Blue Water’s Upstream Podcast Features Rob Schutter
Blue Water's Upstream Podcast features Rob Schutter, Retired President of Camp Jellystone and Outdoor Hospitality Icon. 37-Year Industry Veteran Shares Rare In-Depth Reflections on Building One of North America’s Most Recognized Family Camping Brands
Ocean City, MD (April 9, 2026) — Blue Water, an outdoor hospitality investment, development, and management company, released a landmark new episode for the Upstream Podcast featuring Rob Schutter. The recently retired president of Camp Jellystone, the Cincinnati-based franchisor behind Yogi Bear’s Jellystone Park Camp Resorts. Hosted by Rafael Correa, President and CFO of Blue Water, the episode marks the most comprehensive public conversation Schutter has ever given, as he prepares to close out a 37-year career with the organization.
“It’s the experience, stupid. They sleep for eight hours out of the day — we have 16 other hours to fill.”— Rob Schutter, Retired President, Camp Jellystone
About the Upstream Episode
Schutter joined what was then Leisure Systems, Inc. in August 1989 at the age of 29. He stepped into an industry still dominated by pen-and-paper reservation systems and family-run operations. Over the next 37 years, he guided the Jellystone Park franchise from 15 properties to 75+ independently owned and operated locations across 27 U.S. states. During his tenure, Camp Jellystone achieved 16 consecutive years of record revenue growth before post-pandemic normalization.
In this episode, Correa and Schutter trace the full arc of the outdoor hospitality industry’s transformation. From the mom-and-pop campground era of the late 1980s through the explosive growth of glamping cabins, water amenities, and family experience that define the category today. Schutter speaks candidly about the early decision to cut nearly a third of the Jellystone franchise system to protect brand integrity, the infrastructure he built from scratch — including the Yogi Advisory Council, the Club Yogi Rewards loyalty program, a national gift card system, and a centralized reservations platform — and what he sees as the industry’s most pressing challenges ahead.
“Rob hasn’t written a book yet. He hasn’t hosted a podcast,” said Correa. “His public voice has lived almost entirely in trade press and franchise communications. What you’re about to hear is in many ways the most in-depth public conversation he’s ever had.”
Rebuilding Jellystone from 15 to 75+ locations — the brand-integrity decisions and franchise culture that made it possible
The amenity evolution — from primitive tent cabins to full-service vacation rentals, spray grounds, jumping pillows, foam parties, and laser tag
COVID as a catalyst — how outdoor hospitality captured a new generation of non-traditional campers
Post-pandemic normalization and the road ahead — pricing pressures, insurance rates, and the case for refocusing on the core blue-collar family market
Industry association advocacy — Schutter’s 15 years on the ARVC/OHI board, including his 2012–2013 chairmanship, and why engagement matters
Leadership philosophy — “I don’t know what I don’t know” and why nurturing enthusiasm matters more than perfecting the playbook
About Rob Schutter
Rob Schutter studied management and marketing at the University of Cincinnati before joining Leisure Systems, Inc., now Camp Jellystone, in 1989. Over nearly four decades, he rose to the presidency and led the Jellystone Park franchise through its acquisition by Sun Outdoors (a subsidiary of Sun Communities, a publicly traded REIT), in December 2021 and continued as president through the transition.
Schutter served two separate terms on the ARVC/OHI board of directors spanning 15 years, including as chairman in 2012 and 2013. He has served on the OHI Foundation board since 2014 and simultaneously served as president of Cincinnati’s Coney Island amusement park from 2016 to 2021. Schutter is the recipient of the ARVC Stan Martin Award (1999), ARVC Chairman’s Award (2003), ARVC Pioneer Award (2014), and the OHI Unity Through Generosity Award (2025). He retired in March 2026 as one of the longest-tenured executives in outdoor hospitality history.
About the Upstream Podcast
Upstream is Blue Water’s podcast dedicated to giving outdoor hospitality owners and operators direct access to the leaders and innovators shaping the space. Hosted by Rafael Correa, the show is built on a simple belief: a better-informed industry is better for everyone. As the saying goes, a high tide raises all ships.
About Blue Water
Blue Water is an outdoor hospitality investment, development, and management company with more than 15 years of industry experience. The company partners with owners, investors, and operators to create high-performing, guest-focused properties across the RV park, campground, and glamping sectors. To learn more about Blue Water, visit bwdc.com.
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8 Questions to Ask When Considering Third-Party Management for Your RV Resort or Campground
I meet with a lot of campground owners. Some are institutional investors building a portfolio. Others are multi-property owners ready to step back from the day-to-day grind. Some are family operators looking for an intermediary step toward retirement.
What I've learned over 15 years in outdoor hospitality management is that owners are as diverse as the properties themselves. But no matter who I'm sitting across from, they all want to know the same thing:
How do you choose the right third-party RV and campground management company for your property?
Partnering with a third-party RV and campground management company can significantly impact occupancy, guest satisfaction, and long-term asset value. Every owner wants the same thing: someone they can trust to take care of their property, wow their guests, and deliver strong bottom-line performance.
Over the last five years, several third-party RV and campground management companies have burst onto the scene, meaning there are more options than ever before. The most important thing in this search is finding an operating partner you're truly aligned with in core values, strengths, and experience. But to properly vet potential partners, you need to know what specific criteria to look for.
To help owners evaluate their options, here are eight critical questions every RV park or campground owner should ask before hiring a third-party campground management company. These key differentiators are often overlooked. Yet they can mean the difference between a long-term, successful relationship and one filled with frustration and disappointment.
1. How Do You Manage Risk?
Why it matters: Not the most exciting topic, but easily the most important after qualifying the experience of any third-party operator. One poorly managed incident can wipe out years of progress.
What to look for: Best-in-class operators have strong tools and workflows around incident reporting and management. In the campground business, accidents will happen — that is a given. Having robust tools and workflows to document every incident in case of a potential claim is crucial. Don't be afraid to ask for a sample incident report and ask them to explain how those incidents are tracked and stored.
Also, ask how they manage compliance around operating permits and licenses. The best operators have systems that track expiration dates and send automated notifications to stay on top of renewals.
2. Does Your Campground Management Forecast Operational Performance?
Why it matters: Cash is king, and the only way to proactively manage it is by forecasting operating performance. As the saying goes, plans are useless, but planning is essential. Static written plans rarely survive first contact with reality. The planning process prepares you to adapt, think critically, and respond effectively to unforeseen challenges.
