The U.S. Glamping Industry Enters Its Institutional Era

The US glamping market reached approximately $738 million in 2024 and is on track to surpass $1.5 billion by 2030, growing at a 12–13% compound annual rate that doubles the pace of the broader outdoor hospitality sector.⁽¹⁾ What was a fragmented cottage industry five years ago is rapidly consolidating into an institutional-grade asset class. Marriott, Hilton, and Hyatt all entered glamping through acquisitions or brand partnerships in 2024 ⁽⁹⁾, signaling that major hospitality capital now views the sector as a durable, margin-rich complement to traditional lodging. Yet significant headwinds — tariffs adding up to 150% to imported tent costs ⁽¹¹⁾, rural labor scarcity, and nascent underwriting frameworks — mean the path from niche to mainstream will reward disciplined operators and penalize undifferentiated newcomers.

A $738 Million Market Growing at Twice the Rate of Outdoor Hospitality

Multiple research firms converge on a US glamping market size of $680–$740 million for 2024, with Grand View Research’s $737.9 million figure the most widely cited benchmark.⁽¹⁾ IMARC Group estimates a higher $889 million, likely reflecting a broader market definition.⁽²⁾ The US accounts for roughly 83% of North American glamping revenue and 21% of the global market, which itself stood at $3.4–3.8 billion in 2024.⁽³⁾

Forward projections are consistently bullish. Grand View Research forecasts the US market reaching $1.52 billion by 2030 at a 12.8% CAGR, while Arizton projects $1.3 billion by 2029 at 15.1%.⁽¹⁾ Globally, consensus points to $6–7.5 billion by 2030 and $7–10 billion by 2033, with CAGRs clustering around 10–11%.^(3)(12)

Revenue concentration by accommodation type reveals that cabins and pods dominate at 43–48% of market revenue, benefiting from year-round operability and weather resilience.⁽¹²⁾ Luxury tents capture 25–30%, while treehouses — the fastest-growing segment at an 11.4% CAGR — command the highest per-night premiums.⁽¹⁾ By demographics, the 18–32 age cohort generates 43.9% of glamping revenue, and direct bookings still represent 54.7% of the channel mix, a margin advantage operators aggressively protect.⁽⁴⁾

For context, glamping represents only about 2.5% of the $28 billion US camping market by revenue but is growing nearly twice as fast. The KOA 2025 North American Camping Report found that camping spending hit $61 billion in 2024 — and glampers, who spend $251 per day versus the $200 camping average, punch well above their weight.⁽⁵⁾ Cabins and glamping households reached 12.6 million in 2024, an 88% increase since 2019.⁽⁵⁾

745 Properties and an Industry Consolidating Fast

Sage Outdoor Advisory’s proprietary database — the most granular supply-side dataset available — tracks 745 glamping properties and 3,409 units across all 50 states as of mid-2025.⁽⁴⁾ The supply landscape breaks into three distinct tiers: branded operators building national portfolios, marketplace platforms aggregating independent sites, and a long tail of owner-operators running 5–15 units.

Under Canvas leads the branded segment with 13 safari-style camps plus its new Outdoor Collection properties (ULUM Moab, Bar N Ranch, The Fields of Michigan), totaling roughly 900+ tents and suites across 15+ locations. Revenue exceeds $115 million. The company is majority-owned by KSL Capital Partners, a Denver-based PE firm that acquired a controlling stake in December 2018 for a reported $100+ million, followed by a $25 million expansion investment in 2022 and a record $50 million in 2025.⁽⁸⁾ Under Canvas opened two new locations in 2025 (Columbia River Gorge, Yosemite) with White Mountains, New Hampshire slated for June 2026.⁽¹³⁾

AutoCamp operates 8–9 locations with 35–108 units per site (custom Airstreams, luxury tents, cabins), backed by a $115 million commitment from Whitman Peterson with capacity for $115 million more. Its exclusive partnership with Hilton, announced in February 2024, integrates AutoCamp into the Hilton Honors loyalty ecosystem.⁽¹⁰⁾ A 100-property long-term target has been publicly stated but progress has lagged projections.

