RV Park Cap Rates in Arizona
Real capitalization rate data from 236 parks across Arizona. Understand what the market is actually returning before you write a check.
What This Means for Investors
Arizona is running hot. An average cap rate of 17.5% 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 (2.9%–24.9%) 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 71 cities, Arizona 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 $1,910,447, most Arizona parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Arizona
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Yuma | 18.5% | 18 | $7,140,712 |
| Flagstaff | 18.1% | 6 | $1,880,997 |
| Mesa | 21.0% | 5 | $942,578 |
| Tucson | 18.1% | 5 | $4,277,570 |
| Quartzsite | 17.2% | 5 | $3,483,381 |
| Wellton | 15.3% | 5 | $1,733,532 |
| Golden Valley | 19.2% | 3 | $2,525,169 |
| Wickenburg | 16.6% | 3 | $1,035,355 |
| Winslow | 23.0% | 2 | $968,712 |
| Glendale | 20.3% | 2 | $2,838,366 |
| Apache Junction | 20.1% | 2 | $2,790,561 |
| Black Canyon City | 18.4% | 2 | $1,120,268 |
| Fredonia | 17.9% | 2 | $1,307,531 |
| Ash Fork | 17.6% | 2 | $721,889 |
| Peoria | 16.7% | 2 | $4,143,189 |
| Fortuna Foothills | 16.6% | 2 | $4,628,559 |
| Benson | 16.3% | 2 | $2,778,080 |
| Tonopah | 15.8% | 2 | $7,239,929 |
| Patagonia | 12.8% | 2 | $480,756 |
| Bowie | 10.8% | 2 | $667,161 |
| Gila Bend | 24.8% | 1 | $3,100,728 |
| Eloy | 24.7% | 1 | $237,343 |
| McNeal | 24.6% | 1 | $2,543,468 |
| Heber-Overgaard | 24.3% | 1 | $1,371,721 |
| Salome | 24.3% | 1 | $7,439,840 |
| Tempe | 23.6% | 1 | $224,214 |
| Bisbee | 23.3% | 1 | $551,125 |
| Tombstone | 23.2% | 1 | $1,645,695 |
| Willcox | 22.7% | 1 | $1,286,565 |
| Surprise | 21.8% | 1 | $41,078,750 |
| Bellemont | 21.5% | 1 | $3,860,688 |
| Needles | 20.4% | 1 | $1,933,488 |
| Pinal County | 20.4% | 1 | $2,416,859 |
| Ehrenberg | 20.0% | 1 | $380,675 |
| Superior | 20.0% | 1 | $285,506 |
| Wichenburg | 19.9% | 1 | $968,498 |
| Sedona | 19.8% | 1 | $2,270,731 |
| Page | 18.6% | 1 | $7,148,894 |
| Grand Canyon Village | 17.9% | 1 | $3,267,110 |
| Dolan Springs | 17.6% | 1 | $120,589 |
| Fort McDowell | 17.0% | 1 | $3,713,268 |
| Payson | 16.8% | 1 | $2,306,824 |
| Casa Grande | 16.7% | 1 | $1,994,970 |
| Littlefield | 16.6% | 1 | $1,788,881 |
| Sun City | 16.5% | 1 | $3,560,147 |
| Oljato-Monument Valley | 16.4% | 1 | $2,119,556 |
| Wikieup | 16.2% | 1 | $685,592 |
| Prescott Valley | 16.1% | 1 | $8,077,828 |
| Camp Verde | 16.0% | 1 | $455,474 |
| Coconino County | 15.5% | 1 | $1,058,160 |
| Lake Havasu City | 15.5% | 1 | $4,409,000 |
| Bullhead City | 15.4% | 1 | $3,071,966 |
| Chandler | 15.4% | 1 | $2,545,343 |
| Colorado City | 15.4% | 1 | $1,206,843 |
| Florence | 15.4% | 1 | $1,689,581 |
| Happy Jack | 15.4% | 1 | $5,485,654 |
| Morristown | 15.4% | 1 | $1,755,409 |
| Phoenix | 15.4% | 1 | $4,761,547 |
| Buckeye | 15.1% | 1 | $8,083,916 |
| Wenden | 14.9% | 1 | $844,219 |
| Kingman | 14.7% | 1 | $875,301 |
| Tacna | 14.3% | 1 | $4,128,603 |
| Williams | 14.2% | 1 | $261,961 |
| Chloride | 13.8% | 1 | $647,988 |
| Dateland | 13.8% | 1 | $687,260 |
| Ajo | 12.0% | 1 | $1,963,150 |
| Joseph City | 12.0% | 1 | $525,843 |
| Roosevelt Estates | 10.1% | 1 | $1,257,710 |
| Arivaca | 7.2% | 1 | $702,163 |
| Whiteriver | 7.2% | 1 | $1,974,836 |
| Alpine | 2.9% | 1 | $166,976 |
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 |
|---|---|---|---|---|
| Paradise Grove Trailer Park | Glendale | 24.9% | 224 | $5,356,281 |
| Del Pueblo RV Park and Tennis Resort | Yuma | 24.8% | 483 | $11,520,394 |
| Sonoran Desert RV Park | Gila Bend | 24.8% | 130 | $3,100,727 |
| Stanton Camp Camping Gold Mining | None | 24.8% | 46 | $1,097,180 |
| Superstition Mountain Resort | Apache Junction | 24.7% | 188 | $4,462,050 |
| Rolle's Linda Vista RV Park | Yuma | 24.7% | 111 | $2,629,828 |
| Silverado RV Resort | Eloy | 24.7% | 10 | $237,343 |
| Double Adobe Campground & Recreational Ranch | McNeal | 24.6% | 108 | $2,543,467 |
| Grand Canyon Western Ranch | None | 24.6% | 2 | $47,100 |
| Rv Site Parallels Golf Course | None | 24.6% | 3 | $70,651 |
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 |
|---|---|---|---|---|
| Alpine Village RV Park | Alpine | 2.9% | 12 | $166,975 |
| Dome Rock Road Camping Area | Quartzsite | 4.0% | 400 | $8,777,047 |
| A Shady Tree RV Park | Yuma | 5.3% | 173 | $3,796,071 |
| Universal Ranch RV Village | Arivaca | 7.2% | 32 | $702,162 |
| Reservation Lake Campgrounds | Whiteriver | 7.2% | 90 | $1,974,835 |
| The Rocking T | None | 9.5% | 6 | $78,067 |
| Ethel S Hideout | None | 9.5% | 10 | $130,112 |
| Karla S Hummingbird Guest Ranch | None | 9.5% | 2 | $26,022 |
| Lenny S Resort | None | 9.5% | 6 | $78,067 |
| Painted Desert Outpost | None | 9.5% | 4 | $52,045 |
Get Full Owner Contact Data for Arizona
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 Arizona.
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