What to look for: Ask prospective operators to walk you through their forecasting process and how they translate that forecast into plans and decisions. A good operator makes detailed, calculated assumptions about how rates, occupancy, and ancillary revenues will behave in the coming months. Those assumptions are grounded in booking pace trends and historical performance. Then you adapt an expense strategy to manage bottom-line results. Ask about the frequency of forecasting and whether they monitor their historical forecast accuracy. Experienced operators with strong processes typically forecast monthly.
3. How Do You Leverage Artificial Intelligence (AI)?
Why it matters: AI is changing the way the world works, and operators who don't leverage it will start falling behind. The most important thing AI does for operators is shorten the lag time between insight and action — meaning less time collecting and analyzing information, and more time taking action that impacts results. This is especially critical when analyzing marketing spend performance and rate strategies.
What to look for: AI is a powerful but also potentially dangerous tool. Make sure to ask your operator about their artificial intelligence policies and how they are keeping your data safe. If they are using public AI models without toggling the appropriate settings, your data could be used to train those models. Best-in-class operators have established strong governance around AI use to ensure it is applied appropriately and securely.
4. How Do You Manage Capital Projects?
Why it matters: Turnkey operating partners must know how to manage capital projects effectively. Campgrounds are full of capital-intensive infrastructure — sewer, electrical, water, and more. Operators must have an intimate understanding of how these systems work, how to maintain and repair them, and how to manage the contractors who service them.
What to look for: Make sure your operating partner has a proven track record with capital projects. Planning, designing, permitting, and project management are all critical steps to a successful outcome. Ask for specific examples of capital projects they have successfully managed. For projects with a defined return on investment (ROI), ask the operator to show you how they calculate that ROI so you can make informed decisions.
5. How Sophisticated Is Your Campground Financial Reporting?
Why it matters: Reliable and timely financial reporting is the bedrock of good decision-making. When you are not on the property every single day, it is harder to keep your finger on the pulse of what is happening. That makes quality financial reporting your primary window into your business.
What to look for: Does your operator use enterprise-grade accounting software? QuickBooks is great, but it is not very scalable for a multi-property operator. Do they manage properties for institutional investors? You may not need the same reporting controls as a publicly traded company. But it is a strong signal when your operating partner's financial systems are built to that standard. Ask to see a sample chart of accounts and financial reports. A proven framework like the USALI™ Uniform System of Accounts for the Lodging Industry can transform financial reporting from a history book into a true performance management tool.
6. Do You Have Experience with Crisis Management?
Why it matters: When it comes to crisis management experience, it is better to have it and not need it than to need it and not have it. During challenging times, having an operating partner who knows how to navigate a crisis can be priceless. Keeping a cool head, communicating effectively, and documenting accurately can all help mitigate the consequences of a crisis-level incident.
What to look for: Ask your operator if they have a documented crisis management strategy that their team is trained on and can reference as needed. Ask for specific examples of how they have managed serious incidents in the past. Ask whether they have a crisis communication and public relations (PR) strategy ready to deploy at a moment's notice. Their answers will give you a very clear picture of whether your operator has the preparation and experience to manage through a crisis.
7. How Do You Manage Online Travel Agents (OTAs)?
Why it matters: While direct bookings are always preferred, OTAs present a meaningful value proposition for every RV resort and campground. They can introduce your property to new guests and fill lower-demand periods. The number of viable OTA options in the outdoor hospitality industry is growing rapidly, and campers and glampers are becoming increasingly savvy about how to leverage them.
What to look for: Best-in-class third-party operators have strong relationships and dedicated account managers with most major OTAs. Ask how they leverage those relationships to negotiate discounted OTA fees — their buying power can save you money while simultaneously growing your revenues. Ask about their experience with your specific property management system (PMS) and how it connects to the various OTAs to manage available inventory. Experienced operators know which OTA connections are working well, which are still being developed, and which OTAs perform best in specific markets or site types. This landscape is evolving rapidly, so having an operating partner who is staying on top of it is essential.
8. When Backed into a Corner, Do You Choose People or Profits?
Why it matters: As Simon Sinek explains in his book The Infinite Game, operating a business is not a zero-sum game. The goal is to keep playing and get a little bit better at it every day. Short-term, profit-focused decisions are often shortsighted in the hospitality business. A guest's perception of value is infinitely more important than the actual nightly rate they are paying. Understanding this distinction is the difference between running a campground your guests love and return to year after year — and operating a property that fosters no loyalty or repeat business.
What to look for: Ask your third-party provider about their mission, vision, and guiding principles. Are they truly guest-centric — and what does that mean to them? Why did they choose those specific core values? Ask for concrete examples of how those values show up in staff training and everyday decision-making. Ask how guest satisfaction is measured, which metrics are tracked, and how online reviews are handled — especially negative ones. Their answers will reveal whether your operating partner will treat your guests with the same level of care and accountability that you would yourself.
Choosing the right third-party RV and campground management company to take over operations is arguably one of the most important decisions you will ever make. Don't rush it. Make sure you properly vet your options, be intentional in the process, and don't be afraid to ask the hard questions. It is always better to do it up front than to deal with the consequences after the fact.
Key Takeaways
Choosing the third-party RV and campground management company is crucial for occupancy and guest satisfaction.
Ask critical questions about risk management, financial reporting, and AI usage before hiring a partner.
Evaluate an operator's experience with crisis management and capital projects for successful collaboration.
Strong relationships with OTAs can optimize bookings and increase revenue for RV parks and campgrounds.
Understand an operator's core values to ensure they prioritize guest experience over short-term profits.
About the Author
Rafael Correa is the President & CFO of Blue Water Hospitality and a proud member of the Outdoor Hospitality Industry (OHI) Board of Directors.
With over 15 years of experience in property management, Rafael has built a reputation as one of the most forward-thinking operators in the outdoor hospitality industry. As President & CFO of Blue Water, a leading RV resort and campground investor, developer, and manager operating properties from Maine to Florida and across the U.S., he oversees a portfolio defined by operational excellence, guest-first culture, and data-driven performance management.