Postcard Cabins (formerly Getaway House) was the sector’s most consequential transaction of 2024. Marriott International acquired its 29 outposts and 1,200+ tiny cabins in December 2024, with Goldman Sachs advising.⁽⁹⁾ The deal brought Marriott into outdoor hospitality alongside a parallel long-term agreement with Trailborn (5 locations, 559 rooms). Hyatt’s alliance with Under Canvas through Mr. & Mrs. Smith rounded out a remarkable year in which all three major US hotel loyalty programs gained glamping inventory.

Among platforms, Hipcamp dominates with 500,000+ listings, 8 million users, and $98.6 million in total funding (Series C led by Index Ventures and BOND Capital at a $300+ million valuation). Glamping Hub curates 18,000 listings across 115 countries with 64% of traffic from the US. Notably, Tentrr filed Chapter 7 bankruptcy in 2023 after overexpanding during COVID, a cautionary tale about the fragility of platform models reliant on unsophisticated host operators.⁽⁴⁾

Structural Demand Drivers Show Few Signs of Fading

The glamping demand thesis rests on multiple reinforcing tailwinds. A record 181.1 million Americans participated in outdoor recreation in 2024, 58.6% of the population, with 27.5 million new participants since 2019.⁽⁵⁾ The Bureau of Economic Analysis valued the outdoor recreation economy at $696.7 billion in GDP — 2.4% of the national economy.

Within this base, glamping captures the “camping-curious” demographic. KOA’s 2025 report found that 34% of new campers identify as glampers, with Gen Z and millennials comprising 61% of new entrants.⁽⁵⁾ These cohorts spend lavishly: Gen Z glampers average $266 per day, the highest of any demographic. The experience economy provides structural support — Consumer Edge data shows US experience spending grew 32% above pre-pandemic levels through mid-2024, nearly triple the growth rate of discretionary goods.

Wellness tourism, valued at $894 billion globally in 2024 by the Global Wellness Institute and growing at 13.8% annually, creates natural demand overlap. The US alone accounts for $227 billion in wellness tourism spending. KOA found 83% of campers interested in forest bathing and 57% citing waterside relaxation as important to well-being.⁽⁵⁾

Remote work adds a structural demand extension. Nearly 18 million US digital nomads were active in 2024, and 48% of campers now cite Wi-Fi as the most important campground amenity.⁽⁵⁾ Glamping operators increasingly offer Starlink connectivity and extended-stay packages to fill shoulder seasons. Pet-friendly travel — 78% of American pet owners travel with pets annually — is another natural glamping advantage.

Social media functions as an unpaid marketing engine. 82% of travelers say Instagram influences planning, and 72% of millennials and Gen Z have booked destinations based on influencer recommendations.⁽¹⁵⁾

ADRs Rivaling Boutique Hotels with Superior Unit Economics

The industry-wide average daily rate reached $251 per night in 2025, up 21% from $207 in 2023, according to the Cairn Consulting Group’s annual US Glamping Industry Report.⁽⁶⁾⁽⁷⁾ This positions glamping squarely between midscale hotels ($130–165 ADR) and upscale boutique hotels ($193–440), while commanding a 4–7x premium over traditional camping at $35–65 per night.

ADR varies dramatically by structure type. Treehouses consistently command the highest premiums at $350–$1,000+ per night in luxury configurations, driven by scarcity and Instagram appeal. Safari tents range from $150 to $800+, Airstreams and geodesic domes from $120 to $800, and yurts from $100 to $500.⁽⁷⁾ Location near national parks, en-suite bathrooms, and hot tubs each contribute $40–200 in nightly rate premiums.

Exhibit 1: Glamping vs. Hotel Performance Benchmarks

Key operating metrics comparison, 2025 estimates. Source: MMCG database, Cairn Consulting, STR.

Metric	Glamping Average	US Hotel Average
ADR (2025)	$251	$162
Annual Occupancy	50–65%	63%
Implied RevPAR	$126–163	$102
NOI Margin	40–60%	30–39%
Revenue per Unit/Year	~$50,000	~$37,000
Breakeven Occupancy	25–40%	55–65%
Development Cost per Key	$50K–250K	$150K–500K+

Seasonal patterns show peak occupancy of 70–90% in June–August, shoulder periods of 45–65% in spring and fall, and off-season troughs of 15–35%. Roughly 63% of US glamping sites operate year-round. The average length of stay reached 2.7 nights in 2025, up from 2.2 in 2024.⁽⁶⁾ Ancillary revenue (F&B, activities, wellness, events) contributes 15–30% of total revenue at well-run properties.

