Campgrounds for Sale: How to Find, Evaluate, and Buy a Campground

The Campground Investment Opportunity

America has a campground shortage. Demand for outdoor recreation surged post-2020 and never came back down. Meanwhile, the average campground owner is 60+ years old and many are looking for exit strategies.

That creates a window: high demand + aging ownership = motivated sellers willing to negotiate.

The challenge? Finding them. Most campgrounds never get listed with a broker. The owners don't know what their property is worth, don't want to pay a 6-10% commission, and would rather sell to someone who shows up and makes a reasonable offer.

Types of Campgrounds

Not all campgrounds are the same investment:

• Full-hookup RV parks — Highest revenue per site. Electric, water, sewer at every pad. These are the premium assets.
• Partial-hookup campgrounds — Electric and water, shared dump station. Lower price point, potential for upgrades.
• Primitive/tent campgrounds — Lowest revenue but lowest maintenance. Often on beautiful land that could be developed.
• Glamping sites — Premium tent or cabin experiences. Higher nightly rates, more operational complexity.
• Seasonal campgrounds — Open 5-7 months. Lower annual revenue but concentrated cash flow.

Where to Find Campgrounds for Sale

Direct Owner Contact

The most effective method. Our database tracks 50,000+ parks and campgrounds across all 50 states — 14,000+ with verified owner phone numbers, emails, and estimated valuations. Filter by state, size, type, and value range, then call owners directly.

Listing Marketplaces

Check LoopNet, BizBuySell, Crexi, and Parks and Places. Expect 50-100 total listings nationwide at any given time. That's a fraction of what's actually available — but it's worth monitoring alongside direct outreach.

Industry Brokers

A handful of brokers specialize in campground transactions:

• Parks and Places
• The Campground Connection
• National Outdoor Hospitality Association (ARVC) listings

Good for seeing what's on the market, but you'll compete with every other buyer who works with these brokers.

How to Evaluate a Campground

Before making an offer, understand these fundamentals:

• Revenue per site. A healthy campground generates $2,000-$6,000+ per site annually, depending on hookup level and location.
• Seasonality. How many months per year is it open? Northern campgrounds may only operate May-October. Year-round operations in southern states command premium prices.
• Occupancy. 50-70% annual occupancy is typical. Above 80% means there's pricing power. Below 40% means there's a problem — or an opportunity.
• Operating expenses. Typical range: 40-60% of gross revenue. Utilities, insurance, property tax, maintenance, staff.
• Infrastructure condition. Roads, hookups, septic/sewer, electric panels. Due diligence is critical — one failed septic system can cost $50,000+.
• Valuation. Campgrounds typically trade at 3-6x net operating income, or 8-14% cap rates depending on location and quality.

Financing a Campground Purchase

Most campground deals are financed through one of these channels:

• Seller financing — The most common off-market method. Owner carries a note, typically 10-20% down.
• SBA loans — 7(a) program works for campgrounds. 10-15% down, longer approval timeline.
• Local banks — Community banks in rural areas often understand campground values better than national lenders.
• Commercial real estate loans — For larger operations. 20-30% down, shorter amortization.

Small Campgrounds: The Hidden Opportunity

Don't overlook small campgrounds — 10-30 sites. They're often the best deals because:

• Institutional investors won't touch them (too small)
• Brokers won't list them (commission too low)
• Owners are often the most motivated to sell
• Upside potential: add sites, improve hookups, add glamping units

A 20-site campground generating $80,000/year in gross revenue might sell for $250,000-$400,000 with seller financing. That's a livable income from day one with room to grow.