality and RV Park Services

NAICS

RV (Recreational Vehicle) Parks and Campgrounds (721211), Recreational and Vacation Camps (except Campgrounds) (721214)

SIC

Hotels, Rooming Houses, Camps & Other Lodging Places (7000), Services-Amusement & Recreation Services (7900)

akta.pro primary industry

RV Parks & Motorhome Resorts (THAMAJAA)

akta.pro secondary industries

Family & Recreation Campgrounds (Amenities/Activities Focus) (THAMAJAJ), Seasonal & Long-Term Campsites (Snowbirds, Extended RV Stays) (THAMAJAF), Adventure Base Camps (Trek/Climb/Expedition Camps) (THAGAOAG)

Keywords

• RV park management
• Campground operations
• Outdoor hospitality
• Cabin rentals
• RV site rentals

Headquarters

HQ city

Caddo Mills

HQ country

United States

HQ region

North America

Offices9 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

Operations, Personnel, Infrastructure, Supply Chain, Marketing or Sales, Others

Revenue model

1. RV Site Rentals: Nightly and weekly rental of RV sites with full hookups (30/50 amp electric, water, sewer), featuring both back-in and pull-through configurations at 10+ properties across the US.
2. Cabin and Glamping Rentals: Nightly rental of ROAM Cabins, ROAM Deluxe Cabins, Airstream rentals, safari-style glamping tents, and traditional cabin accommodations at various properties. Includes options ranging from rustic 1-room cabins to luxury cottages.
3. Tent Camping: Nightly rental of tent sites with water and electricity hookups, featuring scenic natural settings and proximity to outdoor recreation areas.
4. Extended Stay and Monthly Rentals: Monthly and long-term stay programs for snowbirds, travel nurses, traveling professionals, and retirees. Includes discounted multi-month rates and extended-stay specials at multiple properties.
5. RV and Boat Storage: Covered and uncovered long-term storage for RVs, motorhomes, boats, and personal vehicles at Good Shepherd RV Park with 24/7 access and security features.
6. Self-Storage Units: Traditional self-storage units (10x10 and 8x20) at Good Shepherd RV Park for personal belongings.
7. Cavern Tours: Adventure tourism through Raccoon Mountain Caverns with cave tours, offering 15% discount to campground guests.

Pricing tiers

Go-to-market motion1 record

Distribution channels4 records

Marketing channels9 records

Core offering

Open Road Resorts owns and operates a portfolio of 10 RV parks and campgrounds across 8 U.S. states, providing full-hookup RV sites (30/50 amp), cabins, glamping tents, tent camping, RV/boat storage, self-storage, and on-site attractions such as cavern tours. The company primarily serves family and pet-friendly outdoor travelers through both nightly stays and extended/long-term stays.

Product overview

Open Road Resorts operates a portfolio of 10 RV parks and campgrounds across the U.S. (Idaho, Texas, Wyoming, New Mexico, Nebraska, Louisiana, Tennessee, and Kentucky), acquired since 2019. The core offering is RV camping with full-hookup sites (30/50 amp) at each property. Accommodations span RV sites, cabins (ROAM Deluxe at Red Rock RV Park and Dallas NE Campground cabins), cottage suites (Starry Night), and glamping tents (Raccoon Mountain). Add-on services include covered RV/boat storage and self-storage (Good Shepherd), and Raccoon Mountain Caverns tours. The company operates a centralized booking platform (book.openroadresorts.com) and Spot2Nite integration for real-time outdoor bookings. Each property maintains its acquired brand identity while sharing the Open Road Resorts family brand.

