The American housing landscape is shifting; for many, the open road is now a permanent address. Yet, finding parks that allow true year-round living is a logistical minefield of “28-day rules” and zoning restrictions.
This guide eliminates the guesswork, profiling verified RV parks across Arizona, Texas, Florida, and beyond that explicitly permit 365-day residency. We move beyond scenic descriptions to analyze the critical infrastructure—metered electric, high-speed internet, and legal tenancy protections.
Whether you seek the tax benefits of a Florida domicile or the mountain sanctuary of Tennessee, this is your roadmap to stationary nomadic living.
1. Verde Ranch RV Resort
Strategic Location: Situated in the Verde Valley, approximately halfway between the heat of Phoenix and the elevation of Flagstaff, Camp Verde offers a climatic sweet spot. The temperatures are generally 10–15 degrees cooler than the valley floor, making year-round residency more palatable.
The Residential Experience: Verde Ranch is not merely a campground; it is a high-end resort designed for the modern, affluent RVer. With 389 full-hookup sites, the property caters to a demographic that expects hotel-quality amenities.
Amenities: The resort features a sophisticated clubhouse, a heated pool, two hot tubs, and a fitness center. A unique value proposition is its location on the Verde River, providing residents with direct access for kayaking and fishing—a rare luxury in the high desert.
Connectivity: Recognizing the rise of remote work, the park offers robust Wi-Fi and a business center, essential for the 22% of RVers who work from the road.
Financial and Lease Structure: Verde Ranch employs a dynamic pricing model that rewards commitment.
Lease Terms: Monthly reservations can be made for up to 5 months at a time. This “seasonal” structure prevents permanent entrenchment while allowing for extended residency.
Deposits: A significant 50% deposit of the first month’s rent is required if booking more than 30 days in advance, underscoring the high demand for these sites.
Electricity: The park charges a flat monthly electric fee (noted as $125 in some documentation) or metered rates depending on the specific lease agreement.
Restrictions and Vetting: To maintain its luxury aesthetic, Verde Ranch enforces strict appearance standards. RVs must be 20 years old or newer. Older rigs that have been restored or are in pristine condition may be accepted, but this requires the submission of photos of all four sides of the vehicle for management approval prior to arrival. Pop-up campers and truck campers are explicitly prohibited for monthly stays, filtering the community to enclosed, self-contained units.
2. Casa Grande RV Resort
Strategic Location: Casa Grande serves as a logistical hub, located at the intersection of I-8 and I-10. It provides easy access to both Phoenix (45 minutes north) and Tucson (45 minutes south), making it an ideal base for residents who may need to commute to either metro area for medical specialists or specialized shopping.
The Residential Experience: While open to all, the resort leans heavily toward the 55+ Active Adult demographic. The culture is community-centric, designed to combat the isolation that can sometimes accompany full-time RVing.
Amenities: The facility is massive and amenity-rich, featuring two heated swimming pools (one often designated for water aerobics/socializing), four lighted pickleball courts, and a professional billiard room with 9-foot tables.
Specialized Facilities: Unlike transient parks, Casa Grande offers specialized rooms for long-term hobbies, including a card room for poker leagues and a dedicated craft/sewing room with upgraded lighting—details that matter immensely to a long-term resident.
Financial and Lease Structure: The resort utilizes a tiered seasonal pricing structure that reflects market demand.
Summer (April 1 – Sept 30): ~$650/month + Electric.
Winter (Jan 1 – March 31): ~$750/month + Electric.
Shoulder Season (Oct 1 – Dec 31): ~$650/month + Electric.
Electricity: Charged at $0.20 per kWh plus a $0.40/day meter reading fee. This rate is somewhat higher than the residential average, a common practice in RV parks to cover infrastructure maintenance.
3. Happy Days RV Park
Strategic Location: Located on the eastern edge of the Phoenix metro area, Apache Junction is the gateway to the Superstition Mountains. This location offers immediate access to incredible desert hiking while remaining within the suburban sprawl for shopping and services.
The Residential Experience: Happy Days is an age-restricted (55+) community, ensuring a quiet and predictable environment. It is a “cash or check only” establishment for certain transactions, reflecting a more traditional operational model.
Amenities: The park is geared toward the active senior, with shuffleboard, a pool, and organized social activities. It is a no-frills but highly functional community focused on affordability and camaraderie.
Financial and Lease Structure: Happy Days offers one of the most transparent and aggressive annual pricing models in the region.
Annual Rate: Listed at approximately $2,437.47 per year (plus metered electric). This breaks down to roughly $200 per month, an exceptional value that is nearly impossible to beat in the current housing market.
Monthly Rate: ~$396.06/month (plus electric) for shorter stays.
Entry Costs: A $100 deposit reserves a space, and a $100 refundable deposit is collected at check-in. The low barrier to entry makes it highly competitive, and availability is often limited.