In 2024, Rafael was elected to the OHI Board of Directors in the organization’s first-ever at-large national election. A contested race that drew a record 37 nominations and more than double the typical voter turnout. He was sworn in at the Outdoor Hospitality Conference & Expo (OHCE) in Oklahoma City. He continues to advocate for member success, industry best practices, and the next generation of exceptional guest experiences.
America's 250th: The Most Beautiful Historic Places to Visit
A Blue Water Hospitality Travel Guide | America’s 250th Anniversary Edition
On July 4, 2026, the United States turns 250 years old. The Semiquincentennial — or "America250" — is more than a calendar milestone. It is an invitation to travel. It is a chance to explore and to reconnect with the landmarks that shaped this nation. From the Badlands to the Chesapeake, from Mammoth Cave to Yellowstone, the American story is written across the land itself.
At Blue Water, we build properties in places that matter most, from coastal towns with colonial roots to mountain valleys carved by history. Islands, rivers, and caves that have witnessed centuries of American life. This year, we invite you to explore ten extraordinary historic destinations. Each destination is paired with Blue Water properties that place you at the heart of America's most storied places.
Why 2026 Is the Year to Travel America
America250 is set to be the biggest national celebration since the Bicentennial of 1976. Communities coast to coast are planning festivals and special events. They're marking a quarter-millennium of American democracy. Travel experts are predicting a historic surge in domestic tourism — and with good reason.
Travel trends heading into 2026 show Americans drawn to "heritage travel." These are trips built around an authentic connection to history, nature, and the land. According to the U.S. Travel Association, cultural and heritage tourism is one of the fastest-growing segments in domestic travel. Travelers want experiences that are meaningful, grounding, and uniquely American.
The timing is perfect. Americans are rediscovering their own backyard — and what a backyard it is. Blue Water's portfolio spans 24 states. We place guests within reach of the nation's most significant historic corridors. Whether you arrive by car, RV, or plane, a Blue Water property is your basecamp for an unforgettable America250 adventure.
Key Takeaways
2026 marks America's 250th Anniversary, inviting travelers to explore historic landmarks across the nation.
Blue Water Hospitality offers properties in key locations, connecting guests to significant destinations for America250.
Top destinations include the Badlands, Chincoteague Island, Natural Bridge, Cape Charles, Mammoth Cave, Niagara Falls, and Yellowstone.
Travel trends reveal a rising interest in heritage travel, emphasizing authentic experiences with American history.
Plan your America250 adventure with Blue Water for access to historic properties that embody the American story.
Landscape of eroded hills & mountains at Badlands National Park
1. The Badlands & Black Hills, South Dakota
Few landscapes feel as ancient or as humbling as the Badlands of South Dakota. Millions of years of wind and water sculpted these striped spires and eroded buttes. They stretch across the Great Plains like a vivid dream. The Lakota Sioux called it "makhóšiča" — bad lands. Their history is woven into every canyon and ridge.
Just a short drive away, the Black Hills rise from the plains. Mount Rushmore was carved between 1927 and 1941. It presents four presidents — Washington, Jefferson, Roosevelt, and Lincoln — gazing eternally westward. Nearby, the Crazy Horse Memorial continues to take shape. It is a monumental tribute to the Indigenous people of the Great Plains. Custer State Park, Wind Cave National Park, and Deadwood round out a region that is part frontier myth, part living history.
In 2026, America reflects on 250 years of westward expansion and Indigenous heritage. There is no more fitting pilgrimage than this.
Where to Stay Near the Badlands
If you're looking for the best RV resort near Badlands National Park, Badlands Hotel & Campground and Badlands/White River KOA place guests right at the edge of the park. Book a campsite at Badlands/White River KOA for unmatched access to the formations, or book a stay at HTR Black Hills in Rapid City — the ideal basecamp for exploring the Mount Rushmore region with major events throughout July. All three properties are among the most convenient places to stay near the Badlands for the 2026 Semiquincentennial season.
America250 Tip: Book early — the Black Hills and Badlands are expected to be among the most visited destinations in the country during the 2026 Semiquincentennial summer season.
Boats cruise through Chincoteague Bay, Virginia, overlooking Chincoteague Bay RV Resort & Cottages.
2. Chincoteague Island & the Virginia Coast
Chincoteague Island sits along Virginia's Eastern Shore. Marshes and tidal creeks separate it from the mainland. Assateague Island — a barrier island of wild ponies and pristine beaches — lies just beyond. The famous Chincoteague Ponies are thought to descend from horses that survived a colonial-era shipwreck. They have roamed Assateague freely since the 17th century. Every July, in a tradition dating to 1925, the ponies swim across the channel. It is a spectacle that draws visitors from across the country.
The island is a window into colonial and maritime America. Watermen have harvested oysters and clams here for generations. The Chincoteague National Wildlife Refuge protects miles of unspoiled coastline. It looks much as it did when colonists first settled Virginia's Eastern Shore in the 1600s.
Where to Stay Near Chincoteague
Blue Water operates multiple properties on Chincoteague, making it one of the best places to stay on Virginia's Eastern Shore. Book a campsite at Chincoteague RV Resort & Cottages or Jellystone Park™ at Chincoteague Island for a family-friendly coastal escape, or choose the boutique BluFin Bungalows & Marina for waterfront accommodation with a more intimate feel. In 2026, with the nation celebrating its coastal heritage, Chincoteague is a destination not to be missed.
Hiking in Shenandoah National Park
The Shenandoah Valley is one of the most historically layered landscapes in America. George Washington surveyed here as a young man, and Thomas Jefferson owned Natural Bridge — a 215-foot geological wonder he called "the most sublime of Nature's works." The valley fed the Confederacy and was fought over in dozens of Civil War engagements. Today, it remains a place of extraordinary beauty and deep history. Most notably, the Blue Ridge Parkway traces the eastern ridge of the valley with 469 miles of scenic highway offer some of the most breathtaking mountain views in the country.
3. Natural Bridge & the Shenandoah Valley, Virginia
Natural Bridge is a natural limestone arch spanning 90 feet across Cedar Creek. It formed over millions of years. Jefferson carved his initials into its wall as a young man. It remained private land until Virginia designated it a state park in 2016. Further north, the Shenandoah River offers stunning paddling, fishing, and scenery. Nearby, Endless Caverns in New Market wind for miles beneath the valley floor. Discovered in 1879, they are still yielding new cavern passages today.
