What Are Some Alternatives to the KOA Franchise?

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What Are Alternative Franchise Chains to KOA Franchise

Considering alternatives to the KOA franchise? Exploring the diverse landscape of outdoor hospitality can unlock unique opportunities for aspiring entrepreneurs. Discovering the right fit for your investment and vision is key to success in this growing market.

What Alternative KOA Franchise Unit Options Exist?

When considering the outdoor hospitality sector, it's important to recognize that the landscape offers more than just one dominant player. Exploring KOA franchise alternatives can reveal opportunities that better align with specific investment goals or market niches. For those looking at campground business opportunities, understanding the competitive set is crucial for making an informed decision.

What are KOA franchise competitors?

In 2025, the primary KOA franchise competitors include well-established brands like Yogi Bear's Jellystone Park Camp-Resorts and Sun Outdoors, alongside rapidly growing players in the glamping sector such as AutoCamp and Under Canvas. These brands differentiate themselves by offering distinct experiences, ranging from family-centric entertainment to more luxurious outdoor accommodations, thus presenting a spectrum of campground business opportunities for prospective investors.

The North American camping market is poised for significant expansion, with projections indicating a 6.5% growth in 2025. This trend is a major catalyst for the development and expansion of these KOA franchise alternatives. Notably, in 2024, non-traditional camping, including glamping, represented over 20% of all camping nights. This segment is expected to climb to 25% by the close of 2025, creating a fertile ground for diverse outdoor hospitality franchises.

When you compare KOA vs other campground franchises, you'll notice substantial differences in branding and target demographics. For instance, Jellystone Park's business model is heavily concentrated on family activities, with over 75% of its revenue in 2024 stemming from families with children under 16. In contrast, Sun Outdoors caters to a broader demographic, encompassing both long-term RV residents and vacationers.

What are the benefits of alternative campground franchises?

Alternative campground franchises often present several key advantages, including enhanced operational flexibility, potentially lower royalty fees, and the ability to target specific niche markets. These alternatives to KOA for RV parks empower owners with greater autonomy in establishing local policies and developing unique on-site amenities that resonate with the local environment.

From a financial perspective, certain alternative campground franchises offer more appealing terms. In 2024, some smaller campground franchise models reported royalty fees within the 5-7% range of gross revenue. This contrasts with KOA's higher fee structure and can lead to an improved net profit margin of 3-6% for a franchisee, a critical factor when assessing non-KOA camping franchise costs.

Many franchise alternatives for camping businesses provide specialized marketing and reservation systems precisely tailored to specific guest profiles. For example, a glamping-focused franchise might implement a marketing strategy targeting high-income millennials, which resulted in an average daily rate (ADR) that was 150% higher than traditional campsites in 2024.

For those interested in understanding the earning potential of a specific franchise in this sector, exploring How Much Does a KOA Franchise Owner Make? can provide valuable context, even when considering alternatives.

What Are The Investment Level Alternatives?

Exploring KOA franchise alternatives opens up a spectrum of investment levels within the outdoor hospitality sector. Understanding these variations is crucial for aligning your financial capacity with your business aspirations.

What are non-KOA camping franchise costs?

The financial commitment for non-KOA camping franchise alternatives is quite diverse. As of early 2025, you could be looking at an initial investment ranging from about $400,000 for converting an existing property to upwards of $5 million for a new, high-end glamping resort. For many of these alternatives, the initial franchise fees typically fall between $30,000 and $75,000.

If you're considering a mid-size RV park franchise, distinct from KOA, building a new 100-site park in 2025 might require an investment of $1.5 million to $3 million. This figure breaks down into land acquisition, which can account for 40-50% of the total cost, infrastructure development at 30-35%, and initial franchise and marketing fees making up 5-10%.

When delving into glamping franchise opportunities, the cost per unit becomes a significant factor. By late 2024, a fully equipped safari tent or yurt can cost between $20,000 and $60,000. Consequently, establishing a 20-unit glamping site could involve an initial lodging investment of $400,000 to $12 million, not including land and infrastructure expenses.

