Bridget Montgomery, 56 stands in front of her parked RV in Mission Bay on July 31, 2025.

The Economics of RV Living in H makes it Unaffordable in an Expensive City Pushing People to Break the Law

By News Service - August 15, 2025

SAN DIEGO — The opening of a new safe parking facility at H Barracks has given San Diego police the green light to resume enforcement of parking regulations in Mission Bay, where recreational vehicles have long lined the roads and occupied public parking spaces around the clock.

After years of legal constraints that prevented the city from ticketing people living in their vehicles, the launch of the H Barracks safe parking lot in May has created what city officials call the necessary alternative housing option to justify renewed enforcement efforts.

The Mission Bay Challenge

Captain Steve Shebloski, head of San Diego's Neighborhood Policing Division, said he receives the most parking complaints about Mission Bay, where RVs line the roads and fill parking spaces on a daily basis. The situation prompted City Council President Joe LaCava to push for increased enforcement of existing regulations that prohibit overnight parking between 2 a.m. and 6 a.m.

Jeff Johnson, chair of the Mission Bay Park Committee, said that at the height of the pandemic, hundreds of RVs were parked along East Mission Bay Drive, scattered across parking lots and along Fiesta Island, with some staying for months and leaving behind fractured sewage tanks.

The enforcement had been hampered since 2017 by a federal lawsuit challenging the city's practice of issuing tickets to people living in their vehicles. The plaintiffs argued that such laws were unconstitutional, creating a legal standstill that prevented police from citing vehicle dwellers.

The Economics of RV Living in an Expensive City

The surge in RV living reflects San Diego's severe housing affordability crisis. With a median household income of $104,321 and a median property value of $848,500, traditional housing remains out of reach for many residents. The average rent for a two-bedroom apartment exceeds $1,800 monthly, while disabled individuals receiving government assistance typically receive only about $900 per month.

For many, RV living represents an economical alternative in an increasingly unaffordable city. Jeffrey Coyne, 66, a Navy veteran living in Mission Bay, survives on Social Security and up to $500 monthly from collecting cans and bottles. Bridget Montgomery, 56, a former nurse living with three sons in their RV since 2022, lost her home after her Navy SEAL husband died of cancer in 2013.

However, this economic survival strategy runs afoul of multiple city ordinances. San Diego Municipal Code prohibits using vehicles as temporary or permanent living quarters on any street, either overnight or during the day. Additionally, the city's oversized vehicle ordinance prevents RVs from parking on city streets between 2 a.m. and 6 a.m.

The legal contradiction is stark: while RV living offers an affordable housing solution for people priced out of San Diego's market, it remains illegal under current city laws. Monthly fees at private RV parks range from $700 to $1,650, making them unaffordable for many of the same people who cannot afford traditional housing.

The Hidden Economics: Why Most People Can't "Just Buy an RV"

A comprehensive analysis of housing costs, including financing for necessary upfront investments, reveals why illegal urban camping has become the preferred option for many low-income residents, despite the legal risks.

The Financing Reality

Most discussions of RV living assume people already own their vehicles or have cash for rural land purchases. However, the financing requirements tell a different story:

RV Purchase Financing:

Average used RV suitable for living: $25,000
Typical auto loan (8% APR, 4 years): $610 monthly payment
Combined with camping costs: $1,490 total monthly for urban camping
Combined with rural RV park: $1,410 total monthly

Rural Land Development:

Land purchase plus utility setup: $15,000-35,000
Financed at 8% APR over 4 years: $366-854 monthly payment
Combined with operating costs: $566-1,554 total monthly
Cash purchase operating costs only: $200-700 monthly

These financing costs explain why people like Montgomery and Coyne, despite facing $112 parking tickets, continue illegal urban camping rather than pursuing seemingly "better" alternatives.

"This was supposed to be our camping vehicle," Montgomery recalled, referring to the RV she and her late husband used for family trips. For families who already own RVs, the economics work differently than for those who would need to purchase and finance vehicles.

The Cash Advantage Creates Two-Tier System

The stark difference between cash and financed costs creates a two-tier system:

Wealthy RV Users (cash buyers):

Can afford $25,000+ RV purchases outright
Rural land development: $200-700 monthly after cash investment
Often recreational users with homes elsewhere

Low-Income RV Users (must finance):

Financing makes legal options more expensive than apartments
Forced into illegal camping with $160-880 monthly costs
High legal risk but only affordable option

This disparity helps explain Johnson's observation about "opportunists" versus people experiencing genuine housing insecurity in Mission Bay.

