What Is Seller Financing? How to Buy an RV Park Without a Bank

Seller Financing in 60 Seconds

Instead of getting a loan from a bank, the person selling you the property IS the bank. You make monthly payments directly to them, with interest, over an agreed-upon term.

There's no mortgage application. No credit check (usually). No 60-day underwriting process. You and the seller agree on a price, a down payment, an interest rate, and a payment schedule — then you close.

It's the oldest form of real estate financing in America, and it's experiencing a massive resurgence. Google searches for "seller financing" have hit all-time highs in 2025-2026.

How It Works: A Real Example

The seller gets $80K upfront plus $4,636/month for 20 years. The buyer gets a cash-flowing RV park with no bank involvement. Both sides win.

Why Sellers Agree to This

This is the question every new investor asks. Why would an owner finance the sale instead of taking cash?

• Tax benefits. An installment sale spreads the capital gains tax over many years instead of one lump sum. On a $1M property, this can save the seller six figures in taxes.
• Monthly income. Many retiring park owners want predictable monthly income, not a pile of cash they have to invest somewhere else.
• Higher sale price. Sellers who offer financing can often get a higher total price because the buyer's barrier to entry is lower.
• The property is the collateral. If the buyer stops paying, the seller gets the property back — plus they keep all payments made to date. It's a secured investment.
• No broker commission. Direct sales save 6-10% that would go to a broker.

Typical Seller Financing Terms

There's no standard — everything is negotiable. But here's what we see most often in RV park and campground transactions:

• Down payment: 5-20% (10% is most common)
• Interest rate: 4-8% (depends on market rates and negotiation)
• Amortization: 15-30 years
• Balloon: 5-10 year balloon is common (refinance or pay off by then)
• Closing timeline: 2-4 weeks (vs. 60-90 days with a bank)
• Due-on-sale clause: Usually none — you can resell or refinance freely

How to Ask an Owner About Seller Financing

Most RV park and campground owners don't know what "seller financing" means by that name. They call it "carrying the note" or "owner financing" or just "making payments."

Here's how to bring it up naturally:

That's it. You've framed it as a benefit to THEM (tax advantages), not as you asking for a favor. Most owners will at least hear you out.

For more scripts and approaches, see our cold calling guide and negotiation strategies.

Seller Financing vs. Bank Loans

Where to Find Seller-Financed RV Parks and Campgrounds

The parks most likely to sell with owner financing share a few traits:

• Owner is 55+ and thinking about retirement
• Park is not listed with a broker
• Owner has owned the property for 10+ years (low basis = more tax motivation)
• Property is paid off or nearly paid off

Our database tracks 10,700+ parks with 14,000+ verified owner contacts. Filter, call, and ask. The first conversation is always free.