Where to Stay Near Natural Bridge & the Shenandoah Valley
For families looking for the best campground near Natural Bridge, Virginia, Jellystone Park™ at Natural Bridge puts you within minutes of the landmark. Book a site at Luray RV Resort on Shenandoah River for stunning river access further up the valley. Underground adventurers should book a tour at Endless Caverns and stay at the adjacent Endless Caverns RV Resort. In 2026, the Shenandoah Valley stands as one of America's great heritage corridors, and Blue Water puts you right at its heart.
Fishing off the docks at Sun Outdoors Cape Charles Family Camping Resort
4. Cape Charles & the Chesapeake Bay, Virginia
The Chesapeake Bay is where American history begins. Jamestown, the first permanent English settlement in the New World, was established here in 1607. John Smith mapped the Chesapeake in 1608. The bay's vast watershed fed the colonists and connected their towns. It defined the Mid-Atlantic's identity for centuries. This water is not merely scenery — it is the original American highway.
Cape Charles sits at the southern tip of the Delmarva Peninsula. It is a beautifully preserved Victorian-era railroad town. Its main street is lined with turn-of-the-century architecture. Galleries, restaurants, and shops fill the blocks, with the bay shimmering at the end of every cross street. The Eastern Shore's slower pace and maritime culture feel like a step back into a gentler America.
Where to Stay Near Cape Charles & the Chesapeake Bay
Cape Charles / Chesapeake Bay KOA and Sun Outdoors Cape Charles are two of the largest and best-equipped camping resorts on the Chesapeake — ideal for families looking for the best RV parks on Virginia's Eastern Shore. Tall Pines / Chesapeake Bay KOA in Temperanceville rounds out the offering. Book a stay at any of these properties to experience the coastline where the American story began, just in time for the 250th anniversary.
The stairs into the entrance at Mammoth Caves, Kentucky
5. Mammoth Cave, Kentucky
Beneath the hills of south-central Kentucky lies the longest cave system on Earth. Mammoth Cave stretches more than 400 miles of explored passages. It holds at least 5,000 years of human history. Native Americans gathered minerals here over 4,000 years ago. During the War of 1812, miners harvested saltpeter for gunpowder from its tunnels. Enslaved guides led early tourists through the passages by torchlight. The cave became a National Park in 1941 and a UNESCO World Heritage Site in 1981.
Above ground, Mammoth Cave National Park covers 52,000 acres. Miles of hiking trails wind through old-growth forests along the Green and Nolin rivers. The region feels timeless. Limestone ridges, cedar glades, and river bottoms look much as they did when frontiersmen first settled here two and a half centuries ago.
Where to Stay Near Mammoth Cave
Looking for the best campground near Mammoth Cave National Park? Jellystone Park™ at Mammoth Cave offers a family-friendly resort experience just minutes from the park entrance. With 315 sites and classic Jellystone amenities alongside the deep historical pull of the cave, it is the ideal base for booking a Kentucky heritage adventure in 2026.
Niagara Falls, a roaring waterfall with boat cruise tours
6. Niagara Falls, New York
Few natural wonders have captured the American imagination like Niagara Falls. The three cataracts — Horseshoe Falls, American Falls, and Bridal Veil Falls — have drawn travelers since the 18th century. Presidents, poets, and honeymooners have all made the pilgrimage. In 1896, Nikola Tesla harnessed their power to light Buffalo. It was one of the first long-distance AC electricity demonstrations in the United States.
The Niagara region is steeped in American and Canadian history. War of 1812 battles were fought along these shores. Underground Railroad routes crossed into Canada through this region. Grand Island sits in the Niagara River between the two countries. It offers a perfectly positioned basecamp for the falls, historic fort sites, and the stunning Niagara Gorge.
In 2026, Niagara Falls stands as one of the continent's most iconic landscapes. It is a reminder that America's greatness is not only human-made. It is written in the thundering, unceasing power of the natural world.
Where to Stay Near Niagara Falls
For travelers looking for the best place to stay near Niagara Falls on the American side, HTR Niagara on Grand Island offers easy access to the falls, the gorge, and the region's historic sites. Book a stay at HTR Niagara and use it as your basecamp for one of America's most iconic natural landmarks.
Kayakers in the Currituck Sound at Outer Banks West KOA
7. The Outer Banks & Crystal Coast, North Carolina
The Outer Banks of North Carolina stretch 200 miles along the Atlantic. This thin chain of barrier islands is one of America's most dramatic coastlines. These shores have witnessed some of the most consequential events in American history. The Lost Colony of Roanoke vanished here in the late 16th century — one of history's great unsolved mysteries. The Wright Brothers made the first powered flight at Kitty Hawk in 1903. Blackbeard the pirate met his end near Ocracoke in 1718. Hundreds of shipwrecks lie offshore in what mariners call the "Graveyard of the Atlantic."
Further south, the Crystal Coast offers a different but equally rich experience. Beaufort is the third-oldest town in North Carolina. Its colonial history dates to 1709. The waterfront historic district, maritime museum, and nearby Cape Lookout National Seashore all offer an immersive window into early American coastal life.
Where to Stay Near the Outer Banks & Crystal Coast
Outer Banks West / Currituck Sound KOA provides a superb basecamp for exploring the northern Outer Banks — one of the best campgrounds near Kitty Hawk and Currituck Sound for RV travelers and tent campers alike. For those exploring the Crystal Coast, the Crystal Coast Oceanfront Hotel in Atlantic Beach offers coastal comfort with direct ocean access and is a short drive from Beaufort's historic downtown. Book a room at Crystal Coast Oceanfront Hotel for convenient access to Cape Lookout and the state's finest colonial history.
Downtown Pigeon Forge and the Smoky Mountains of Tennessee
8. Pigeon Forge & the Great Smoky Mountains, Tennessee
The Great Smoky Mountains are the most visited national park in America. The mist-covered Appalachian peaks are among the oldest mountains on Earth. Cherokee culture flourished here for thousands of years before European contact. Scots-Irish and English settlers arrived in the 18th century. They built the distinctive mountain culture of Appalachia — its music, crafts, food, and folklore. The Trail of Tears began in these hills in 1838. It remains one of American history's most painful chapters.