The Utility Infrastructure Challenge

One of the most significant practical challenges facing RV dwellers is access to basic utilities — water, electricity, and sewage disposal. This infrastructure reality drives many of the problems observed in Mission Bay and shapes the economics of different housing alternatives.

Urban RV Living: Improvised Utilities

When living illegally on public streets, RV dwellers must solve utility challenges creatively, often creating the public health and safety issues that drive complaints:

Complete Monthly Utility Costs:

Water access (gym memberships, purchased water): $50-100
Electricity (generators, solar, charging): $50-150
Sewage disposal (dump stations, illegally): $40-80
Internet/phone: $50-100
Total: $160-380 monthly

H Barracks: Partial Infrastructure, High Compliance Costs

The H Barracks facility provides some utilities but creates expensive compliance requirements:

Provided:

Security, lighting, restrooms, water (6 p.m. to 7 a.m. only)
Waste disposal facilities

Daily Compliance Costs:

Fuel for daily moves to/from facility: $20-30 daily
Daytime utility access (water, restrooms, charging): $200-400 monthly additional
Total H Barracks compliance: $800-1,300 monthly

The compliance costs exceed most RV park fees, explaining the low utilization despite free parking.

H Barracks: A New Solution with Mixed Results

The H Barracks safe parking site, located next to San Diego International Airport, opened in May 2025 after a series of setbacks. The facility can accommodate up to 190 vehicles, including space for oversized cars and RVs, with 30 spots dedicated to police department referrals — 25 for motorhomes and five for passenger vehicles.

However, utilization remains low. Currently, only 43 vehicles are enrolled in the H Barracks program, well below its 190-vehicle capacity.

Captain Shebloski reported that in the past month, police made 45 referrals to H Barracks, noting that "we check before to make sure there's spots available. There has been every single night." Those who accept the referral don't receive tickets.

The Cost of Compliance vs. Survival

For many RV dwellers, the practical challenges of using H Barracks outweigh the benefits. The facility operates from 6 p.m. to 7 a.m., requiring daily moves that create both transportation and utility access costs that can exceed the total income of disabled residents.

Bridget Montgomery, holding a $112 parking ticket — one of several she's received over the past three months, explained the impossible choice: "You don't have the gas to keep having to start your vehicle and move it, start it, move it again."

Jeffrey Coyne echoed similar concerns: "Leaving every day with my motor home, coming back and forth all the time, could get expensive on gas and it's not something I really want to do."

At $1,400 monthly income, Coyne cannot afford the $800-1,300 monthly H Barracks compliance costs, the $1,410 cost of financing an RV plus rural park fees, or the $566-1,554 cost of financed rural land development.

The Complete Cost Comparison

A comprehensive analysis including all financing, utilities, and compliance costs reveals the true economics driving housing choices:

Monthly Total Costs (Including Financing):

Illegal Urban Camping: $160-880 (high legal risk)
Rural RV Parks: $400-800 (legal, includes utilities)
Rural Land (cash purchase): $200-700 (after $15k-35k upfront)
Rural Land (financed): $566-1,554 (with loan payments)
Urban RV Parks: $700-1,650 (legal, includes utilities)
H Barracks Compliance: $800-1,300 (daily fuel + utilities)
RV Purchase + Urban Camping: $1,490 (with $610 loan payment)
RV Purchase + Rural Parks: $1,410 (with $610 loan payment)
Traditional Apartments: $1,950-2,100+ (rent + utilities)

The data shows that financing requirements make most legal alternatives more expensive than traditional housing for people who don't already own RVs or have substantial cash savings.

The Broader Parking Revenue Picture

The Mission Bay enforcement comes amid broader scrutiny of San Diego's parking policies and revenue generation. A recent San Diego County Grand Jury report titled "Parking Roulette in the City of San Diego" criticized the city's parking management, citing transparency issues and confusing regulations.

The city recently doubled parking meter rates from $1.25 to $2.50 per hour in January 2025, a move projected to generate an additional $9.8 million annually to help address a $258 million budget shortfall. This increase affects 5,332 metered parking spaces across the city, bringing total annual parking meter revenue to approximately $13.3 million.

Meanwhile, the city's existing Safe Parking Program, operated by Jewish Family Service, costs approximately $1.4 million annually but serves only 233 households in vehicles across four lots. The program is currently at capacity with zero spots available, forcing people onto a waiting list.

The economics highlight a troubling disparity: the city generates millions from parking enforcement and meter fees, while spending relatively little on providing legal alternatives for people who cannot afford housing but own vehicles.