4. Horseshoe Ridge RV Resort
Strategic Location: Positioned in the heart of the Texas Hill Country near Canyon Lake, Horseshoe Ridge is approximately 30 miles north of San Antonio. This location offers a rural, elevated aesthetic with convenient access to big-city amenities.
The Residential Experience: This property represents the “gentrification” of RV parks. It is marketed not as a campground but as a “luxury retreat.” The design philosophy prioritizes privacy and aesthetics, with spacious sites that avoid the “parking lot” feel of older parks.
Amenities: The resort features lavish designer furniture in common areas, an elegant clubhouse, and tranquil walking paths. A critical service for full-timers is the valet propane delivery—residents leave their tanks out, and staff refill and return them, eliminating the heavy lifting and logistical hassle of transporting propane tanks to a refill station.
Connectivity: Recognizing the needs of the modern workforce, the park has invested in fiber-optic internet infrastructure, ensuring business-class connectivity for remote workers.
Financial and Lease Structure:
Pricing: Monthly rates start at a base of $425 for standard sites but can range significantly higher (upwards of $999) for premium sites with views or larger patios.
Inclusions: Full hookups (30/50 amp) are standard. The park distinguishes itself by offering cabin rentals as well, providing an option for guests visiting residents.
5. Big Oaks RV Park
Strategic Location: Cedar Park is a booming suburb just 25 miles north of downtown Austin. Big Oaks RV Park sits squarely in this growth corridor, making it an ideal housing solution for professionals working in the Austin tech sector who are priced out of the local real estate market.
The Residential Experience: Big Oaks is a functional, residential-focused park. It lacks the resort-style fluff of Horseshoe Ridge but compensates with extreme convenience and practicality.
Amenities: The park is gated for security—a high priority for urban RV living. It features an on-site parts store (a lifesaver for DIY repairs), propane exchange, and a large, enclosed dog park.
Community: The atmosphere is working-class and professional. The park enforces strict rules regarding aggressive dog breeds and site cleanliness to maintain a suburban standard.
Financial and Lease Structure:
Rates: Monthly rates start at $690. This is highly competitive for the Austin metro area.
Utilities: Electricity is metered. A $100 electric deposit is required upon move-in.
Vetting: The park takes security seriously, requiring a $25 background check for all long-term guests over the age of 18. This vetting process helps maintain a stable and safe community environment.
Incentives: The park offers a “Refer a Friend” program with a $250 rent credit, indicating a strategy built on word-of-mouth and community building.
6. Whispering Palms RV Resort
Strategic Location: Located on Florida’s Treasure Coast, Sebastian offers a quieter, “Old Florida” vibe compared to the high-rises of Miami or Fort Lauderdale. The park is situated near the Indian River Lagoon, a hub for fishing and boating.
The Residential Experience: Whispering Palms is a hybrid community of RV sites and manufactured homes, catering exclusively to the 55+ demographic. This hybrid model often results in better-maintained infrastructure, as the park is designed for permanence.
Amenities: The resort boasts a 4+ Star Woodall rating. Residents have access to shuffleboard, a pool, and a calendar full of community-sponsored activities.
The “Railroad” Factor: A unique detail in the pricing structure is the “Railroad” rate. Some sites back up to the Florida East Coast Railway line. While these sites experience train noise, they are offered at a discount—an important consideration for budget-conscious residents who may be hard of hearing or deep sleepers.
Financial and Lease Structure:
Annual vs. Seasonal: The disparity is stark.
Winter Monthly Rate: ~$1,275 + Electric.
Annual Rate: ~$675/month + Electric. Committing to a year cuts the monthly housing cost nearly in half.
The 6/6 Plan: The park offers a specialized “6/6 Plan” for $855/month (averaged/structured) or a storage fee of $540 for the summer months. This allows snowbirds to leave their rig on-site securely during the hurricane season while they return north.
7. Casey Jones RV Park
Strategic Location: Lake City is located at the intersection of I-75 and I-10 in North Florida. It is a major transit hub. Unlike Southern Florida, this region experiences a true winter with cooler temperatures, which keeps the mosquito population in check and reduces humidity.
The Residential Experience: Casey Jones is a pragmatic choice. It is not a destination resort but a well-run, affordable base of operations.
Amenities: The park offers essential services: 30/50 amp electric, cable TV, a swimming pool, and a fitness center. It is pet-friendly (2 pets max) but enforces breed restrictions.
Rules: The park maintains strict conduct rules to prevent “trailer park” stereotypes. “Public drunkenness, rudeness, cursing, or immoral conduct” are explicitly prohibited and are grounds for eviction, ensuring a respectful environment for families and workers.
Financial and Lease Structure:
Rates: Extremely affordable.
With Cable: ~$450/month.
Without Cable: ~$400/month.
