RV Park Cap Rates in Alabama
Real capitalization rate data from 166 parks across Alabama. Understand what the market is actually returning before you write a check.
What This Means for Investors
Alabama is running hot. An average cap rate of 14.5% is well above the national norm, which signals either underpriced assets, rural markets with strong cash flow, or operators who haven't professionalized revenue. For buyers, that spread is opportunity — find the bottom-quartile operators and you're buying cash flow, not just real estate.
The wide range (2.6%–24.8%) tells the other side of the story: there are parks in this state priced like trophy assets and parks priced like distressed debt. Know which bucket you're bidding on. The highest cap rates typically reflect either management upside or location risk — underwrite both.
With data spread across 77 cities, Alabama offers enough geographic diversity to be selective. The city breakdown below shows where the cap rate compression is worst and where pockets of yield still exist.
At an average estimated value of $1,024,821, most Alabama parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Alabama
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Foley | 14.0% | 8 | $1,704,655 |
| Gulf Shores | 16.6% | 5 | $1,652,175 |
| Cottondale | 17.5% | 4 | $1,014,429 |
| Athens | 15.0% | 4 | $882,093 |
| Tuscaloosa | 19.0% | 3 | $1,734,446 |
| Decatur | 16.6% | 3 | $2,919,396 |
| Fort Payne | 16.5% | 3 | $688,737 |
| Huntsville | 13.0% | 3 | $1,073,340 |
| Dothan | 11.6% | 3 | $1,379,269 |
| Birmingham | 4.9% | 3 | $1,149,559 |
| Ozark | 23.2% | 2 | $676,406 |
| Tuscumbia | 16.3% | 2 | $1,224,102 |
| Troy | 15.5% | 2 | $1,087,942 |
| Anniston | 8.5% | 2 | $929,530 |
| Opelika | 6.7% | 2 | $767,200 |
| Summerdale | 5.0% | 2 | $697,332 |
| Attalla | 24.1% | 1 | $458,968 |
| Crane Hill | 23.8% | 1 | $679,326 |
| Guntersville | 23.7% | 1 | $225,358 |
| Elkmont | 23.2% | 1 | $438,551 |
| Riverside | 23.0% | 1 | $804,523 |
| Fort Walton Beach | 22.7% | 1 | $2,426,247 |
| Calvert | 22.4% | 1 | $739,957 |
| Orange Beach | 22.3% | 1 | $3,382,987 |
| Alpine | 22.1% | 1 | $2,917,670 |
| Red Bay | 18.6% | 1 | $1,446,800 |
| Magnolia Springs | 18.0% | 1 | $2,278,656 |
| Northport | 18.0% | 1 | $175,281 |
| Ramer | 17.6% | 1 | $1,038,385 |
| Woodville | 17.6% | 1 | $792,442 |
| Jackson County | 17.1% | 1 | $541,628 |
| Ashville | 16.7% | 1 | $1,328,407 |
| Florence | 16.7% | 1 | $997,485 |
| Helena | 16.7% | 1 | $1,629,226 |
| Lowndes County | 16.6% | 1 | $548,590 |
| Bay Minette | 16.4% | 1 | $211,955 |
| Pensacola | 16.4% | 1 | $1,203,384 |
| Morgan County | 16.2% | 1 | $326,473 |
| Franklin | 16.0% | 1 | $684,747 |
| Ohatchee | 16.0% | 1 | $15,977,439 |
| Rossville | 16.0% | 1 | $3,880,235 |
| Goodwater | 15.9% | 1 | $566,106 |
| Midland City | 15.6% | 1 | $133,101 |
| Pelham | 15.6% | 1 | $2,196,168 |
| Brewton | 15.5% | 1 | $881,800 |
| Prattville | 15.5% | 1 | $1,102,250 |
| Elberta | 15.1% | 1 | $193,011 |