Different Populations, Different Economic Realities

The presence of expensive RVs in Mission Bay indicates some people are not living there in desperation but embracing a lifestyle on the road, according to observers. Johnson noted that "one of the problems with the lack of enforcement is opportunists," referring to people with money and means who just want a free place to camp.

The financing analysis reveals three distinct populations:

Wealthy Recreational Users:

Own expensive RVs outright ($50,000+)
Can afford rural land cash purchases
Choose free camping for experience, not necessity
Have permanent residences elsewhere

Moderate-Income Lifestyle Users:

Financed RV purchases but stable incomes
Can afford $1,400+ monthly for RV loans plus parks
Often remote workers or retirees

Low-Income Survival Users:

Own older RVs or inherited vehicles
Cannot afford financing or high monthly costs
Examples: Montgomery ($900 income) and Coyne ($1,400 income)
Forced into illegal camping despite legal risks

Cory Stapleton, program manager of coordinated street outreach for PATH San Diego, said that while H Barracks is a good option, "it doesn't accommodate the needs of every individual in Mission Bay."

The Regional Migration Strategy

Many RV dwellers in San Diego view their urban camping as a stepping stone to rural land ownership with full utility independence. However, the financing requirements create significant barriers to this strategy.

Jeffrey Coyne's plan to buy desert land represents a common aspiration among long-term RV dwellers, but the economics are challenging. At $1,400 monthly income, even a modest $15,000 land and utility setup would require $366 monthly in loan payments, combined with $200-500 operating costs, totaling $566-866 monthly.

For cash purchases, Coyne would need to save his entire $1,400 monthly income for over 10 months while somehow covering all living expenses, or save a more realistic $200-400 monthly for 3-6 years.

The rural option also offers advantages beyond legal compliance:

Utility control: No monthly bills to water/power companies
Expandable infrastructure: Can add systems gradually
Regulatory freedom: Fewer restrictions on alternative systems

However, rural living trades urban convenience and utility reliability for independence and legal stability.

The Policy Implications

The comprehensive cost analysis reveals fundamental flaws in San Diego's approach to RV dwelling and affordable housing:

Legal Alternatives Are Often More Expensive: H Barracks compliance costs ($800-1,300) exceed many RV park fees and approach apartment rents.
Financing Barriers Exclude Most Low-Income Residents: The difference between cash and financed rural options ($200-700 vs. $566-1,554) effectively segregates the RV dwelling population by wealth.
Current Enforcement Targets the Wrong Population: Aggressive enforcement affects low-income survival campers more than wealthy recreational users who can afford legal alternatives.
Revenue Generation vs. Problem Solving: The city generates $13.3 million annually from parking meters and enforcement while spending $1.4 million on safe parking programs.

Looking Forward

LaCava is considering both immediate and long-term solutions, including expanding the city's Safe Parking Program and potentially restriping Mission Bay Drive to create diagonal parking that would prevent RVs from fitting.

"The question is for those people that are living in those vehicles as a last resort, what do we do with them?" said LaCava. "How do we deal with them compassionately?"

However, increased enforcement hasn't clearly shown whether RVs are leaving Mission Bay for H Barracks or simply moving to other areas. As Stapleton noted, some people "choose to run the risk of getting ticketed because they can't utilize the safe parking program."

The financing analysis suggests several potential policy improvements:

Reduce H Barracks Compliance Costs: Provide 24-hour access or eliminate daily move requirements
Financing Assistance Programs: Low-interest loans for rural land development or RV purchases
Graduated Enforcement: Focus on recreational users rather than survival campers
Utility Infrastructure Investment: Expand public access to water, power, and waste disposal

The rural alternative suggests that many displaced RV dwellers may simply migrate beyond city limits rather than use expensive compliance options. While this might solve San Diego's immediate enforcement concerns, it could merely shift the problem to neighboring jurisdictions while forcing vulnerable residents further from essential services and urban utility infrastructure.

The situation highlights the complex intersection of San Diego's housing crisis, parking challenges, infrastructure access, and the diverse economic realities of people living in vehicles — from those experiencing homelessness to lifestyle campers taking advantage of free parking in one of the city's most scenic areas. Until the city addresses the fundamental mismatch between housing costs, incomes, and the financing requirements for legal alternatives, RV living will likely remain an economically rational but legally problematic survival strategy for many San Diegans.

Sources:

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San Diego Union-Tribune. (2025, April 30). "Judge OKs San Diego's newest safe parking lot for homeless residents — for now." Retrieved August 15, 2025, from https://www.sandiegouniontribune.com/2025/04/30/judge-oks-san-diegos-newest-safe-parking-lot-for-homeless-residents-for-now/
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