Development costs per unit range from $15,000–$60,000 for geodesic domes to $80,000–$250,000+ for treehouses, with safari tents at $25,000–75,000 and cabins at $50,000–200,000 fully installed.⁽¹⁵⁾ A typical 20–30 unit resort requires $2–10 million in total development capital including land, infrastructure, and pre-opening costs. The resulting economics are compelling. Breakeven occupancy runs 25–40% for most well-structured operations, and NOI margins of 40–60% are achievable — significantly exceeding the 30–39% GOP margin typical for US hotels.⁽⁴⁾

Geographic Concentration Follows National Parks and Metro Proximity

Texas leads in raw campsite count with glamping facilities (4,679 sites), followed by Florida, California, Arizona, and New York.⁽⁴⁾However, glamping concentration is better understood through two overlapping lenses: national park gateway communities and urban-escape corridors within 2–3 hours of major metros.

Montana anchors the ultra-luxury segment with The Resort at Paws Up (37,000 acres) and multiple Under Canvas properties near Glacier and Yellowstone. Texas Hill Country — the Fredericksburg-Wimberley-Dripping Springs corridor — is among the fastest-growing markets, benefiting from Austin/San Antonio proximity and Texas’s minimal rural zoning. California has dense supply across Big Sur, wine country, Joshua Tree, and Yosemite but faces the most complex regulatory environment (CEQA, Coastal Commission, wildfire mitigation). The Smoky Mountains corridor leverages America’s most-visited national park with Under Canvas, AutoCamp Asheville, and numerous smaller operators.

Emerging markets include New Hampshire (Under Canvas White Mountains opening June 2026), Michigan (Under Canvas Fields acquisition), and the Columbia River Gorge (Under Canvas’s first non-national-park-adjacent location, signaling interest in scenic destinations beyond park gateways).⁽¹³⁾

Regulatory complexity remains the sector’s second-most-cited barrier after financing, with 29% of operators identifying it as a key challenge. Glamping fits no standard zoning category — not quite a campground, not quite a hotel — and most jurisdictions lack specific ordinances.⁽⁴⁾ Texas remains the path of least resistance due to widespread absence of county-level zoning, while Colorado’s Chaffee County has enacted a progressive ordinance allowing glamping on 5+ acre agricultural properties via administrative permit. California passed a significant 2025 bill creating a state-level definition for “low-impact camping areas,” potentially streamlining permitting.

Capital Flows Accelerating Despite Underwriting Immaturity

Three government financing programs serve glamping developers. SBA 7(a) loans offer up to $5 million with 10% equity injection, 25-year real estate terms, and full amortization. SBA 504 loans provide similar amounts through Certified Development Companies. For larger projects, USDA Business & Industry loans guarantee up to $25 million for properties in rural areas (population under 50,000), with 30-year amortization and dual construction/permanent financing — ideally suited to glamping’s rural profile.⁽¹⁵⁾ Both SBA and USDA require demonstrated short-term lodging revenue (over 50% from stays under 30 days) and feasibility studies.

Conventional lenders typically require 25% down and underwrite on NOI, DSCR (1.15–1.25x minimum), and seasonal cash flow analysis. Glamping’s classification as a “special use” property with limited alternative-use value makes collateral coverage a key lender concern.

Cap rates for glamping properties trade in the 8–10% range, comparable to RV parks and reflecting higher management intensity versus stabilized hotels (typically 6–8%).

Institutional investors target acquisitions at 3–5x revenue with 10%+ proforma cap rates.⁽¹⁵⁾ The two dominant outdoor hospitality REITs — Sun Communities (NYSE: SUI) with ~660 properties and Equity LifeStyle Properties (NYSE: ELS) with 446 properties — provide institutional liquidity to the broader sector.