How to invest in outdoor hospitality franchises?

The journey into outdoor hospitality franchises begins with thorough research into available outdoor recreation franchise opportunities. Following this, you'll need to undergo financial qualification and meticulously review the Franchise Disclosure Document (FDD). Most franchisors in 2025 require potential investors to possess a minimum of $250,000 in liquid capital and a net worth of at least $1 million.

Securing the necessary financing is a pivotal step. Options include Small Business Administration (SBA) 7(a) loans, traditional bank financing, and private equity. In 2024, the approval rate for SBA loans within the campground sector saw an increase of approximately 5%, with the average loan amount for this industry reaching around $750,000.

It's essential to budget for ongoing expenses beyond the initial investment. As of 2025, royalty fees for outdoor hospitality franchises generally range from 5% to 10% of gross revenue. Additionally, an extra 1% to 3% is typically allocated to national marketing funds.

For those interested in comparing different models, understanding the specifics of each opportunity is vital. You can learn more about the nuances of owning a specific type of franchise by reviewing What Are the Pros and Cons of Owning a KOA Franchise? to make a well-informed decision.

How To Start A Campground Without Koa?

For entrepreneurs looking to enter the outdoor hospitality sector without the structure of a major franchise like KOA, there are several compelling alternatives. These options provide flexibility and potentially higher profit margins by reducing royalty fees and operational mandates. You can choose to launch a completely independent campground or affiliate with a 'soft brand' or membership network. These affiliations offer valuable marketing and reservation support, often at a lower cost and with fewer operational restrictions than traditional franchises.

What are independent campground franchise options?

Establishing an independent campground means you retain 100% of your revenue, avoiding the royalty fees common in franchise models. However, this independence comes with the responsibility of building your own brand recognition and marketing strategy. Data from 2024 indicates that independent parks typically allocate between 8% and 12% of their gross revenue to marketing to achieve occupancy rates comparable to franchised counterparts. For comparison, franchised locations often pay a combined royalty and marketing fee ranging from 7% to 13%.

A middle-ground approach involves soft brand affiliations. Platforms like The Dyrt's Pro program or Hipcamp's hosting service offer access to a substantial user base. For an annual fee, often under $1,000 as of 2025, these services significantly boost visibility, providing a cost-effective alternative to a full franchise agreement. This strategy can be an excellent way to gain exposure without the extensive commitments of a traditional franchise.

Are there smaller campground franchise models?

Yes, the market offers several smaller campground franchise alternatives. These often target niche markets or provide a more streamlined entry into the industry. They cater to specific experiences, such as rustic camping, eco-lodges, or boutique RV parks, offering a distinct experience compared to larger resort-style campgrounds. These smaller models generally have lower entry barriers.

As of late 2024, some emerging camping franchise alternatives have presented total investment packages starting under $500,000 for smaller conversion projects, assuming the land is already secured. The operational focus for these smaller ventures is on efficiency and delivering unique guest experiences, rather than extensive amenities. Projections for 2025 suggest that smaller, experience-focused campgrounds can achieve higher profit margins, sometimes exceeding 35%, due to lower overhead and labor costs compared to the 20% to 30% average for larger, amenity-heavy parks.

If you're considering the established route, understanding the details is crucial. You can learn more about the process by reviewing the How to Start a KOA Franchise in 7 Steps: Checklist.

Alternative Franchise Chain #1: Yogi Bear's Jellystone Park Camp-Resorts

When exploring alternatives to the KOA franchise, Jellystone Park Camp-Resorts stands out as a compelling option, particularly for those interested in a family-entertainment focused outdoor hospitality franchise. This brand offers a distinct approach to campground ownership.

What is the Jellystone Park investment?

Investing in a Jellystone Park Camp-Resort in 2025 requires a significant capital commitment. The estimated initial investment for a new development can range from $5 million to $20 million. This figure is heavily influenced by factors such as the park's size, its geographical location, and the breadth of amenities offered. For entrepreneurs looking to convert an existing campground, the investment is considerably lower, typically falling between $1 million and $5 million. This conversion cost includes an initial franchise fee of $75,000, as noted in late 2024.

