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Sell Your RV Park — To a Buyer Who Understands Seasonal Revenue
An RV park is not valued like a mobile home park, even though the two get lumped together. Your income arrives in nightly, weekly, monthly and seasonal buckets, your good months carry your bad ones, and a large share of your net depends on how much of the work you do yourself. Any buyer who annualises your July and calls it a year is going to waste your time. Here is how we actually read a park.
- Campgrounds and small parks welcome
- Seasonal and part-year operations fine
- Tired amenities are priced, not a dealbreaker
- We are the buyer, not a broker
- No commission and no fees
- We pay all closing costs
- Written offer within 24 hours
★★★★★ 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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Selling an RV park or campground
Occupancy mix matters more than total revenue
The first question is what share of your sites are long-term or seasonal versus nightly transient. Long-term and monthly guests give you predictable revenue, low turnover work and, in many parks, the bulk of the real net. Nightly transient guests pay far higher rates per night but arrive with cleaning, check-in, reservation handling, cancellations and a marketing dependency. Two parks with identical gross revenue can be completely different businesses depending on that split, and the one with the heavier transient mix needs more staff to run.
The second question is seasonality, honestly stated. Plenty of parks run six or seven strong months and coast the rest, and a park with a real winter closure is a normal asset, not a broken one. What we need is which months earn and which months cost, because a buyer who only sees a trailing twelve-month total cannot tell whether the shoulder season pays for itself.
Third is the site inventory itself: how many sites have full hookups, which are water and electric only, what amperage the pedestals deliver, and how many sites can genuinely take a 40-foot rig with slide-outs. Older parks were laid out for far smaller trailers, and a park advertising sixty sites where only twenty accept a modern motorhome should be described that way. We would rather you tell us than have us find it on the site plan.
Amenities, management and the part nobody puts in the listing
Bathhouses, laundry, a camp store, a pool, wifi and a dump station all generate revenue or occupancy, and all generate obligation. A pool brings health department inspections. A camp store brings inventory and hours. Wifi that cannot handle a full park on a holiday weekend generates refund requests. None of this stops us buying; it just needs to be in the picture rather than discovered.
The bigger factor is you. In a great many small parks the owner is the manager, the maintenance crew, the reservations desk and the weekend host. That labour is real and it is usually not in the expense column. When we underwrite we add back a realistic cost of management, because the park has to work without the current owner doing six jobs. Owners sometimes find this conversation frustrating, and it is also the honest one: it is the same adjustment any competent buyer makes, we just say it out loud early instead of using it to renegotiate later.
Permits and compliance come next. Campground licensing, septic capacity tied to a site count, any local limit on length of stay, and whether long-term guests have drifted into something the county would treat as residential occupancy. Small parks frequently operate slightly outside what their paperwork describes. We would rather price a known issue than inherit a surprise.
Why sell direct instead of listing it
A brokered sale of a small park means an offering memorandum built from your numbers, a commission on the way out, buyer tours during your season, and a buyer pool that mostly needs financing. Lenders treat RV parks as a hospitality-adjacent business, so the loan process brings an appraisal, a feasibility view and often a franchise or management requirement. That is the usual reason a park sale collapses at week six, and it has nothing to do with your park.
Selling direct trades gross price for certainty and speed. There is no commission, no listing period, no tours, and we cover the standard closing costs. Our funds are our own, so there is no lender to decline your septic system. What remains is title work, which nobody should want rushed, and it is what protects you from selling a property with a lien still riding on it.
To be straight about what we are: we are a principal land buyer whose buy box now includes parks. The closed deals listed further down are land tracts, because we will not invent a campground track record. If your park is a polished, fully-amenitied destination in a strong tourism market, a specialist hospitality broker will probably beat our number and we will tell you so on the first call.
What we need to put a number in writing
Site inventory
Total sites, how many full hookup, water and electric only, or tent, plus pedestal amperage and how many sites take a large modern rig.
Revenue by bucket
Roughly what comes from nightly, weekly, monthly and seasonal guests, and which months earn. Your booking software summary is plenty.
Expenses and labour
Taxes, insurance, utilities, trash, mowing, pool and bathhouse costs — and honestly, how many hours a week you personally work in it.
Utilities and capacity
Water source, septic or sewer and its permitted capacity, electric service, and anything you know is at or past its life.
Compliance
Campground licence, any occupancy or length-of-stay limits, and any open code or health department items.
The parcel
Parcel number and county. We pull acreage, flood mapping, zoning and unused land ourselves at our cost. Spare acreage at the back can add real value.
How a direct RV park sale works
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 |
|---|---|
| 32.3 acres | Perquimans County, North Carolina |
| 72 acres | Pike County, Mississippi |
| 10.7 acres | Morgan County, Georgia |
| 6.24 acres | Jasper County, Georgia |
| 8.5 acres | Pike County, Mississippi |
| 5.05 acres | Dawson County, Georgia |
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.
“John, the ops manager, was very professional and attentive to detail in ensuring that our transaction was successfully completed. The communication, updates and follow up was excellent. Highly recommend.”
“I had a great experience working with John and Dreamify on the marketing and sale of land in Georgia. John was reasonable, fair, and thorough throughout the transaction, and was very pleasant to work with.”
Questions we get asked
Do you buy RV parks and campgrounds, or only land?
We buy vacant land as our core business, and we buy RV parks and mobile home parks as well. Self storage facilities we will consider case by case. One call is enough to tell you whether your property fits.
Will you buy a seasonal park that closes in winter?
Yes. A park that runs a season and closes is a normal operation, not a problem. We need to know which months earn and which cost, so we are not valuing your peak as if it ran all year.
My park needs work — old bathhouse, tired electric. Still interested?
Yes, and deferred work is priced rather than used as a reason to walk. Please tell us up front. Issues found in diligence cause repricing; issues disclosed early are already in the number.
Do you need my financials audited or a broker package?
No. A booking summary or revenue by month, a rough expense list, and the parcel number get us to a written offer. We do not ask you to pay for an appraisal, a survey or an offering memorandum.
What happens to my long-term and seasonal guests?
Existing arrangements carry over with the property. We are not buying a park in order to clear it, and anything unusual would be stated in the offer, not sprung after closing.
Will you buy the park if I want to keep a piece of the land?
Sometimes. Splitting off acreage depends on local subdivision rules, septic capacity and access, and we will tell you whether it is feasible before you spend money on a surveyor.
How is your offer built?
From the revenue that is actually repeatable, minus a realistic cost of management and the capital the property needs, adjusted for the land itself. You get the reasoning with the number, in writing, within 24 hours of having the details.
Other situations we buy in
Sell a mobile home parkSell my land
We buy land
Where we buy
Sell land in North CarolinaSell land in South Carolina
Sell land in Virginia
Find out what your 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.