Private equity engagement is deepening. Beyond KSL Capital’s cumulative $175+ million in Under Canvas ⁽⁸⁾, Whitman Peterson’s $115 million commitment to AutoCamp ⁽¹⁰⁾, and L Catterton’s earlier investment in Getaway (now acquired by Marriott) ⁽⁹⁾, the venture ecosystem has funded platforms — Hipcamp’s $98.6 million across four rounds being the largest. The sector’s maturation was captured by Sage Outdoor Advisory: institutional investment interest outweighs the small and limited supply of large multi-site glamping operations.⁽⁴⁾

Tariffs, Labor Scarcity, and Climate Risk Form a Triple Headwind

The most acute near-term risk is tariff exposure. No US textile mill can produce canvas at the scale or quality needed for glamping, and domestic manufacturing infrastructure no longer exists. Diamond Brand Gear, a century-old US tent maker, closed in 2024. New tariffs on Chinese imports have added up to 150% to the landed cost of popular glamping products.⁽¹¹⁾ Vessel departures have fallen more than 65%, and container shipping costs have more than doubled. Luxury safari tents sourced from South Africa, India, and Europe face similar pressures.

Rural labor scarcity compounds operating risk. The American Hotel & Lodging Association reports 65% of hotels face staffing shortagesas of early 2025, with total compensation up 25.6% since 2019.⁽¹⁴⁾ Glamping’s remote locations intensify this challenge — operators must compete for seasonal workers with limited local labor pools.

Climate risk is escalating. The January 2025 Los Angeles fires caused $61.2 billion in damages. Fire seasons are lengthening by roughly one month, and models project wildfire risk could increase up to 6-fold by mid-century under high-emission scenarios. Canvas structures are inherently more vulnerable than permanent buildings. Insurance is a related challenge — no specific actuarial category for glamping exists, and premiums are rising across all commercial lines.⁽¹⁴⁾

Oversupply risk is nascent but worth monitoring. The simultaneous entry of Marriott, Hilton, Hyatt, and Best Western could accelerate supply growth beyond organic demand absorption, particularly near popular national parks.⁽⁴⁾ Consumer discretionary sensitivity is real — glamping at $200–$1,000+ per night is a premium purchase. The partial mitigant is a “trade-down” effect: consumers choosing driveable nature getaways over expensive international flights.

What 2025–2026 Looks Like: AI Pricing, Agritourism, and the Franchise Question

AI-driven dynamic pricing is transitioning from hotel-only technology to glamping. Platforms like Newbook, TakeUp, and RoomRaccoon now offer AI revenue management purpose-built for campgrounds and glamping, with hotels reporting 17% revenue increases and 7.2% RevPAR gains from AI pricing adoption.⁽¹⁵⁾

Agritourism integration represents a significant growth vector. The US agritourism market reached $3.28 billion in 2025, and Hipcamp’s data reveals that vineyard listings are 3x more likely to be booked than average listings. The model — layering glamping accommodation onto working farms, vineyards, and ranches — creates multiple revenue streams with minimal incremental infrastructure and benefits from favorable agritourism zoning exemptions in many states.

Corporate retreats and weddings are emerging as high-value revenue streams that fill shoulder seasons. Under Canvas requires minimum 10-tent bookings for corporate events and offers full-camp buyouts for groups up to 250.⁽¹³⁾ Wedding venue crossover generates premium weekend buyouts. Both segments produce higher per-guest spend and extend occupancy into traditionally soft periods.

Glamping franchising is in its infancy but accelerating. Timberline Glamping Company charges a $40,000 initial franchise fee, while Ferncrest operates on a 7% royalty model with 500K+ social media followers providing brand awareness. No glamping franchise has yet achieved significant scale — Tentrr’s quasi-franchise model ended in bankruptcy — but the model may prove viable for converting landowners who lack hospitality expertise into glamping operators.

Sustainability positioning continues to harden as a competitive differentiator. Glamping generates roughly 15 times less carbon than a comparable hotel stay. Composting toilets cost under $1,000 versus $30,000–40,000 for traditional septic systems. Research indicates eco-conscious travelers will pay a 5–10% price premium for demonstrably sustainable accommodations.⁽¹⁵⁾

Conclusion

The US glamping sector sits at an inflection point between entrepreneurial origin and institutional maturity. Three developments define the current moment. First, the convergence of major hotel brands validates glamping as a permanent hospitality category rather than a pandemic-era fad — Marriott, Hilton, and Hyatt do not make brand-level commitments to transient trends.^(9)(10) Second, unit economics remain structurally attractive, with NOI margins of 40–60% and breakeven occupancies of 25–40% exceeding comparable hotel metrics at significantly lower development costs per key.⁽⁶⁾ Third, the demographic tailwind is durable: Gen Z and millennial preference for experiential, outdoor, and Instagrammable travel is behavioral, not cyclical.⁽⁵⁾