To qualify as a franchisee, candidates must demonstrate a minimum net worth of $2 million and possess at least $500,000 in liquid capital. The ongoing financial obligations include a royalty fee of 7.5% of gross lodging and camping revenue, along with a 15% fee for marketing and reservation services.

The financial performance of Jellystone Parks is robust. In 2024, the average Jellystone Park reported gross revenues exceeding $2.8 million, with top-performing locations surpassing $10 million. This strong performance positions Jellystone Park as a leading camping franchise alternative for investors attracted to a family-entertainment model.

Why is Jellystone Park a top KOA alternative?

Jellystone Park is recognized as a premier alternative to the KOA franchise due to its strong brand recognition, which is deeply rooted in family entertainment, and its well-established, entertainment-driven business model. The franchise provides comprehensive operational support to its franchisees. This support includes detailed activity schedules, guidance on character appearances, and retail strategies. These resources have contributed to a system-wide revenue growth of 12% year-over-year in 2024, showcasing the effectiveness of their support system.

A key differentiator for Jellystone Park is its emphasis on ancillary revenue streams. In 2024, over 40% of a typical Jellystone Park's revenue was generated from non-lodging sources. These include retail sales, food and beverage services, and paid activities such as water parks and mini-golf. This compares favorably to the 20-25% typically seen at more standard campgrounds.

The franchise also benefits from a sophisticated reservation system and effective national marketing campaigns, which consistently drive high demand. The central reservation system is responsible for booking over 50% of all site nights. Furthermore, the brand's loyalty program, Club Yogi Rewards, had over 500,000 active members by the end of 2024, ensuring a stable and engaged customer base. For those considering their options beyond the KOA franchise, understanding the potential returns and operational support is crucial. You can learn more about the earnings potential of a KOA franchise here: How Much Does a KOA Franchise Owner Make?

Alternative Franchise Chain #2: Sun Outdoors

Is Sun Outdoors a franchise?

Sun Outdoors primarily operates through direct ownership and management, differentiating itself from a traditional franchise model. However, it does offer partnership and management opportunities for existing high-quality RV park owners. This makes it a unique KOA franchise alternative for those looking to sell or partner with a major operator, rather than incurring franchise fees.

For campground owners, partnering with Sun Outdoors means becoming part of a portfolio that, as of early 2025, spans over 175 locations across the US and Canada. This integration provides access to the operational expertise and marketing power of its parent company, Sun Communities, Inc. (NYSE: SUI), a real estate investment trust with a market capitalization exceeding $20 billion in 2024. This structure eliminates the financial risk and capital investment often associated with traditional franchising.

This model represents one of the viable alternatives to KOA for RV parks. It can involve selling the property to Sun while potentially remaining as a manager, or entering into a third-party management agreement. This approach offers a different path for those seeking to leverage a well-established brand without the typical franchise investment.

What defines the Sun Outdoors experience?

The Sun Outdoors experience is characterized by high-quality, amenity-rich resorts designed to appeal to a broad spectrum of travelers, from RV enthusiasts to those seeking vacation cottages and glamping experiences. The brand's standard emphasizes pristine facilities, a wide array of recreational activities, and superior customer service.

As of 2024, the average Sun Outdoors property typically featured over 250 sites and a comprehensive amenity package. This often includes multi-pool complexes, modern fitness centers, and on-site dining options. This commitment to a premium resort atmosphere has contributed to an average Net Promoter Score (NPS) of 55, which is 15 points higher than the outdoor hospitality industry average.

Sun Outdoors has also made significant investments in diversifying its lodging options. In 2024, approximately 30% of their available inventory comprised park models and vacation rentals. This segment experienced a 15% increase in revenue year-over-year, successfully broadening their market reach to travelers who may not own an RV.