Differentiator

Problem solved

Functional benefit

Products and services

• Red Rock RV Park Flagship RV park located 22 miles from Yellowstone National Park in Island Park, Idaho. Offers full-hookup RV sites, ROAM Deluxe and standard cabins, tent camping, and Bark'N Stay pet-friendly premium RV sites. Amenities include ATV/UTV trail access, pickleball court, dog park, dog wash, pool, and campfire areas.
• Dallas NE Campground Family-friendly RV park located 45 minutes from Dallas in Caddo Mills, Texas. Features 105 pull-thru and back-in RV sites, 9 cabins (rustic, modern, and deluxe), tent camping, 5-acre fishing lake, swimming pool, splash pad, fitness center, and event venue. Rated 9/9.5/9 by Good Sam.
• Good Shepherd RV Park Premier RV park on a 50+ acre property between Celina and Gunter, Texas. Offers 175 full-hookup RV sites, covered and uncovered RV/boat storage, self-storage units, in-ground pool, hot tub, dog park, dog wash, playground, event center, and fishing ponds.
• Cheyenne Sky RV Park Formerly AB Camping & RV Park, this Cheyenne, Wyoming property offers 104 full-hookup sites shaded by cottonwoods, tent camping, propane filling station, and dog runs. Only Good Sam park in Cheyenne.
• Santa Fe KOA Holiday KOA franchise campground near Santa Fe, New Mexico, featuring the longest RV sites in Santa Fe, deluxe cabins with full bathrooms, camping cabins, tent sites, game room, dog park (KampK9), and putting green. Holds the KOA World Class Guest Service Award.
• West Omaha / NE Lincoln KOA Holiday Family-friendly KOA franchise campground in Gretna, Nebraska, 30 minutes from Omaha and Lincoln. Features in-ground pool, jumping pillow, mini zip line, KampK9 exercise park, snack bar, pizza/wings delivery, and cabin lodgings. KOA Kamp Green recognized.
• Bayou Barataria RV Park River-front RV park in Harvey, Louisiana with 131 extra-long concrete pads, ADA-compliant bathhouse, 24-hour laundromat, fenced dog run, and direct Intracoastal Waterway access. Located 15 minutes from the French Quarter.
• Starry Night RV Resort Modern 15-acre RV resort in Fort Worth, Texas with spacious back-in and pull-thru full hookup sites, extended stay options, and a cottage suite. Located near Stockyards, Texas Motor Speedway, AT&T Stadium, and Six Flags.
• Raccoon Mountain Campground Mountain campground 15 minutes from downtown Chattanooga, Tennessee. Offers RV sites, glamping (safari-style climate-controlled tents), cabin rentals, and tent camping, with direct access to Raccoon Mountain Caverns.
• Elkhorn Creek RV Park Newest Open Road Resorts property in Frankfort, Kentucky, on the Bourbon Trail. Acquired as part of the company's Kentucky expansion.
• ROAM Deluxe Cabin 400 sq ft modern tiny home accommodation at Red Rock RV Park. Sleeps 6 with queen bed in master, two twin beds in elevated loft, pullout sleeper sofa, full kitchen, bathroom, and two outdoor patios. $350/night with 2-night minimum.
• ROAM Cabin Cozy cabin accommodation at Red Rock RV Park that sleeps 4. Includes two queen bunks with linens, stocked kitchenette, private bath with shower and toiletries, outdoor Adirondacks, fire ring, and propane grill.
• Glamping (Safari-Style Tents) Climate-controlled safari-style tent accommodations at Raccoon Mountain Campground providing a glamping experience close to nature for families, couples, and groups.
• Cottage Suite Cottage accommodation at Starry Night RV Resort featuring luxe bedding, full kitchen, private porch, and full resort access.
• Covered RV & Boat Storage Covered storage service at Good Shepherd RV Park for RVs, motorhomes, and boats. 45' X 12.5' covered units with 24/7 coded security gate access. Power options available. Starting at $150/month.
• Self-Storage Units Self-storage units at Good Shepherd RV Park including 10' x 10' square units ($90/month) and 8' x 20' long units ($180/month) for personal belongings.
• Raccoon Mountain Caverns Tours On-site cave attraction at Raccoon Mountain Campground offering guided cave tours. Campground guests receive 15% off tours.
• Open Road Resorts Booking Platform Centralized booking system for reserving stays across all Open Road Resorts properties including RV sites, cabins, cottages, glamping, and extended stays.

Segments6 records

Ideal customer profiles5 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration4 records

Feature3 records

Partnerships

Five partnerships are on record, tiered minor and core.