Utilities: Electric is metered at $0.12 per kWh, which is a very reasonable residential rate compared to the $0.20 often seen in Arizona. A $100 electric deposit is required.
8. Destin West RV Resort
Strategic Location: Located on Okaloosa Island, this resort offers premium access to the Choctawhatchee Bay and the Gulf of Mexico. It serves the luxury segment of the market.
The Residential Experience: This is resort living at its peak. Guests have access to the amenities of the adjacent Island Beachside Resort, effectively combining RV living with a hotel vacation.
Amenities: Waterfront pool, grotto waterfall, and lush tropical landscaping. Site #12 is highlighted as a “Pull-In, Back-Out” site with panoramic bay views.
Availability Constraints: Unlike other parks on this list, Destin West is highly restrictive regarding long-term stays. Monthly rentals are only available from November through February (the off-season). This makes it a partial-year solution, perfect for a winter base before migrating north.
Policy: Strict cancellation policies apply, and RVs are not permitted to bring jet skis or boats to the parking area.
9. Pigeon Forge Landing RV Resort
Strategic Location: Sevierville is the gateway to the Great Smoky Mountains National Park and the bustling tourism corridor of Pigeon Forge.
The Residential Experience: As part of the RVC Outdoor Destinations portfolio, this park emphasizes “consistent quality.” It is designed to feel like a hotel for RVs.
Amenities: The park features a high-end lodge, a concierge, a pool, and extensive riverfront access along the Little Pigeon River. It is “Big Rig Friendly,” with paved sites designed to handle the heaviest Class A motorhomes.
Community: While transient tourism is high, the park explicitly cultivates a long-term community through its annual program.
Financial and Lease Structure:
Options: The resort offers three distinct long-term tiers:
Annual Rate: For year-round residents.
Seasonal Rate: 3- and 6-month options.
Monthly Rate: For temporary work assignments or extended vacations.
Pricing: While specific annual rates are variable based on site selection, the structure allows residents to treat the site as a “mountain home,” coming and going as they please while keeping the rig secure.
10. Greenbrier Campground
Strategic Location: Greenbrier is unique because it is located on the outskirts of Gatlinburg, bordering the National Park. It offers a secluded, “deep woods” feel that is rare for a park with full hookups.
The Residential Experience: This is for the nature purist. The focus is on the environment—the river, the trees, and the wildlife (bears are common sightings).
Amenities: The Little Pigeon River runs through the campground, offering premier trout fishing just steps from your door. It features a private swimming hole and beach area.
Status: The park was voted the #2 Top Campground in the United States by Campspot Awards in 2024. This accolade signals high quality but also high demand. Long-term availability is limited and requires significant advance planning.
11. Stonebridge RV Resort
Strategic Location: Maggie Valley is a high-elevation town in western North Carolina. While many parks in this region close for the winter due to snow, Stonebridge remains open year-round.
The Residential Experience: The park is a “natural oasis” situated beside Jonathan Creek. It balances nature with the amenities needed for comfortable living.
Amenities: An air-conditioned community center is a vital asset during the humid summer months. The park also features a laundry facility, outdoor pool, splash pad, and basketball courts.
Capacity: With 260 sites, the park has enough inventory to accommodate monthly guests without the constant “sold out” status of smaller boutique parks.
12. Silver Spur RV Park
Strategic Location: Silverton is located in the Willamette Valley, famous for its waterfalls and agriculture. It is close enough to Salem and Portland for commuting but retains a small-town agricultural charm.
The Residential Experience: Silver Spur operates as a high-end resort and lodge. It is designed to be a destination in itself.
Amenities: The main lodge is a massive log structure with a fireplace, serving as a community living room. The hot tub is open year-round—a massive perk in the cool, damp Oregon winters. The park also features a stocked fishing pond.
Inclusions: This park offers exceptional value by bundling utilities. Monthly rates typically include water, sewer, garbage, and Wi-Fi, protecting residents from utility inflation.
Rates: Monthly rates range from $720 (deluxe) to $740 (premier). This pricing is very competitive for the quality of infrastructure provided.
13. Rufus RV Park
Strategic Location: Located in the Columbia River Gorge, east of Portland. This area is much drier and sunnier than Portland, but extremely windy.
The Residential Experience: Rufus RV Park offers a fascinating dual-rate structure that highlights the legal nuances of RV living.
Rate Structure:
Residential Rate: $635/month. This lower rate implies a tenancy agreement, requiring a $300 refundable deposit.
Vacation Monthly Rate: $795/month. This higher rate is for “vacation stays only,” likely bypassing certain tenancy setups.
Rules: The park is strict about fire safety due to the high winds and dry brush of the Gorge. Propane only—no charcoal or wood fires are allowed. Quiet hours are enforced from 10:00 PM to 6:00 AM.