Today, the Smokies offer extraordinary natural beauty. Dense hardwood forests, cascading waterfalls, and historic mill sites await. The region has more tree species than all of Northern Europe. Pigeon Forge and nearby Gatlinburg serve as the gateway communities. Dollywood, the Titanic Museum, and dozens of other attractions sit alongside genuine mountain culture.
Where to Stay Near the Great Smoky Mountains
For travelers seeking the best RV resort near Pigeon Forge and the Smokies, Sun Outdoors Pigeon Forge in Sevierville is ideally positioned as a gateway to all the Smokies have to offer. With 308 sites and resort-quality amenities, booking a campsite at Sun Outdoors Pigeon Forge gives travelers the perfect launchpad for hiking, heritage exploration, and celebrating America's Appalachian soul in 2026.
Galveston, Texas aerial view
9. The Texas Gulf Coast
Long before the American Revolution, the Texas Gulf Coast was steeped in the history of three nations. Spanish explorers charted these shores in the 1500s. They established missions and presidios that defined the region for centuries. The Texas Revolution of 1836 culminated at the Battle of San Jacinto. It gave birth to the Republic of Texas and reshaped the American map. Galveston was once the largest city in Texas. It became the Ellis Island of the Southwest, welcoming waves of European immigrants. Then the Great Storm of 1900 nearly destroyed it. It remains the deadliest natural disaster in American history.
Today, the Texas Gulf Coast stretches from the bayous north of Galveston down to the Rio Grande Valley. Brownsville sits at the southernmost tip of the continental United States. The coastline is extraordinary in its diversity. Shrimping towns and birding hotspots. Civil War forts and Spanish colonial heritage. World-class fishing and some of the warmest waters on the Gulf. In 2026, the Texas coast offers a uniquely American story — one of conquest, resilience, and reinvention.
Where to Stay on the Texas Gulf Coast
Blue Water operates three of the best RV resorts on the Texas Gulf Coast, spanning the full length of the shoreline. In Freeport, Blue Water RV Resort offers convenient access to the upper Texas coast, Brazoria National Wildlife Refuge, and the historic Brazosport area. For travelers looking for the best RV resort near Galveston, Stella Mare RV Resort delivers upscale Gulf Coast living steps from the island's storied Strand Historic District, Victorian architecture, and world-class fishing. At the southern tip of the state, Jetstream RV Resort – Tropical Trails in Brownsville places guests at the gateway to South Padre Island, the Rio Grande Valley's legendary birding trails, and the rich Spanish colonial heritage of the borderlands. Book a stay at any of these properties for an unforgettable Texas Gulf adventure in 2026.
Yellowstone National Park waterfall
10. Yellowstone & the American West, Montana
On March 1, 1872, President Ulysses S. Grant signed the Yellowstone National Park Protection Act. It created the world's first national park. The idea was extraordinary then — and remains so today. A nation set aside millions of acres of wild land. Not for development. Not for extraction. For the wonder and enjoyment of all people, for all time. Yellowstone was America's gift to itself — and, ultimately, to the world.
The park covers 2.2 million acres of volcanic landscape. Geysers, hot springs, fumaroles, and mud pots dot the terrain. Vast grasslands and dense forests surround them. Bison, wolves, grizzly bears, elk, and pronghorn roam freely. The Yellowstone River is the largest undammed river in the lower 48 states. It carves through a canyon of golden rhyolite that rivals the Grand Canyon for sheer drama.
Where to Stay Near Yellowstone
For the best RV resort near Yellowstone's north entrance, look no further than Sun Outdoors Yellowstone North in Gardiner, Montana — the only town with a year-round road entrance to the park, through the historic Roosevelt Arch. Book a campsite at Sun Outdoors Yellowstone North and wake up steps from one of America's most iconic natural landscapes. In 2026, as America celebrates 250 years, there is perhaps no more fitting place to reflect on what makes this country great.
Bonus Destinations: New England & the Great Lakes
America's story didn't begin in one place. The 250th anniversary is the perfect reason to explore more historically rich corners of the country. Maine's southern coast is among the oldest settled coastlines in America. English fishing settlements date back to the early 1600s. The Maine coast defined much of early American maritime culture and commerce. Its rugged beauty remains largely intact.
In the Great Lakes, Door County, Wisconsin, sits on a 75-mile peninsula between Green Bay and Lake Michigan. The land has been inhabited for thousands of years. Its 19th-century fishing villages, limestone bluffs, and cherry orchards offer a window into the immigrant culture that shaped the Midwest. Five state parks protect the peninsula's remarkable natural character.
Where to Stay in Maine & Door County
Book a stay at Sun Outdoors Wells Beach or Lebanon KOA on Salmon Falls River for prime access to Maine's southern coast — among the best campgrounds in southern Maine for heritage travelers. In Wisconsin, HTR Door County in Egg Harbor is one of the best RV resorts on the Door Peninsula, ideally positioned for exploring the region's state parks, villages, and shoreline.
Assateague Island wild horses gathered for the annual Chincoteague Pony Swim
Plan Your America250 Adventure with Blue Water
Blue Water Hospitality has 67 properties across 24 states. From the Atlantic coast to the Montana mountains. From New England shores to the Texas Gulf. We are your partner for the most significant travel year in a generation. Whether you travel by RV, hotel suite, or cozy cottage, a Blue Water property puts you where it matters — close to the history, landscapes, and stories that make America what it is.
America turns 250 in 2026. It is a country shaped by its land and tested by its history. It is defined by the diversity of its people and places. The best way to celebrate is to travel it. Stand where Washington stood. Look up at the faces on the mountain. Hear the thunder of Niagara. Walk through a cavern carved by time itself.
Blue Water Earns 18 Booking.com Traveller Review Awards for 2026
Blue Water Earns 2026 Traveller Review Award Recognition from Booking.com Across 18 Properties
Ocean City, MD (February 11, 2026) — Blue Water is proud to announce that 18 properties across its portfolio have been recognized with the prestigious Traveller Review Award from Booking.com.
The Traveller Review Award is presented annually to properties that maintain an average guest review score of 8.0 or higher, based entirely on verified guest feedback. The award reflects consistent service excellence, strong operational performance, and a commitment to delivering outstanding guest experiences.
“We are incredibly proud of our property teams for earning this recognition,” said Jess Nichols, Chief Operating Officer of Blue Water. “An 8+ rating on Booking.com is a direct reflection of guest satisfaction. This achievement underscores the consistency, care, and operational discipline our teams bring to each property, every day.”