When considering alternatives to the KOA franchise, it's important to look at the overall investment and operational structure. While KOA offers a defined franchise system, opportunities like Sun Outdoors present a different approach. For instance, while a KOA franchise might have an initial investment starting around $108,000 with a franchise fee of $40,000, partnership models with companies like Sun Outdoors involve different financial considerations, often tied to property acquisition or management contracts rather than upfront franchise fees. This can significantly alter the capital required to enter the outdoor hospitality sector.

The operational support and brand recognition offered by established entities are key factors in choosing between a traditional franchise and an alternative model. Understanding how these different structures impact revenue potential and operational control is crucial for aspiring campground owners. For those interested in the specifics of a traditional franchise, exploring resources like How to Start a KOA Franchise in 7 Steps: Checklist can provide valuable context.

Alternative Franchise Chain #3: Autocamp

Is AutoCamp a glamping franchise alternative?

AutoCamp stands out as a premium glamping franchise alternative, though its model is built on partnerships and development rather than a traditional franchise system. This means investors and landowners can collaborate with AutoCamp to establish new locations, benefiting from its established brand recognition and expertise in the luxury outdoor lodging sector.

The brand is distinctive for its unique, custom-designed Airstream suites and upscale tents. For a new AutoCamp development in 2025, the typical total investment ranges from $15 million to $30 million for a property with 70-100 units, underscoring its positioning in the luxury market.

AutoCamp's financial performance makes it a compelling KOA franchise alternative for those targeting the luxury segment. In 2024, its properties achieved average daily rates (ADRs) exceeding $350 and maintained occupancy rates above 80% during peak seasons, significantly outperforming many traditional campgrounds.

Who is the target audience for AutoCamp?

The primary target audience for AutoCamp consists of affluent millennials and Gen X travelers, typically aged 30-55, who are looking for distinctive, design-forward outdoor experiences without compromising on comfort. This demographic accounted for over 70% of their guest bookings in 2024.

AutoCamp resonates with individuals who are active on social media and prioritize aesthetics and experiences over material possessions. Its locations are highly 'Instagrammable,' and user-generated content contributed an estimated 40% to their social media marketing reach in 2024.

This audience is willing to pay a premium for curated experiences. AutoCamp's revenue per available room (RevPAR) in 2024 was approximately 200-300% higher than that of traditional RV park franchise alternatives in comparable geographic markets, highlighting the financial success of its niche strategy.

When considering alternatives to a KOA franchise, understanding the investment spectrum is vital. While a KOA franchise might have an initial investment starting around $108,000 and a franchise fee of $40,000, AutoCamp's partnership model targets a much higher investment bracket, reflecting its luxury positioning.

For those exploring camping franchise alternatives or RV park franchise opportunities besides KOA, AutoCamp presents a different avenue within the outdoor hospitality franchises landscape. It's important to compare these models not just on initial costs but also on potential revenue streams and target demographics. For instance, while KOA reported a median annual revenue per unit of $703,232 in some disclosures, AutoCamp's higher ADRs and occupancy in its niche market can lead to substantially different revenue profiles.

Alternative Franchise Chain #4: The Dyrt

How does The Dyrt offer a KOA alternative?

The Dyrt presents a distinct approach to the outdoor hospitality sector, serving as a powerful marketing and booking platform for independent campgrounds rather than operating as a traditional franchise. This model empowers park owners to retain their autonomy while significantly boosting their visibility to The Dyrt's expansive community, which boasted over 8 million registered users as of early 2025. This provides a compelling alternative for those looking for KOA franchise alternatives or camping franchise alternatives without the binding franchise structure.

Through its 'The Dyrt PRO' membership, which surpassed 1 million subscribers in 2024, campers gain access to discounts and benefits that actively drive traffic to participating campgrounds. For independent campground owners, this translates into a flexible, low-cost method to attract business, making it an attractive option among alternative campground franchises and independent campground franchise options. In 2024, campgrounds that integrated instant booking through The Dyrt observed an average increase in online reservations of approximately 30%.

What are the costs for using The Dyrt?

The fundamental cost for a campground to be listed on The Dyrt is zero. The platform generates its primary revenue from Pro memberships sold directly to campers, thereby cultivating a substantial, pre-existing audience for campground owners to tap into. This cost-effective strategy is a key differentiator for those exploring non-KOA camping franchise costs.