The risks that will separate winners from casualties are equally clear. Tariff exposure on imported structures is an immediate, quantifiable headwind with no domestic supply alternative.⁽¹¹⁾ Regulatory fragmentation means site selection is as much a zoning exercise as a market exercise. And the simultaneous influx of institutional capital — from PE firms, hotel brands, and REITs — will compress margins in supply-saturated gateway markets while rewarding operators who build differentiated experiences, secure favorable regulatory positions, and master AI-driven revenue management. The sector’s total addressable supply of 745 tracked properties remains small enough that disciplined capital deployment can still generate outsized returns, but the window for undifferentiated entry is closing.⁽⁴⁾

Exhibit 2: US Glamping at a Glance

Key market and operating metrics, 2024–2025. Source: MMCG database, Sega Advisory, KOA, Cairn Consulting.

Metric	Value
US Market Size (2024)	~$738M
US Market Size (2030E)	~$1.52B
CAGR (2024–2030)	12.8%
Tracked Properties (US)	745
Tracked Units (US)	3,409
Industry ADR (2025)	$251/night
Average Length of Stay	2.7 nights
Annual Occupancy Range	50–65%
NOI Margin Range	40–60%
Breakeven Occupancy	25–40%
Cap Rate Range	8–10%
Cabin/Pod Development Cost	$50K–200K per unit
Safari Tent Development Cost	$25K–75K per unit
SBA 7(a) Maximum	$5M (10% equity)
USDA B&I Maximum	$25M (rural areas)
Gen Z Daily Spend	$266
Camping Households (US, 2024)	72.4M
Glamping Households (US, 2024)	12.6M
Under Canvas Revenue	$115M+
Hipcamp Total Funding	$98.6M

About MMCG

MMCG Invest, LLC is a premier commercial real estate feasibility consulting firm specializing in SBA and USDA feasibility studies across asset classes including retail, hospitality, gas stations, RV parks, wedding venues and agritourism. Our analyses serve lenders, CDCs, investors, and developers seeking institutional-quality market intelligence for underwriting and investment decisions.

Interest in discussing market conditions for your glamping project?

Michal Mohelsky, J.D. | Principal | mmcginvest.com 

Contact: michal@mmcginvest.com

Phone: (628) 225-1125

Disclaimer: This report is provided for informational purposes only and does not constitute investment advice. Data presented herein is derived from proprietary MMCG databases and third-party sources believed to be reliable; however, MMCG Invest makes no representation as to the accuracy or completeness of such information. Figures from third-party industry databases have been independently verified and, where appropriate, adjusted to reflect MMCG's proprietary analytical methodology. Past performance is not indicative of future results.

Sources:

1. Grand View Research, US Glamping Market Size & Outlook, 2024–2030.

2. IMARC Group, US Glamping Market Size, Share, Growth & Report to 2033.

3. Grand View Research, Global Glamping Market Press Release (CAGR: 10.3%, $6.18B by 2030).

4. Innowave-Studio Glamping Architect

5. KOA Pressroom / NAI Outdoor Hospitality Brokers, 2025 North American Camping & Outdoor Hospitality Report.

6. Modern Campground / Cairn Consulting Group, “Glamping ADR Hits $251/Night,” Glamping Show Americas 2025.

7. Woodall’s Campground Magazine, “2026 Glamping Report Shows Average ADR Continues to Climb.”

8. KSL Capital Partners, Under Canvas Investment Announcements (2018, 2022, 2025).

9. Skift / PR Newswire / Hotel Dive, “Marriott International Explores the Outdoors with Postcard Cabins and Trailborn,” December 2024.

10. Hilton Stories, “Hilton Officially Rolls Out AutoCamp Properties for Booking,” 2024.

11. Stout Tent, “Tariffs & Tents: Why US-Based Outdoor Firms Are Feeling the Strain,” 2025.

12. Mordor Intelligence, Glamping Market Size, Forecast & Share Report 2031.

13. AFAR, Under Canvas Yosemite and White Mountains Expansion Coverage, 2025–2026.

14. Modern Campground / Leavitt Recreation & Hospitality, Insurance Premiums Impacting Campgrounds and RV Parks, 2025.

15. MMCG database (proprietary), Glampitect, Rainier Outdoor, hospitality industry benchmarks.