The following Blue Water properties received the 2026 Booking.com Traveller Review Award:
Recognition across multiple property types — from hotels to outdoor resorts and unique lodging experiences — demonstrates Blue Water’s operational versatility and commitment to excellence in every market we serve.
Booking.com’s Traveller Review Awards are based on millions of verified guest reviews and are considered one of the most credible guest-driven recognitions in the travel industry.
Blue Water remains committed to operational excellence, service consistency, and creating destinations where guests can relax, connect, and create lasting memories. For more information about Blue Water and its portfolio, visit www.bwdc.com.
About Blue Water
Founded in 2002, Blue Water is a premier outdoor hospitality management company overseeing a diverse nationwide portfolio of RV resorts, campgrounds, hotels, marinas, and attractions. With more than 60 destinations nationwide, Blue Water delivers operational excellence through disciplined management, strategic marketing, and experience-driven hospitality. Learn more at BWDC.com or follow Blue Water on LinkedIn, Facebook, and YouTube.
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Blue Water Development & FindUsCamping: The 2025 East Coast RV Crawl Adventure!
At Blue Water Development, we believe that the heart of every great camping and RV camping experience is not just the location but the community built around it. That’s why we are thrilled to continue our long-standing partnership with FindUsCamping in 2025! Jimmy and Lisa, the passionate full-time RVers behind FindUsCamping, have spent years inspiring travelers with their engaging camping and RV content. Through their blog, YouTube channel, and social media platforms, they have helped countless adventurers discover top destinations, must-have gear, and invaluable RV lifestyle tips.
Blue Water and FindUsCamping share a commitment to making RV camping more accessible, enjoyable, and connected. Our partnership goes beyond just showcasing incredible locations—we're dedicated to bringing people together, supporting fellow travelers, and creating unforgettable experiences on the road.
FindUsCamping isn’t just about reviews and recommendations; they are pioneers in immersive RV experiences. Their Mobile Display Unit (MDU), a fully-equipped RV and truck, travels across the country, giving RVers the opportunity to see, touch, and test products in real-world conditions. This hands-on approach ensures that travelers are equipped with the best tools for their journeys, making their adventures smoother and more enjoyable.
The 2025 FindUsCamping Crawl: A Journey Across the U.S.
This year’s FindUsCamping Crawl is bigger and better than ever, with stops at some of the most incredible campgrounds across the country—many of them Blue Water properties! Whether you’re looking to join the adventure for a weekend or follow the entire route, here’s a look at the exciting journey ahead:
April 7th-12th: Sugarloaf Key RV Resort & Cottages, FL – Kicking off at Point Zero in Key West, this stop sets the stage for an unforgettable adventure.
April 15th- 9th: Wildwood RV Village, FL – Sponsored by RV Life, this campout will be a highlight for the RVing community.
April 29th-May 4th: Outer Banks West, NC – Ocean views, coastal charm, and plenty of opportunities to soak in the beauty of OBX.
May 4th-10th: Endless Caverns, VA – This mid-crawl stop brings outdoor exploration to the next level, including a special Community Day on May 10th!
May 20th-24th: HTR Niagara, NY – The adventure moves north to the breathtaking Niagara region.
June 19th-23rd: Sun Outdoors Wells Beach, ME – The final stop at the Northern Point Zero in Maine closes out an incredible journey.
Endless Caverns Community Day – May 10th, 2025
One of the most anticipated stops on the Crawl is Endless Caverns, where the FindUsCamping team will host a Community Day packed with fun, entertainment, and local engagement. Highlights include:
Various Vendors: Featuring local businesses and top RV brands to enhance your camping experience.
Discounted Cave Tours: Special ticket prices for campers to explore the legendary Endless Caverns.
Exclusive Town Specials: Endless Caverns guests can enjoy exclusive discounts at nearby restaurants and attractions.
Live Evening Entertainment: Featuring Kate Watson, a former American Idol contestant, who will take the stage to end the day on a high note.
Fundraising for the Local Fire Department: Giving back to the community by supporting local first responders.
Join the Adventure
The 2025 FindUsCamping Crawl is shaping up to be an incredible journey, and we invite you to be a part of it! Whether you’re a full-time RVer or a weekend camper, this experience offers the perfect opportunity to explore RV camping like never before.
Follow along with FindUsCamping and Blue Water Development as we bring you exclusive content, behind-the-scenes looks, and exciting updates from the road. Be sure to check out the RV Trip Wizard link to map out the full journey: FindUsCamping Crawl 2025.
Get ready to hit the road, embrace the adventure, and create memories that will last a lifetime!
Embrace the Winter Texan Lifestyle: Why Texas is the Ultimate Winter Escape for You
As the days grow shorter and the temperatures begin to drop, the allure of escaping to a warmer climate becomes irresistible for many. Enter the Winter Texan, or Snowbird, lifestyle—a tradition beloved by those who seek sunshine, adventure, and relaxation when the chill of winter sets in. If you're considering joining the ranks of these seasonal migrators, there's no better time to reap the benefits of spending your winter in Texas. With its mild climate, diverse attractions, and warm hospitality, Texas offers everything you need to make the most of the colder months.
Why become a Winter Texan?
Texas is a state that truly has it all—whether you're seeking sandy beaches, rolling hills, or vibrant cities, you'll find it here. Winter Texans are drawn to the Lone Star State for its perfect blend of relaxation and recreation. With an average winter temperature ranging between 55°F and 75°F, Texas provides the ideal environment for outdoor activities without the biting cold of more northern regions.
From coastal escapes to charming Hill Country towns, Texas is rich in culture, natural beauty, and year-round entertainment. Here’s why becoming a Winter Texan could be your best decision yet:
Mild Winters: Say goodbye to snow shovels and icy roads. Texas winters are mild, with plenty of sunshine to brighten your days. Enjoy morning walks along the beach, afternoon hikes in the hills, or simply basking in the sun by the pool.
Affordable Living: The cost of living in Texas is lower than in many other popular snowbird destinations, allowing you to stretch your dollar further. From affordable RV sites to reasonably priced dining and entertainment, Texas offers great value for your winter getaway.
