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How Much Is My RV Park Worth?
An RV park is usually worth what its net income will support, checked against what the land and improvements would bring on their own. That sounds simple until you look at how RV income arrives: nightly, weekly, monthly and seasonal guests, a summer that carries the winter, and an owner who often does half the work for free. Here is how buyers actually put a value on an RV park, what they adjust, and how to find out what yours is worth without paying for an appraisal first.
- How buyers read seasonal income
- Income, land and replacement-cost checks
- No broker commission
- Written offer within 24 hours
- Close in as little as 14 to 30 days
- A real number for your park
★★★★★ 4.9 from 14 verified Google reviews — read them · we buy with our own capital and pay all closing costs
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Written offer within 24 hours. No fee, no obligation, and we pay the closing costs.
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RV park and campground owners thinking about selling
Value starts with a full year of net income
Most buyers begin with net operating income, or NOI: everything the park collected over a full twelve months, minus the cost of running it. Income means site rent of every kind, plus store sales, laundry, propane, storage and any cabin or rental income. Costs mean property taxes, insurance, utilities the park pays, repairs, supplies, reservation software, advertising and labor. Loan payments and depreciation are left out.
The key words are a full twelve months. A buyer who takes your best summer month and multiplies it by twelve is wrong, and so is a buyer who judges you on February. Serious buyers want two or three years of monthly figures so they can see the season, the trend and whether last year was typical.
Turning income into a price
Once a buyer has a number for NOI they believe, they divide it by a cap rate, the return they want on the purchase. A lower cap rate means a higher price for the same income. In a purely hypothetical example, a park netting $90,000 a year is worth $1,000,000 to a buyer using a 9% cap rate and about $818,000 to one using 11%. Our page on RV park cap rates explains what moves that number.
Buyers usually apply a higher cap rate to an RV park than to a comparable mobile home park, because short-stay income can change quickly with weather, fuel prices and travel trends, while mobile home lot rent tends to be steadier. The more of your income comes from monthly and long-term guests, the more a buyer will treat it like stable rent.
The adjustments that move your number
Owner labor is the big one. If you and your family run the office, clean the bathhouse and mow, a buyer will add the cost of paying someone to do that, and NOI drops. Buyers also look hard at cash income that never reached the books; if it is not documented, it will not be counted.
Then they look at the physical park. Full-hookup sites with 30- and 50-amp power, pull-through sites sized for big rigs, good Wi-Fi, a clean bathhouse and sound roads raise value. Private wells and septic or lagoon systems, undersized electrical service, flood exposure, permit questions about transient use, and deferred maintenance all lower it, or at least the price a buyer will pay before they fix them.
The land underneath sets a floor
Many RV parks sit on more acreage than the sites use, sometimes with road frontage, water or timber. For a small or struggling park, the land and its improvements can be worth as much as the business. Buyers check what the acreage would sell for as raw land, and what it would cost to build the sites, hookups and buildings new, and compare that with the income value.
That matters if your park has had a few weak years. Low income does not make the property worthless; it shifts the value toward the land and the infrastructure that is already in the ground. Our page on selling a campground covers parks where the land is most of the value.
Getting a real number for your park
Gather two or three years of monthly income by site type, a list of sites with their hookups, your expenses, and anything recorded against the land. A broker or appraiser can turn that into a range; so can we, at no cost.
We look at your figures and the property ourselves, then send a written offer within 24 hours. There is no broker commission, we pay the closing costs, and we can close in as little as 14 to 30 days. We will also walk you through how we got to our number, so you can compare it with anything else you hear.
Why RV park owners ask us for a price
Season-aware
We read a full year, not your best month.
Land counted
Extra acreage and frontage priced in.
Any condition
Tired amenities priced, not a dealbreaker.
No commission
No broker fee. We pay closing costs.
Fast
Written offer within 24 hours.
No obligation
Use it as a benchmark.
Getting your offer, step by step
Three steps, no obligation at any point, and no cost to you at any stage.
One call or one form
Tell us the address or APN and the rough size. You do not need a survey, a plat or the tax bill in front of you — we look all of that up.
