The Rise of Vehicle Living: A Bay Area Housing Crisis Indicator
Thousands of Bay Area residents are now calling recreational vehicles (RVs) home, a trend fueled by soaring housing costs and a chronic shortage of affordable options. Parked along industrial streets, behind warehouses, and even in residential neighborhoods, these makeshift homes represent a growing segment of the population priced out of traditional housing.
From Cars to RVs: A Shift in Homelessness
The number of people living in vehicles across California has surged in recent years. County data from Santa Clara County shows a dramatic increase: the proportion of homeless individuals sleeping in vehicles more than doubled between 2019 and 2025, rising from 18% to 37%. This reflects a broader statewide issue, with California accounting for nearly a quarter of the nation’s homeless population despite representing only 12% of the total US population.
Experts point to a massive housing shortage as a primary driver. One estimate suggests California needs as many as 3.5 million more homes to meet current demand. Even with expanded shelter capacity, the availability of shelter beds remains significantly lower than the number of people experiencing homelessness, leaving many with limited options.
Why Choose an RV? Autonomy and Affordability
Advocates emphasize that RVs offer a level of autonomy not found in shelters or on the streets. Salena Alvarez, a resident at a San Jose safe parking site, previously lived in a car and found the RV a significant improvement. “The car is smaller… you can’t cook, you can’t wash your dishes, you can’t take a shower, you can’t go to the bathroom. You’ve got to go somewhere,” she explained.
The Emergence of ‘Vanlords’ and a Shadow Rental Market
As traditional housing becomes unattainable, a shadow rental market has emerged, with individuals renting out aging RVs to those with few alternatives. These landlords, sometimes referred to as “vanlords,” often operate without written leases or tenant protections. Renters may pay hundreds of dollars monthly to park on public streets.
Lawmakers are increasingly concerned about this practice, viewing it as exploitative. David Cohen, a San Jose city councilmember, sponsored legislation to ban it, aiming to protect both the community and those living in the vehicles. However, enforcement has proven difficult, and the underground market persists.
Cities Respond: Enforcement and Safe Parking Initiatives
Cities across the Bay Area have increased parking enforcement, issuing citations and towing vehicles in RV encampments. Yet, these measures haven’t reversed the trend of vehicle homelessness. This has led officials to explore alternative solutions, such as designated safe parking sites.
Safe Parking Sites: A Promising, but Limited, Solution
San Jose has established two safe parking sites, offering 128 spaces for RVs. The Berryessa Safe Parking Site, operated by WeHope, provides residents with access to showers, laundry facilities, and case management services to help them secure permanent housing. Since opening in 2025, the site has consistently maintained a full waiting list and has helped over 40 residents find housing.
However, the require far exceeds the available capacity. San Jose estimates nearly 1,000 people live in vehicles within city limits. Similar initiatives in other cities, like San Francisco, have faced challenges, including infrastructure issues and operational costs, leading to closures.
Rethinking RV Parks as Part of the Housing Solution
Some experts suggest a broader reevaluation of RV parks as a viable housing option. Adrian Covert, of the Bay Area Council, argues that well-managed RV parks should be considered part of the region’s housing strategy, particularly in the short term. “We aren’t likely, in the near term, to have enough transitional or interim housing to move everybody indoors,” he stated.
Candlestick RV Park in San Francisco, once a tourist destination, has increasingly become a long-term residence for workers unable to afford traditional housing. Spots now rent for $2,500 per month, offering water, electricity, and sewage hookups.
FAQ
Q: What is driving the increase in vehicle living?
A: Soaring housing costs, a chronic housing shortage, and a lack of affordable alternatives are the primary drivers.
Q: What are ‘vanlords’?
A: Individuals who rent out RVs to people with limited housing options, often without formal leases or tenant protections.
Q: Are safe parking sites a long-term solution?
A: While safe parking sites offer stability and support services, they are considered an interim solution until more permanent housing becomes available.
Q: What is being done to address the issue?
A: Cities are exploring various approaches, including increased parking enforcement, safe parking sites, and reevaluating the role of RV parks in the housing landscape.
Did you know? California needs an estimated 3.5 million more homes to meet current demand.
Pro Tip: If you are experiencing homelessness or are at risk of becoming homeless, reach out to local social service organizations for assistance.
Explore Further: Learn more about the housing crisis in California at CalMatters.
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