RV park for Sale in Florida

RV park sites typically trade between $15,000 and $50,000 per site, with significant variance. A no-frills rural campground may sell for $10,000-$16,000 per pad; a modern resort with full amenities can command $50,000+ per site. A 2024 Wisconsin sale closed at roughly $54,700 per site for a 273-site RV resort. Buyers should triangulate per-site benchmarks against cap-rate-derived valuations because per-site numbers vary so widely with amenity mix. Two parks with identical site counts can be worth very different amounts depending on hookups, road quality, amenities, and seasonal vs year-round operation.

Stabilized RV parks typically trade at 8-10% cap rates, with destination and resort properties trading tighter (7-8%) and seasonal or roadside parks wider (10-12%). The wider cap rate range relative to mobile home parks reflects seasonality, weather sensitivity, and tenant turnover. A key note, RV park guests stay days or weeks, not years. A park generating $250,000 NOI at an 8% cap rate values around $3.1M; the same NOI at 10% values around $2.5M. The choice of cap rate is the largest variable in the valuation, so buyers should benchmark against actual recent comparable sales in the same region and operating model.

Northern parks operate 5-7 months; Florida, Arizona, and Texas Gulf parks operate year-round. The seasonal calendar determines both annual revenue capacity and the operator's lifestyle. Many Northern park owners "snowbird", running the park April through October, then traveling or operating a secondary business through winter. Buyers should understand the seasonal pattern, whether it matches their lifestyle expectations, and how the park's costs scale (or don't scale) with the off-season. Year-round parks generate more revenue but require year-round staffing and operational presence.

A park split between long-term residents (monthly), transient travelers (nightly), and seasonal stays (May-October contracts) has more revenue stability than one focused solely on transients. Long-term residents (often retirees or workers) provide a base of guaranteed revenue but lower per-site rates. Transient travelers pay premium nightly rates ($45-$95+) but turnover is constant. Seasonal contracts lock in revenue for the prime months. Buyers should ask for the revenue mix, the average length of stay by segment, and any policy constraints (some parks limit long-term stays to maintain transient inventory for peak season).

Electrical hookups, water lines, sewer systems, roads, and amenity buildings all have replacement cycles. A 25-year-old park likely has 30-amp electrical service that needs upgrading to 50-amp for modern motorhomes (current expectation). Sewer dump stations, water lines, and septic systems eventually fail. Pool, bathhouse, and clubhouse renovations are necessary every 15-20 years. Buyers should walk the entire property with the seller, document infrastructure condition, and ask for capex history. A park where the seller has deferred maintenance to keep EBITDA high will hand the new owner large bills in year 1-3.

KOA franchises pay roughly 8% of revenue in fees in exchange for the brand recognition, reservation system, and marketing pull. Yogi Bear's Jellystone is a smaller family-focused franchise system with similar economics. The franchise improves occupancy through brand discovery (KOA app/site sees millions of monthly users) but limits operational flexibility and adds standardization requirements. Independent parks keep more revenue but rely on direct bookings, OTAs (Booking.com, Hipcamp, Campspot, Recreation.gov), and word-of-mouth. The right choice depends on the location — interstate-corridor parks often benefit from KOA's brand pull; destination parks in established markets may do better independent.