Find the money your RV park is leaving on the table.
Most small parks are priced off tired books, flat rates and utilities the owner is quietly paying for. We find the NOI, fund the fixes, and get your park valued like a top performer, whether you sell next year or never.
Why good small parks get underpriced
It's rarely the location. It's the stuff a buyer's underwriter finds in the first hour.
- Flat nightly rates. Waterfront and pull-through sites priced the same as the one by the dumpster.
- Utilities baked into the rent. Monthly guests running heat pumps on your dime all winter.
- Owner labor nobody counted. You mow and run the office for free, so your NOI looks better than a buyer will believe.
- No online booking. Guests who book at 10pm on a phone go to the park down the road.
- Deferred maintenance. Every septic, road and pedestal problem gets subtracted from your price, with interest.
- Books that don't match the tax return. The fastest way to lose a buyer, a lender, or 2 points of cap rate.
Three ways we work with park owners
Pick the one that fits where you are. Plenty of owners start with the first and end up doing all three.
NOI Audit
We go through 2-3 years of P&Ls, rate sheets, utility bills and occupancy, then tell you what your park is worth today and exactly where the next $25,000-$75,000 of NOI is hiding.
- Adjusted NOI a buyer will accept
- Pricing, utility and guest-mix fixes, ranked by payback
- Value today vs. value after fixes
Value-Add Partnership
For parks that need money to reach their potential. We fund and manage the improvements, from sub-metering and pads to booking systems, signage and cabins, and share in the value we create together.
- No bank loan or personal guarantee
- We handle contractors and setup
- You keep ownership and control
Exit Preparation
12-18 months out from a sale, we clean up the books, fix what a buyer's inspector will flag, and position the park so you negotiate from strength. If it fits our buy box, we may make an offer ourselves.
- Lender-ready financials
- Deferred maintenance plan
- Buyer and broker strategy
Four steps, no fluff
- Confidential call (20 minutes)Sites, occupancy, rates, what you want out of the park. We'll tell you on the call if we're not a fit.
- Numbers reviewSend last year's P&L and rate sheet. We come back with an honest value range and the biggest gaps.
- The planA short list of fixes ranked by cost and payback, and which engagement makes sense, if any.
- ExecutionWe implement or fund the work, track NOI monthly, and keep you pointed at the number that matters: what the park is worth.
We've done it with our own money
We're operators, not brokers and not a software company. We've bought underperforming parks in the Southeast with cash, fixed the operations, and sold them. That's the playbook we bring to your park.
Who we work best with
- Family-owned or private parks, roughly 20-100 sites
- NC, SC, GA, TN and VA, especially mountain, lake and coastal markets
- Parks with room to add sites, cabins or monthly guests
- Owners 1-3 years from a refinance, sale or retirement
Start with the numbers
RV Park Valuation Calculator
Enter revenue and expenses. See your NOI, value range and value per site in 60 seconds.
RV Park Cap Rates in 2026
What buyers are actually paying for Class A, B and C parks, with real listings.
The 5-Step RV Park Value Checklist
The exact sequence an appraiser or buyer uses to value your park.
Questions owners ask
Do I have to sell my park to work with you?
No. Most owners start with an NOI Audit or a value-add partnership and decide about selling later, once the park is worth more. Some never sell.
What size parks do you work with?
Mostly 20 to 100 sites, privately owned, in North Carolina, South Carolina, Georgia, Tennessee and Virginia. Smaller and larger parks are case by case.
How do you get paid?
It depends on the engagement. An NOI Audit is a flat fee. In a value-add partnership we put capital in alongside you and share in the upside we create. We'll tell you exactly how it works on the first call.
Is this confidential?
Yes. Your numbers, your park name and your plans stay with us. We don't shop parks to brokers or other buyers.
How fast can you move if I want to sell?
We've closed our own park acquisitions all-cash in under 45 days. If your park fits what we buy, we can make a direct offer. If it doesn't, we'll tell you who should.