| Pell City | 14.9% | 1 | $4,651,158 |
| Mary Esther | 14.8% | 1 | $188,106 |
| Montgomery | 14.1% | 1 | $1,754,467 |
| Knoxville | 13.6% | 1 | $541,377 |
| Fort Mitchell | 9.0% | 1 | $1,189,160 |
| Daleville | 8.0% | 1 | $2,090,620 |
| Ashford | 7.6% | 1 | $306,880 |
| Grove Hill | 7.6% | 1 | $326,060 |
| Scottsboro | 7.6% | 1 | $383,600 |
| Millbrook | 6.9% | 1 | $709,660 |
| Rogersville | 6.5% | 1 | $95,900 |
| Robertsdale | 6.3% | 1 | $689,596 |
| Calera | 6.0% | 1 | $95,900 |
| Stockton | 5.9% | 1 | $537,040 |
| Eufaula | 5.8% | 1 | $1,457,680 |
| Mobile | 5.8% | 1 | $612,160 |
| Toney | 5.8% | 1 | $748,020 |
| Wetumpka | 5.1% | 1 | $383,600 |
| Livingston | 4.5% | 1 | $1,918,000 |
| Columbiana | 4.3% | 1 | $95,900 |
| Tanner | 4.1% | 1 | $1,918,000 |
| Arab | 4.0% | 1 | $134,260 |
| Fairhope | 3.9% | 1 | $612,160 |
| Lincoln | 3.9% | 1 | $1,093,260 |
| Phenix City | 3.9% | 1 | $1,438,500 |
| Oxford | 3.6% | 1 | $498,680 |
| Cropwell | 3.3% | 1 | $2,128,980 |
| Alexander City | 3.2% | 1 | $12,140,940 |
| Dadeville | 3.0% | 1 | $1,975,540 |
| Midfield | 2.6% | 1 | $575,400 |
Top 10 Highest Cap Rate Parks
Highest estimated returns — investigate occupancy, management quality, and NOI sustainability before buying on cap rate alone.
| Park Name | City | Cap Rate | Sites | Est. Value |
|---|---|---|---|---|
| Bates Farm | None | 24.8% | 46 | $1,097,180 |
| Mr D's RV Park | Ozark | 24.6% | 40 | $942,025 |
| Larry Sheila S Blackwater Getaway | None | 24.6% | 9 | $211,954 |
| Knot Working Tiny Town | None | 24.6% | 2 | $47,100 |
| Dothan RV Park | Dothan | 24.1% | 75 | $1,721,127 |
| Pineview RV Campground | Attalla | 24.1% | 20 | $458,967 |
| Brag Patch RV Park | Crane Hill | 23.8% | 30 | $679,326 |
| Bama RV Station | Cottondale | 23.8% | 90 | $2,038,252 |
| Jg S Campen Life Rv Campground | None | 23.8% | 42 | $951,184 |
| Georgia Mountain RV Resort | Guntersville | 23.7% | 10 | $225,358 |
10 Lowest Cap Rate Parks
Lower cap rates reflect higher prices relative to income — often found in premium markets, coastal areas, or parks with strong amenities and stable occupancy.
| Park Name | City | Cap Rate | Sites | Est. Value |
|---|---|---|---|---|
| M & J Rv Park | Midfield | 2.6% | 30 | $575,400 |
| Lake Martin RV | Dadeville | 3.0% | 103 | $1,975,540 |
| Hidden Valley MHC | Birmingham | 3.0% | 171 | $2,547,216 |
| Town & Country Estates | Dothan | 3.2% | 76 | $1,457,680 |
| Elkahatchee Estates | Alexander City | 3.2% | 633 | $12,140,940 |
| Rivers Edge Marina | Cropwell | 3.3% | 111 | $2,128,980 |
| Oxford Estates | Oxford | 3.6% | 26 | $498,680 |
| Zehner Road | Athens | 3.7% | 45 | $863,100 |
| Foley Rv Park | Foley | 3.9% | 50 | $959,000 |
| Carson Village | Birmingham | 3.9% | 35 | $671,300 |
Get Full Owner Contact Data for Alabama
Cap rates tell you where to look. Owner contact data gets you in the door. Access phone numbers, emails, and deal pipeline tools for every park in Alabama.
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