RV Parks for Sale by Owner: How to Find Them and Buy Direct

Why Buy Direct from an Owner?

When you buy an RV park through a broker, you're paying a 6-10% commission baked into the asking price. On a $1M park, that's $60,000-$100,000 that goes to the middleman — not to you, not to the seller.

But the real cost isn't the commission. It's the competition. Every park listed with a broker is visible to every investor on LoopNet, BizBuySell, and Crexi. You're bidding against dozens of buyers on a property that's already priced for maximum return — for the seller.

When you go direct to the owner:

• You're often the only buyer at the table. Most RV park owners have never been contacted by an investor.
• The price is negotiable. No broker has set an inflated asking price based on "comparable sales."
• Creative financing is on the table. Owners are far more likely to consider seller financing when there's no broker pushing for a clean cash close.
• You build a relationship. Many of the best deals happen because an owner trusts the buyer — not because the numbers were the highest.

The Problem: How Do You Find Them?

There's no MLS for RV parks. There's no "For Sale by Owner" section on Zillow for campgrounds. If an owner wants to sell without a broker, they usually just... wait. They mention it to a neighbor. They put a sign on the highway. Maybe they post in a Facebook group.

That's the gap. Thousands of RV park and mobile home park owners across America would sell if the right buyer showed up with the right offer — but they're invisible to investors who only search listing sites.

5 Ways to Find RV Parks for Sale by Owner

1. Use a Park Database with Owner Contact Info

The fastest way to find owners is to start with a database that already has their phone numbers and emails. Filter by state, park size, or type — then pick up the phone.

RV Park World tracks 12,800+ parks across all 50 states, with 14,000+ verified with owner contact data. That means you can go from "I want to buy an RV park in Tennessee" to "calling an owner in Pigeon Forge" in under 60 seconds.

2. Drive the Market

Pick a target area and literally drive it. Visit parks, talk to managers, ask who owns the property. Some of the best acquisitions in commercial real estate started with a handshake in a gravel parking lot.

This works especially well for smaller parks where the owner lives on-site or nearby. You'll learn things about the property that no listing sheet would ever tell you.

3. County Tax Records

Every county assessor's office has records of who owns every parcel of land. Search for properties zoned for RV use, campgrounds, or mobile home parks. You'll get the owner's name and mailing address — enough to send a letter of interest.

This is slow and manual, but it's free and the data is public record.

4. State Licensing Databases

Most states require RV parks and campgrounds to hold a health department or business license. Some states publish these databases online. You'll find park names, addresses, and sometimes owner names.

We've already scraped licensing databases in Florida, California, Michigan, and a dozen other states — that data is already in our system.

5. Direct Mail Campaigns

Once you have owner names and addresses, a well-crafted letter can open doors. The key is personalization: mention the park by name, reference something specific about the property, and make it clear you're a serious buyer — not a wholesaler blasting 10,000 letters.

What to Say When You Call an Owner

This is where most investors freeze. You've got the phone number. Now what?

Keep it simple. You're not selling anything. You're starting a conversation.

That's it. No pitch. No pressure. Most owners will either say "no thanks" (politely) or "well, it depends on the offer" — and that second response is where deals start.

We built a complete cold call guide for RV park investors with scripts, objection handling, and follow-up templates.

What About Mobile Home Parks?

Everything in this guide applies equally to mobile home parks. In fact, MHPs might be an even better fit for the direct-to-owner approach because:

• The average MHP owner is older and more likely to consider selling
• MHPs generate consistent lot rent income — easy to underwrite
• Fewer investors are actively targeting MHPs compared to RV parks
• Seller financing is extremely common in MHP transactions

Our database includes 4,400+ mobile home parks alongside 9,000+ RV parks — all with the same owner contact data.

The Numbers

Here's what a typical FSBO outreach campaign looks like:

• 100 calls → 30-40 conversations → 5-10 "maybe" responses → 1-2 serious negotiations
• Average time to first deal: 60-90 days of consistent outreach
• Average savings vs. broker deal: 10-20% on purchase price, plus better financing terms

It's a numbers game. The investors who win are the ones with the most owner contacts and the discipline to make the calls.