Friendly Communities: Texans are known for their hospitality, and Winter Texans are always welcomed with open arms. Whether you're in a small town or a larger city, you'll find a community of like-minded individuals who share your love for adventure and relaxation.
Diverse Attractions: Texas boasts a variety of landscapes and attractions. From the Gulf Coast's sandy shores to the rugged beauty of Hill Country, there's something for everyone. Explore historic sites, savor local cuisine, enjoy live music, or simply take in the stunning natural beauty of the state.
Where to Stay: Top Blue Water Retreats in Texas
When it comes to finding the perfect home base for your winter escape, Blue Water Development offers a range of exceptional properties across Texas. Each location is designed to provide comfort, convenience, and a taste of the unique Texan lifestyle.
Blue Water RV Resort - Freeport, TX Located along the picturesque Gulf Coast, Blue Water RV Resort is a haven for those who love the beach. With stunning waterfront views, easy access to fishing and boating, and a laid-back atmosphere, this resort is perfect for snowbirds seeking sun and surf. Enjoy the resort’s amenities, including a heated pool, a fishing pier, and spacious RV sites.
Stella Mare RV Resort - Galveston, TX Just a short drive from the vibrant city of Houston, Stella Mare RV Resort in Galveston offers a coastal retreat with a touch of luxury. This resort features large RV sites, a heated pool, a splash pad, and a pet-friendly environment. Explore the historic charm of Galveston, stroll along the beach, or simply unwind in this beautiful setting.
HTR Texas Hill Country – Kerrville, TX For those who prefer the rolling hills and quaint towns of Hill Country, HTR Texas Hill Country is an ideal choice. This property is nestled in a region known for its scenic beauty, wineries, and outdoor activities. Enjoy the local culture, visit nearby San Antonio and Austin, or relax by the river in this charming destination.
Jetstream RV Resorts - Houston Metro Area, TX If you're looking for a home base near the energy and excitement of a major city, Jetstream RV Resorts in the Houston metro area offers a prime location. With close proximity to shopping, dining, and entertainment, as well as easy access to the Gulf Coast, this property is perfect for Winter Texans who want to stay active and connected.
Join the Winter Texan Tradition
Whether you’re drawn to the coast, the hills, or the vibrant city life, Texas has something to offer every Winter Texan. By choosing one of Blue Water Development’s premier properties, you can enjoy all the perks of this unique lifestyle—mild weather, beautiful landscapes, and a welcoming community. So why wait? Pack up your RV, hit the road, and discover why so many people choose Texas as their winter escape.
Embrace the warmth, the adventure, and the relaxation that awaits you in the Lone Star State. Your winter paradise is just a drive away!
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Blue Water Announces Leadership Transition: Rafael Correa Promoted to President and CFO
Correa Assumes Dual Role to Uphold Company's Commitment to Excellence
Blue Water Hospitality Management, the leader in outdoor hospitality, is proud to announce a well-deserved promotion in leadership. Rafael Correa has been promoted to President to steer Blue Water Hospitality Management into its next phase of growth and innovation.
With an impressive track record and deep understanding of Blue Water and the outdoor hospitality industry, Correa will assume the dual role of President and CFO. Having served as CFO and worked side-by-side with founder Jack Burbage and CEO Todd Burbage on numerous hospitality projects, such as Bethany Beach Ocean Suites, Castaways RV Resort, Massey's Landing RV Resort, Luray RV Resort, and Campground, for more than twelve years, Correa brings invaluable experience and a forward-looking vision to the leadership team. His promotion reflects the company's commitment to growth, ensuring a seamless transition and continued excellence.
"I am incredibly honored to take on this new role and build upon the remarkable foundation laid down by the team here at Blue Water. Our portfolio is poised for even greater achievements. I am excited to lead our exceptional team towards reaching our shared vision to be the premier outdoor hospitality management company in the United States."
Rafael Correa
Correa will lead Blue Water Hospitality Management's day-to-day operations, along with Chief People Officer Ashley Church. He will focus on building synergies between leadership teams and departments to maintain our position as a market leader in outdoor hospitality management and ensure the organization remains scalable and ready for continued growth.
"Rafael has been our rock here at Blue Water from the moment he started, and we could not be more proud of him. Blue Water would not be what it is today without all the work and insights Rafael has given us, and we could not be more excited to carry out his vision for the future."
Todd Burbage
Additionally, as part of this transition, Jessica Nichols has been promoted to Chief Operations Officer. She will oversee day-to-day property-level operations, working alongside Delana Meyer, Chief Commercial Officer, to deliver best-in-class asset performance in guest service, revenue generation, and expense management.
About Blue Water:
Founded in 2002, Blue Water Development specializes in investing, developing, and managing RV resorts, campgrounds, hotels, and attractions. With dozens of resort-area properties across the USA, the Blue Water family is committed to creating elite assets, delivering exceptional guest experiences, and enhancing the communities we serve. To learn more, visit BWDC.com. LinkedIn | Facebook
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Sit, Stay, and Play: Sniff Out Your Next Pet-Friendly Getaway with Blue Water Development
May is National Pet Month, and we have the "fetch-tastic” amenities and accessibility for your pet. Our pet-friendly campgrounds offer the most for you and your furry friend! Learn more about our pet-friendly campgrounds and hotels and see all the amenities they have to of-“fur”.
Our RV Resorts, campgrounds, and attractions offer dog parks, pet washing stations, water bowls, and more!
Blue Water Announces Management Partnerships with CityStreet Residential and Excel Commercial Real Estate
Blue Water, a leading hospitality and real estate development company, announces their strategic partnerships with CityStreet Residential, with the brand Jetstream RV Resorts, and Excel Commercial Real Estate.
As part of both partnerships, Blue Water is set to assume management control of the RV assets within CityStreet Residential and Excel Commercial Real Estate's portfolio, focusing on driving operational efficiencies, implementing enhanced amenities, and delivering exceptional guest experiences.
CityStreet's Jetstream RV Resort brand, renowned for its upscale resorts, has established a strong presence in the Texas market. Excel Commercial Real Estate is a commercial real estate development, management, and consulting company with a portfolio that includes RV resorts, office, manufactured housing, and retail establishments in Texas.