We value it properly
We research the parcel ourselves, at our cost, before we quote. We price it off recent sales of similar acreage and adjust for access, soil, flood mapping, timber and shape. No cost to you, no commitment.
Written offer, your decision
You have our number in writing within 24 hours. If you take it, a licensed title company closes it and we cover the standard closing costs — typically 14 to 30 days.
Selling to us vs. listing it
Both are legitimate. Listing can bring a higher gross price if you have time, the tract is easy to finance and you can carry the taxes while it sits. Here is the honest comparison.
| Selling to Dreamify | Listing with an agent | |
|---|---|---|
| Who you are dealing with | A direct cash buyer — we are the ones purchasing | An agent marketing it to someone else |
| Commission | None | Typically 6–10% on land |
| Closing costs | We cover them | Usually split or seller-paid |
| Repairs, survey, clean-up | Not your problem | Often requested by retail buyers |
| Financing risk | None — cash | Land loans fall through often |
| Timeline | As little as 14 to 30 days once title work is back | Land can sit on the market for months |
Land we buy
Land we buy
- Vacant, raw and bare land
- Inherited and heir property, including multiple owners
- Land with back taxes or a delinquent tax bill
- Out-of-state and absentee-owned parcels
- Farm, timber and hunting acreage
- Small residential lots and infill parcels
- Landlocked tracts and parcels with access questions
- Land that failed a perc test
- Tracts tied up in an estate or probate
- Property you inherited and have never seen
- Mobile home parks and RV parks
- Self-storage facilities — considered case by case
What we don’t buy
- Houses and other residential buildings
- Land you do not have the authority to sell
- Parcels where a co-owner has not agreed to sell
- Property already under contract with someone else
If we are not the right buyer for your parcel we will say so on the first call rather than waste your time.
We buy with our own money — here is what we have closed
We are a principal buyer using our own capital, not a lead broker collecting details to sell on. A sample of tracts we have bought and closed:
| Tract | Where we closed it |
|---|---|
| 10.7 acres | Morgan County, Georgia |
| 6.24 acres | Jasper County, Georgia |
| 8.5 acres | Pike County, Mississippi |
| 5.05 acres | Dawson County, Georgia |
| 32.3 acres | Perquimans County, North Carolina |
| 72 acres | Pike County, Mississippi |
A sample of tracts we have bought and closed ourselves. We are a principal buyer, not a broker — every one of these was purchased with our own funds through a licensed closing agent.
What sellers say
Every quote below is a real, verified Google review of Dreamify Properties — 4.9 stars across 14 reviews.
“Dreamify made a fair offer on our property in Alabama… Over the past couple years I’ve had a hundred texts and phone calls from land companies wanting to buy — from low-balling to wanting to put you under contract for 6 months and walk away on the last day. Dreamify followed through on every part of the deal.”
“John and his team are top notch investors who know what they are doing, put a plan of action in place and execute. One of the most honest people I have met… an absolute honor and pleasure working with these folks.”
Questions we get asked
How much is an RV park worth?
Usually its full-year net operating income divided by a buyer’s cap rate, checked against land value.
Is there an RV park value calculator?
Online calculators only divide income by a cap rate. The hard part is the right NOI and cap rate for your park.
How do you value an RV park per site?
Per-site figures are a rough cross-check only; income, hookups and location drive the real price.
Does owner labor affect my RV park’s value?
Yes. Buyers add the cost of paying for work you do yourself, which lowers net income.
How fast can you close?
We give a written offer within 24 hours and can close in as little as 14 to 30 days. If your timeline is longer, we close on the date that suits you.
What does it cost me to sell to you?
Nothing. No commission, no closing costs, no document fees. We buy with our own capital and pay the closing costs ourselves.
Other situations we buy in
Sell an RV parkRV park cap rates
Sell a campground
Where we buy
Sell land in North CarolinaSell land in South Carolina
Sell land in Virginia
Find out what your RV park is worth to a cash buyer
Send the parcel details and we’ll research the property, answer your questions, and put a clear no-obligation offer in writing within 24 hours.
More guides for RV, park and storage owners
RV park cap ratesWho buys RV parks
Selling an older trailer park
What happens when a mobile home park is sold
Selling a self-storage facility