Best States to Buy an RV Park in 2026 (Data from 13,000+ Parks)

Where you buy matters as much as what you buy. State regulations, seasonal demand, property taxes, and market density all affect your returns. We analyzed our database of 10,700+ privately-owned RV parks to find where the best opportunities are — not based on opinion, but on data.

The Rankings: Top States by Park Count

Here's where privately-owned RV parks and mobile home communities are concentrated:

• 1. Florida — 6,660 parks (50.4%)
• 2. Alabama — 896 parks (6.8%)
• 3. Texas — 579 parks (4.4%)
• 4. California — 440 parks (3.3%)
• 5. Michigan — 370 parks (2.8%)
• 6. Arizona — 338 parks (2.6%)

View the full state-by-state breakdown on our industry statistics page.

1. Florida — The Undisputed King

Florida has more privately-owned RV parks than the next five states combined. This isn't a fluke — it's structural:

• Year-round demand: Snowbirds October through April, in-state tourism year-round
• No state income tax: Attracts retirees and the parks that serve them
• Strong licensing: Florida DOH licenses and inspects parks, creating a clean regulatory framework
• Dense owner data: Licensing databases mean we have phone and owner info for the vast majority of Florida parks

Best counties: Polk (545 parks), Hillsborough (491), Pasco (367), Pinellas (257). See our top 50 counties ranking for the full list.

Entry price: Ranges wildly — small parks in the panhandle for under $500K, large parks in Southwest Florida for $5M+. The sweet spot for creative financing is $800K-$2M in rural counties like Okeechobee, Columbia, and Marion.

Watch out for: Hurricane insurance costs, flood zone restrictions, and property tax reassessment on sale.

Explore parks: Florida RV Parks →

2. Alabama — The Sleeper Market

Alabama's 896 parks make it the #2 state, and most investors don't even know it. The Gulf Coast (Mobile, Baldwin County) drives tourism demand, while the northern part of the state serves drive-through RV traffic on I-65.

• Lower entry prices: Average park valuations are significantly below Florida
• Less competition: Fewer investors looking here = more willing sellers
• Business-friendly: Low regulations, low property taxes

Best play: Parks near Gulf Shores and the Alabama coast — strong seasonal demand with much lower acquisition costs than comparable Florida parks.

Explore parks: Alabama RV Parks →

3. Texas — Scale and Demand

579 parks across a massive state. Texas has everything: drive-through RV traffic, oil field worker housing, seasonal tourism (Hill Country, Gulf Coast), and a booming population creating housing demand for MHP residents.

• No state income tax
• Strong demand drivers: Tourism, energy sector, military bases, retirees
• High property taxes: This is the catch — Texas makes up for no income tax with aggressive property taxes that can eat into NOI

Best play: Hill Country parks near San Antonio/Austin (tourism) or Gulf Coast parks near Corpus Christi/Galveston (seasonal + oil workers).

Explore parks: Texas RV Parks →

4. California — High Value, High Barrier

440 parks, but they're expensive. California parks command premium valuations due to land costs, strict zoning, and massive demand. Mobile home parks in particular are valuable because of rent control laws that create scarcity.

• Highest average valuations in the country
• Regulatory complexity: CEQA, rent stabilization, tenant protections
• Massive demand: Housing crisis drives MHP occupancy near 100%

Best play: If you can afford entry, California MHPs are cash flow machines. For RV parks, look at desert areas (Palm Springs corridor) and northern California (Redwood country).

Explore parks: California RV Parks →

5. Michigan — Seasonal Gold

370 parks concentrated in the Lower Peninsula lakefront areas. Michigan is a pure seasonal play — 5-7 months of operation with aggressive pricing during peak summer.

• Lower acquisition costs: Seasonal parks trade at lower multiples
• Loyal customer base: Seasonal campers return year after year
• Value-add opportunity: Many older parks haven't raised rates in years

Watch out for: Short operating season means you need high peak-season rates to make the annual numbers work. Budget for winterization and off-season maintenance.

Explore parks: Michigan RV Parks →

6. Arizona — Snowbird Paradise

338 parks, heavily concentrated in Maricopa County (Phoenix) and Yuma. Arizona is the West Coast's Florida — snowbirds from California, Oregon, and Washington flood in October through April.

• Yuma County: Highest average park valuation in our database at $4.5M, with an average of 320 sites per park. These are large-scale RV resorts.
• Maricopa County: 84 parks serving the Phoenix metro and winter visitors
• Extreme seasonality: Summer temperatures above 110°F mean near-zero summer occupancy for many parks

Explore parks: Arizona RV Parks →

How to Choose Your Market

The best state for you depends on three factors:

• Budget: Under $1M? Look at Alabama, panhandle Florida, or rural Texas. $2-5M? Central Florida, Hill Country Texas, or Michigan lakefront.
• Management plan: Will you self-manage? Buy close to home. Hiring a manager? Look for the best numbers regardless of location.
• Risk tolerance: Year-round parks (Florida, Texas) have steadier cash flow. Seasonal parks (Michigan, Arizona) have higher peak returns but more volatility.

Start with our park database — filter by state, size, and type to find parks that match your criteria. With phone numbers for 90% of parks, you can start making calls today.