By Chris Koenig
If you’re eyeing the booming world of RV and boat storage and think all it takes is a gravel lot, some fencing and a Craigslist ad … you’re already losing.
The truth is, Class A RV and boat Storage development is not a casual side hustle. It’s a legitimate asset class — one that requires capital, patience and precision. And if you’re not showing up prepared, someone else will build the facility your future tenants were waiting for.
That’s why Toy Storage Nation created The 2025 TSN Guide to RV and Boat Storage— a no-BS roadmap written by seasoned developers, investors, operators and vendors who’ve been in the trenches.
Top-Five Takeaways for Entering Toy Storage
Here are five key takeaways from the guide for anyone looking to break into the Class A market:
- Demand Is Skyrocketing — But So Are Standards
RV ownership is surging. But your tenants? They’re not looking for a dusty yard behind a warehouse. Today’s customers expect:
- Wide drive aisles,
- Covered parking,
- 24/7 secure mobile gate access,
- Amenities like power hookups, dump stations and wash bays.
This is not budget storage. It’s concierge parking for six-figure toys.
- Site Selection Isn’t Just “Find Land, Build”
It’s about affluent demographics, high RV ownership, strict residential parking rules and zoning flexibility. The parcel might look great on paper, but if you don’t run a deep market and entitlement analysis, you could be paving your way into a financial cul-de-sac.
- Zoning & Permitting Are a Blood Sport
You’ll need to survive CUPs, CEQ, and public comment letters written in all caps. But
with the right prep and political strategy, you can:
- Streamline approvals,
- Minimize delays,
- Win community buy-in with solar and EV infrastructure.
Or you can show up unprepared and get wrecked at the planning commission meeting.
- Sticker Shock Is Real — So Is the ROI
Expect $60 — $100+ per square foot. Canopies, paving, grading, power infrastructure, access control and lighting systems add up fast. But when you do it right, you’re rewarded with:
- High occupancy,
- Premium rents,
- Sticky long-term tenants.
That’s not all: You’ll also earn one of the best NOI margins in commercial real estate.
- Lease-Up Is a Tech-Driven Game
If your leasing process still involves clipboards and gate codes, you’ve already lost to the operator down the road with:
- Real-time online reservations,
- Digital gate access,
- Mobile-first interfaces,
- Smart cameras and automated billing.
Operations matter. Branding matters. Tech matters. All of it shows up in your bottom line.
The TSN 2025 Guide is the most comprehensive resource available for developers entering this asset class. Inside, you’ll find:
- Real construction budgets,
- Zoning & entitlement strategies,
- Marketing tips,
- Vendor recommendations, and
- Site layout ideas and sample plans.
Don’t stumble your way into RV & boat storage. Start with a roadmap.
Chris Koenig is Managing Member of Kingsland Companies LLC, a self-storage and RV/boat storage development, investment and management company. He has been developing real estate for nearly 20 years, from retail/warehouse to now a laser focus on solar-canopy RV/boat storage and self-storage. He has roughly $100 million in solar-canopy RV/boat storage and self-storage projects under his belt/management.