"We are thrilled about the partnerships with CityStreet Residential and Excel Commercial Real Estate," said Todd Burbage, CEO of Blue Water. "We aim to create a new standard of excellence in the outdoor hospitality industry. These strategic partnerships allow us to not only elevate the quality of our offerings but also expand our reach, providing unparalleled experiences for RV enthusiasts across the nation."
Derick Craig, President of CityStreet Residential, expressed his enthusiasm about the partnership, stating, "Blue Water Development's exceptional reputation and commitment to excellence makes them the ideal partner for us. We look forward to enhancing the performance of our resorts and delivering unforgettable RV experiences."
This partnership will bring an elevated level of service, amenities, and experiences with this venture. Blue Water aims to set new benchmarks in the industry and strengthen its standing as leaders in the outdoor hospitality sector.
About Blue Water:
Founded in 2002, Blue Water specializes in investing, developing, and managing RV resorts, campgrounds, hotels, and attractions. Blue Water's integrated approach to marketing, revenue management, and operations has quickly established itself as a hospitality industry leader. With dozens of resort-area properties in East Coast states from Maine to Florida, and new additions out west in Texas, Montana, and Oregon, the Blue Water family is committed to creating elite assets, delivering exceptional guest experiences, and enhancing the communities we serve. To learn more, visit BWDC.com. LinkedIn: https://www.linkedin.com/company/blue-water-development-corp/ | Facebook: https://www.facebook.com/BlueWaterDev/
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Blue Water Partners with HTR Resorts
Blue Water heads into 2023 with an exciting new management partnership and portfolio expansion
Ocean City, Md. (March 23, 2023) – Outdoor hospitality specialist Blue Water has recently partnered with HTR Resorts to manage operations of their properties. HTR Resort properties are best-in-class RV, camping, and glamping resorts throughout America with a focus on providing unforgettable experiences for their guests.
With nine existing properties, HTR plans to expand their portfolio with ten new properties each year. This rapid expansion has taken place in some of the top US travel destinations and has proven to drive high customer loyalty with exceptional service. HTR Resort strives to further develop in 2023 with Blue Water’s management partnership while reflecting on its successful growth since 2021.
Below are the additions to Blue Water’s campground management portfolio partnership with HTR:
HTR Acadia (formerly Somes Sound View Campground), Mount Desert, ME
HTR Adirondacks (formerly Singing Waters Campground), Old Forge, NY
HTR Black Hills (formerly American Buffalo Resort), Rapid City, SD
HTR Door County (formerly Egg Harbor Campground), Egg Harbor, WI
HTR Durango (formerly Lightner Creek Campground), Durango, CO
Jellystone Park™ of Estes, Estes Park, CO
HTR Niagara (formerly Branches of Niagara), Grand Island, NY
HTR Moab (formerly ACT Campground), Moab UT
HTR TX Hill Country (formerly By the River Campground), Kerrville, TX
"We're thrilled to have found a like-minded managing partner in Blue Water," said Minh Tran, HTR Managing Partner. "With our combined focus on creating and improving irreplaceable assets and commitment to the guest experience, we look forward to taking our operations to the next level as we continue to grow our portfolio."
"We are excited to partner with HTR Resorts and to connect with their guests," said Todd Burbage, CEO of Blue Water. "We look forward to continuing the HTR Resort expansion while ensuring the Blue Water standard of exceptional guest experiences."
About Blue Water:
Founded in 2002, Blue Water specializes in investing, developing, and managing RV resorts, campgrounds, hotels, and attractions. With dozens of resort-area properties across the USA, the Blue Water family is committed to creating elite assets, delivering exceptional guest experiences, and enhancing the communities we serve. To learn more, visit BWDC.com. LinkedIn | Facebook
About HTR:
HTR Resorts acquires, develops, and manages RV, camping, and glamping resorts in highly sought-after destinations throughout the U.S. HTR's commitment to excellence is a staple of every asset brought on, with a commitment to constant improvement and focus on growth. Visit htrinvestors.com for more information.
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Blue Water Takes on Operations of Oceanfront Hotel and Two Campgrounds
Following the rapid expansion of 2022, Ocean City, Md.-based hospitality company broadens portfolio entering the new year
Skyway Camping Resort view from the pool.
Ocean City, Md. (January __, 2023) – Outdoor hospitality specialist Blue Water Development has recently acquired the Inn at Pine Knoll Shores in Atlantic Beach, Nc., management of a campground located in Rockport, Me., and a campground in Greenfield Park, Ny. This recent expansion of Blue Water’s portfolio reflects a rapid year of growth in 2022 including the addition of over 20 RV resorts, two marinas, and a hotel. Blue Water continues to broaden their goals and experiences for guests by locating additional unique properties.
The Inn at Pine Knoll Shores, located on the Atlantic Beach oceanfront, is a prominent tourism destination. The seven-story property has recently undergone renovations featuring onsite dining options. The hotel stands within six miles of popular destinations including the Atlantic Beach Boardwalk and the Crystal Coast Country Club.
Additions to Blue Water’s campground management portfolio include Sea Swell Campgrounds and Skyway Camping Resort. Sea Swell Campgrounds features amenity-packed wooded camping and is central to scenic Maine harbors and local recreation with incredible views of Penobscot Bay. Skyway Camping Resort offers all the classic camping amenities and unique ways to stay just north of New York City in the Catskill Mountains.
"We just wrapped up a year of unprecedented growth in 2022 and we're excited to keep that going in 2023 with the purchase of the Inn at Pine Knoll Shores and new management partnership of three New England properties," said Todd Burbage, CEO of Blue Water. "With every new location, we are able to give our guests access to the Blue Water standard of exceptional guest experiences in exciting destinations all across the nation."
About Blue Water:
Founded in 2002, Blue Water specializes in investing, developing, and managing RV resorts, campgrounds, hotels, and attractions. With dozens of resort-area properties across the USA, the Blue Water family is committed to creating elite assets, delivering exceptional guest experiences, and enhancing the communities we serve. To learn more, visit BWDC.com. LinkedIn: https://www.linkedin.com/company/blue-water-development-corp/ | Facebook: https://www.facebook.com/BlueWaterDev/
About Skyway Communities:
Skyway Communities, LLC is a Charlotte, North Carolina-based investment firm focused on investment opportunities in the recreational vehicle (RV) and campground industry that generate long-term cash flow and high-level projected returns for all of their investors. To learn more, visit www.skywaycommunities.com.