For campground operators aiming to enhance their online presence and facilitate direct bookings, The Dyrt offers tiered paid management tools. As of 2025, these advanced features are accessible via a subscription model, typically ranging from a few hundred dollars annually. This is a fraction of the significant upfront franchise fees and ongoing royalties associated with traditional models, such as the KOA franchise, which has an initial franchise fee of $40,000 and royalty fees of 8%.

The platform's commission structure on bookings, for those who opt-in to managed services, is also highly competitive. While many Online Travel Agencies (OTAs) can charge between 15% and 25%, The Dyrt's model for its managed partners in 2024 was designed to be substantially lower, often around 10%. This approach maximizes revenue retention for the independent park owner, making it a more financially attractive choice compared to other RV park franchise opportunities besides KOA.

This model provides a stark contrast to the investment required for a KOA franchise, which can range from $108,000 to over $16 million, with a significant upfront franchise fee of $40,000 and ongoing royalty payments. The Dyrt allows owners to explore smaller campground franchise models or even start their operations without a formal franchise agreement, focusing instead on leveraging a robust digital platform for growth.

Alternative Franchise Chain #5: Under Canvas

For those looking beyond traditional camping and RV park franchise opportunities, the luxury glamping sector presents a compelling alternative. While not a franchise in the traditional sense, the Under Canvas model offers a unique approach to outdoor hospitality that appeals to a different market segment.

What is the Under Canvas business model?

The Under Canvas business model is a leading example of a luxury glamping operator and serves as a high-end KOA franchise alternative. They operate on a development and management basis, partnering with landowners and investors to create upscale, eco-friendly glamping resorts. This model focuses on providing a high-quality experience, often featuring safari-style tents equipped with hotel-like amenities, including private bathrooms, king-size beds, and wood-burning stoves.

The investment required to develop an Under Canvas camp in 2025 is substantial, often exceeding $10 million. This reflects its premium market position and a strong commitment to sustainability. Under Canvas is a prime example of how to invest in outdoor hospitality franchises with a focus on ESG (Environmental, Social, and Governance) principles. Their operations are designed to be low-impact, utilizing solar power and flow-reduction water systems. This focus on sustainability was a key factor for 65% of their guests who cited it as a primary booking driver in a 2024 survey.

Why choose Under Canvas over traditional camping?

Guests are drawn to Under Canvas for its distinctive 'luxury-meets-nature' experience. It eliminates the common hassles associated with traditional camping while providing direct access to the outdoors. The brand's average daily rate (ADR) in 2024 was over $400, highlighting a strong market demand for comfortable and convenient nature immersion. For context, the median annual revenue per unit for a traditional KOA franchise can range significantly, with figures from their Franchise Disclosure Document showing a median of $703,232, a different financial profile than the high-end glamping model.

A primary draw for Under Canvas is its strategic placement near iconic U.S. National Parks, such as Zion, Moab, and Glacier. This proximity allows them to tap into the vast market of 325 million annual visitors to national parks who seek comfortable accommodations—a segment often underserved by traditional hotels. This makes it a strong contender among alternative campground franchises.

Under Canvas offers a consistent, high-end brand experience that appeals to a broader audience, including travelers who might not typically consider themselves 'campers.' This approach significantly broadens the market appeal, attracting luxury hotel guests and contributing to a Revenue Per Available Room (RevPAR) that, in 2024, was reportedly 250% higher than the average for all U.S. hotels. This contrasts with the KOA franchise, where the average annual revenue per unit was reported at $4,487,862 in their P&L, but with significant operational costs noted.

While Under Canvas is not a KOA franchise alternative in terms of franchising, it represents a significant segment within the broader outdoor hospitality franchises. For investors interested in campground business opportunities that cater to a premium market, exploring models like Under Canvas is essential for understanding the full spectrum of the industry. It offers a distinct path compared to more traditional camping franchise alternatives or RV park franchise alternatives.