• AirstreamminorStrategic or Co-development Partner · 26 February 2026Partnership with Airstream, the iconic manufacturer of travel trailers, for the annual Camp Airstream event at Red Rock RV Park. The event celebrates the Airstream community and provides branded glamping-style camping experiences.
• Spot2NitecoreTechnology or Integration · 5 August 2025Spot2Nite is a leading online travel agency (OTA) specializing in real-time outdoor hospitality bookings. The partnership provides Open Road Resorts properties with increased visibility on the Spot2Nite platform, enabling travelers to discover and book stays through their real-time booking system.
• Kampground of America (KOA)coreChannel Partner/ Reseller/ DistributorKOA franchise partnership covering Santa Fe KOA Holiday and West Omaha / NE Lincoln KOA Holiday. Open Road Resorts operates these properties under the KOA brand, benefiting from KOA's national marketing, KOA Rewards loyalty program, and the KOA brand recognition among RV travelers. Properties must meet KOA's quality and service standards.
• Microsoft AdvertisingminorGTM or Marketing PartnerMicrosoft Advertising platform used by Open Road Resorts for targeted digital advertising campaigns. Captures website usage data through first and third-party cookies to determine popularity of products and online activity for advertising purposes.
• Care Camps FoundationminorOthersParticipating KOA properties support Care Camps, which raises funds for medically supervised pediatric oncology camps. During Care Camps Big Weekend, 50% of second night site costs at participating KOAs are donated to the foundation.

Scale indicators3 records

Recent moves7 records

Expansion highlights6 records

Direct peers

• Kampgrounds of America (KOA): Largest North American franchise system of private campgrounds and RV parks. Open Road operates two of its 10 properties as KOA franchisees (Santa Fe KOA Holiday, West Omaha KOA Holiday) and competes directly with KOA-affiliated parks nationwide for RV traveler bookings.
• RVC Outdoor Destinations: Operates a portfolio of RV resorts, cabin rentals, and premium campgrounds in the southeastern U.S. Directly comparable family-RV and amenitized-park model pursuing a similar multi-property, premium-destination strategy.
• Yogi Bear's Jellystone Park Camp-Resorts: Franchised network of family-oriented camp resorts with cabins, RV sites, glamping, and amenity-rich programming. Directly comparable to Open Road's family-and-pet-friendly positioning and amenitized park model.
• Sun Outdoors: Operates a portfolio of RV resorts, campgrounds, and manufactured home communities across the U.S. As one of the largest institutional outdoor hospitality operators, it is a direct consolidator competitor pursuing the same roll-up strategy as Open Road Resorts.
• Thousand Trails / Encore Resorts: Operates the largest network of membership-based RV resorts and campgrounds in North America. Competes with Open Road for the same long-stay, snowbird, and family-RV segments across overlapping U.S. geographies.

Broad incumbents

• Sun Communities: Public REIT with a sizable RV resort portfolio (including Sun Outdoors). Larger and more diversified than Open Road but competes for both RV travelers and acquisition targets in the outdoor hospitality space.
• Equity LifeStyle Properties (ELS): Publicly traded REIT owning RV resorts and manufactured home communities. A broad incumbent competitor with substantially larger scale and capital access, pursuing similar premium RV-resort acquisitions.

Emerging players

• AutoCamp: Design-forward luxury Airstream glamping and cabin resort operator at premium destinations. Comparable to Open Road's ROAM Cabin and glamping concepts and competes for design-conscious outdoor hospitality travelers.
• Hipcamp: Online marketplace for booking private campgrounds, RV sites, cabins, and glamping across the U.S. Functions as a distribution channel and emerging competitor to Open Road's owned-property direct booking platform.
• Harvest Hosts: Membership-based network of unique overnight stays (wineries, farms, RV-friendly sites). Targets the same RV travel and outdoor hospitality customer base as Open Road with a differentiated, asset-light model.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat3 records

Key risks6 records

Key highlights6 records

Customer concentration

• Facebookfacebook.com/openroadresorts
• LinkedInlinkedin.com/company/openroadresorts

Compliance1 record

Revenue estimate

Valuation estimate

Number of profiles

Subsidiaries10 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Open Road Resorts