Equity LifeStyle Properties runs one of the largest networks of privately owned campgrounds and RV parks in the United States

Equity LifeStyle Properties (ELS) is a publicly traded company that owns and operates more than 400 campgrounds, RV parks, and vacation communities across North America. If you're looking for a place to park an RV or rent a campsite, you may encounter one of their properties — they operate under their own name as well as brands like Thousand Trails, Sunnybrook, and CrossRoads.

Unlike a mom-and-pop campground, ELS properties are part of a large corporate system. That means standardized amenities, consistent reservation procedures, and the same customer service infrastructure across locations. It also means pricing and policies tend to be more uniform than at independent campgrounds, though individual parks still vary based on location and season.

The company operates two main types of properties: daily-use campgrounds where you pay per night, and membership communities where you pay an upfront fee for access to multiple parks. Understanding which type you're dealing with matters, because the cost structure and booking process are different.

Key Takeaways

  • Equity LifeStyle Properties owns over 400 campgrounds and RV parks under multiple brand names, making it one of the largest operators in North America.
  • You can book a single night at most ELS parks through their website or by calling the individual property, with rates varying by season and day of week.
  • ELS also sells membership programs that give you access to multiple parks for a yearly fee, which can save money if you camp frequently at their locations.
  • Reservations at ELS parks typically require a credit card to hold your spot, and cancellation policies vary by property and membership type.
  • ELS parks are inspected and maintained to corporate standards, so amenities like bathrooms, water hookups, and Wi-Fi tend to be consistent across their network.

How to book a nightly stay at an Equity LifeStyle property

Most ELS-owned campgrounds accept reservations for individual nights or multi-night stays through their central website or by contacting the specific park directly. You'll need to choose your dates, select your site type (tent camping, RV with hookups, glamping, or cabin rental depending on what the park offers), and provide a credit card to hold the reservation.

Rates change based on the day of the week and the season. A Friday night in July will cost more than a Tuesday night in April at the same park. Some parks also charge extra fees for amenities like Wi-Fi, pet stays, or activities. These fees are usually shown before you complete your booking, so you know the full cost upfront.

When you arrive, you'll check in at the park office, receive your site assignment, and get information about park rules, quiet hours, and where to find water and electrical hookups. Most ELS parks have a website for each individual location, which lists what's available at that specific property — some have pools, some have laundry facilities, some have neither.

Understanding Equity LifeStyle membership programs

ELS sells annual memberships that give you discounted or included camping at their parks. The most well-known is Thousand Trails, which offers unlimited camping at member parks for a yearly fee. There are also membership tiers — some cover only certain parks or regions, while others cover the entire network.

Membership costs vary widely depending on which program you choose and which parks are included. A basic regional membership costs less than a nationwide membership. Some memberships also charge a nightly fee even after you've paid the annual membership, while others include unlimited nights. You need to read the specific membership agreement to know what you're paying for.

The advantage of membership is that if you camp at ELS parks multiple times per year, the membership fee can pay for itself quickly. The disadvantage is that you're locked into their network — if you want to camp at independent parks or competitors, you won't get the member discount. Memberships are also non-refundable once purchased, so you're committing to using ELS parks for at least a year.

What amenities and services you can expect

Because ELS operates at scale, their parks tend to have consistent basic amenities. Most have paved or gravel sites, water and electrical hookups for RVs, bathrooms with showers, and a park office. Many also have Wi-Fi (sometimes free, sometimes paid), laundry facilities, and a recreation area or clubhouse.

Larger ELS parks often have swimming pools, playgrounds, fitness centers, and organized activities like bingo or movie nights. Smaller or more rural properties may have fewer amenities. The best way to know what a specific park offers is to visit its individual website or call the park office directly — amenities vary significantly by location.

ELS parks are inspected and maintained to corporate standards, which generally means cleaner bathrooms and more reliable utilities than at some independent campgrounds. However, this also means you're paying for that standardization, and nightly rates at ELS parks tend to be higher than at smaller, independent operations in the same area.

Cancellation policies and what happens if you need to change your reservation

Cancellation policies at ELS parks vary by property and by whether you booked a nightly stay or purchased a membership. For nightly reservations, most parks allow you to cancel up to a certain number of days before your arrival (often 7 to 14 days) for a full refund. Cancellations closer to your arrival date may forfeit your deposit or charge a cancellation fee.

If you have a membership and need to cancel your membership, the policy depends on which membership you purchased. Most ELS memberships are non-refundable once activated, meaning you cannot get your money back. Some memberships allow you to pause or transfer your membership to another person, but this varies by program.

Before you book or purchase a membership, read the cancellation policy for that specific property or program. ELS publishes these on their website, but they can be dense — if you're unsure, call the park or membership customer service to ask directly.

How Equity LifeStyle Properties compares to other campground operators

ELS is the largest operator of private campgrounds in North America, but they're not the only option. Other large chains include KOA (Kampgrounds of America), which operates over 500 locations, and Good Sam, which franchises parks under the Good Sam brand. There are also thousands of independent campgrounds and state/national park campgrounds.

ELS parks tend to be more expensive than independent campgrounds but offer more consistent amenities and customer service. KOA parks are comparable in price and quality. State and national park campgrounds are usually cheaper but book up faster and have fewer amenities. The choice depends on your budget, how far in advance you can plan, and what amenities matter to you.

If you camp frequently at multiple ELS locations, a membership can save you money compared to paying nightly rates. If you camp only occasionally or prefer variety, paying per night at different operators may be more flexible and cost-effective.

Frequently Asked Questions

Can I book an Equity LifeStyle park without a membership?

Yes. You can book a nightly stay at most ELS parks without being a member. You'll pay the standard nightly rate for your site type and dates. Membership is optional and only worth purchasing if you plan to camp at ELS parks multiple times per year.

What is the difference between Thousand Trails and other Equity LifeStyle brands?

Thousand Trails is ELS's membership program. Other brands like Sunnybrook and CrossRoads are individual park properties that ELS owns and operates. You can visit any of these parks as a nightly guest or as a Thousand Trails member, depending on which parks your membership covers.

Do I need to book in advance or can I show up without a reservation?

Most ELS parks require a reservation, especially during peak seasons. Showing up without a reservation may result in no available sites. You can usually book online or by phone, and many parks accept reservations up to a year in advance. During off-season, some parks may accept walk-ins, but calling ahead is safer.

Are pets allowed at Equity LifeStyle campgrounds?

Most ELS parks allow pets, but policies vary by property. Some charge a pet fee per night, some limit the number or size of pets, and some have designated pet-friendly sites. Check the specific park's website or call before you book if you're bringing a pet.

Can I get a refund if I cancel my nightly reservation close to my arrival date?

Most ELS parks charge a cancellation fee or forfeit your deposit if you cancel within 7 to 14 days of arrival. Some parks have stricter policies. Read the cancellation terms for your specific property before booking, or call the park office to ask about their exact policy.