Why Passive Investors Are Replacing Traditional Multifamily Deals With RV Parks

More accredited investors are rethinking how they build long-term income. Traditional multifamily investments once felt like the obvious choice. But that’s changing. RV parks are gaining traction as a more flexible path to monthly cash flow, and they’re showing up more often in portfolios once filled with apartment complexes.

This shift isn’t driven by impulse. It's a sign of broader changes in both investor mindset and real estate strategy. From our base in Honolulu, Hawaii, we see this shift playing out as more investors look for income that also connects with how they want to travel and spend their time. Many of us are no longer seeking scale just for the sake of growth. Instead, we're looking for real assets aligned with our lifestyles, our time preferences, and a vision for long-term wealth. Outdoor hospitality checks those boxes in ways that conventional multifamily sometimes can’t.

Evolving Investor Priorities in Real Estate

In recent years, the definition of success in real estate has started to expand. The familiar playbook of urban density and units per door still has relevance, but it’s not the only model that works. Investors today want control over their time, exposure to assets that feel real, and vehicles that support personal priorities beyond net return.

That kind of thinking is pushing more attention toward outdoor hospitality. These properties offer something unique. Whether it’s space, natural appeal, or guest-focused design, they reflect lifestyle-first momentum that goes beyond spreadsheets. Through the Real Freedom Fund, that focus shows up as RV and glamping resorts located near major national parks and other high-demand outdoor destinations, where guests come for nature-centered trips that repeat year after year.

We often hear from investors who are asking for three things:

• More breathing room between themselves and complicated tenant relationships

• Investment stories they can actually connect with

• Asset classes that thrive outside of crowded city markets

RV parks fit that mix well. They help us avoid the density risks often baked into multifamily investments and provide exposure to unique regions where long-term growth patterns are rooted in tourism, recreation, and mobile living preferences.

Comparing Income Predictability and Cash Flow

One of the most common reasons we hear for this shift is how income shows up. RV parks can deliver month-to-month cash flow that feels more flexible. With dynamic pricing and add-on experiences, income doesn’t just come from space. It builds from services and guest engagement too.

Multifamily investments offer structure, but they also face pressure. Rent controls, tenant laws, and shifting rental expectations can add drag to returns. When turnover increases or upgrades are delayed, cash flow starts to lose its shine.

No asset class is immune to fluctuations, but RV parks usually come with lower fixed operating costs and adjustable nightly rates. That gives them a different kind of agility. It’s this day-to-day pricing control, paired with the ability to respond quickly to demand, that keeps cash flowing on a steady clip.

Seasonality isn’t always a downside. In many cases, peak travel months bring in more than enough to offset shoulder seasons when occupancy dips. This is especially true in strong geographic regions where tourism is baked into local infrastructure.

Operational Efficiency and Passive Ownership

Being hands-off doesn't mean being unaware. It means designing ownership so that the moving pieces take care of themselves, while still delivering on performance expectations.

RV parks stack up well in this category. With remote reservation tools, automated check-ins, and scalable maintenance planning, we often find these properties easier to operate at a distance. That’s an advantage busy investors prioritize: minimal day-to-day involvement, without sacrificing transparency.

When placed inside a structured fund or passive syndication, RV parks can offer the same level of detachment that multifamily investors expect, but with less administrative complexity. Property managers don’t typically deal with evictions or long-term lease enforcement. Instead, it's about hospitality, guest service, and solid logistics.

The rules are much simpler in many regions. RV park zoning and tenant protections usually avoid the red tape that comes with multifamily housing. That means fewer surprises when managing on a state or county level.

Tax Efficiency and Long-Term Wealth Strategy

Recreational assets offer their own tax-friendly angles. Cost segregation, bonus depreciation, and 1031 exchanges can all apply here, depending on how the deal is structured. That’s not unique to RV parks. Multifamily investments share similar hit points.

What’s different is how flexible the planning can be. Land elements, physical improvements, and operational components in RV parks can create visible buckets for tax planning. And when those properties also sit in appreciating regions or areas with limited supply, it puts investors in a strong position to grow their baseline while staying tax efficient.

Many investors we talk to are building with legacy in mind. They want something that moves cash to the income column now, while maturing into something bigger over time. RV parks can support both goals: monthly income backed by real assets, and the ability to hold or exit based on personal long-term planning.

What This Shift Signals About the Future of Real Estate Portfolios

We’re not here to say multifamily is obsolete. There’s still value in cash-flowing apartments that are well managed and well located. What we are seeing is a clear tilt. Investors are reaching for more open-ended strategies. They’re choosing assets that reflect lifestyle values, allow for nuanced planning, and don’t feel walled in by urban cycles.

Adding RV parks to the mix isn’t a trend play. It’s a sign that passive investors want capital to work harder, in smarter ways. They want freedom paired with income, not one at the cost of the other. They’ve realized that volatility doesn't always come from market swings. Sometimes it comes from complexity. Simplifying ownership while keeping return potential high is what makes RV parks a serious contender for long-term real estate allocations. That approach is already backed by a growing portfolio of outdoor and wellness-focused resorts across major Western destinations, with seven properties, hundreds of RV pads and lodging units, and more sites in active development.

At Clear Summit Investments, we’ve seen firsthand how outdoor hospitality assets can reshape passive investing goals, especially for those seeking opportunities beyond traditional income channels. For investors comparing asset classes, it’s worth seeing how RV parks measure up against more familiar models like multifamily investments, not just in theory but in real-world performance. Our strategy focuses on delivering real returns through tangible assets, with a strong emphasis on autonomy, thoughtful tax planning, and long-term value. Aligning your portfolio with your lifestyle and financial freedom could be the next step, we’d welcome the chance to share more. Contact us to start the conversation.