RV Park Cap Rates in California
Real capitalization rate data from 118 parks across California. Understand what the market is actually returning before you write a check.
What This Means for Investors
California is running hot. An average cap rate of 15.1% 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 (3.8%–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 99 cities, California 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 $3,722,503, most California parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — California
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Inyo County | 13.6% | 3 | $728,990 |
| San Bernardino County | 12.2% | 3 | $2,227,130 |
| Winterhaven | 10.8% | 3 | $5,913,189 |
| Morgan Hill | 21.4% | 2 | $4,230,972 |
| Felton | 17.8% | 2 | $1,802,803 |
| San Luis Obispo County | 17.4% | 2 | $905,532 |
| Mojave | 16.9% | 2 | $1,018,326 |
| Klamath | 16.8% | 2 | $1,502,446 |
| Monterey | 13.1% | 2 | $580,134 |
| Gilroy | 12.5% | 2 | $5,982,945 |
| Yuba County | 10.6% | 2 | $2,499,139 |
| Crescent City | 4.8% | 2 | $2,368,558 |
| Sacramento County | 24.9% | 1 | $191,777 |
| Banner | 24.8% | 1 | $262,369 |
| Three Rivers | 24.8% | 1 | $1,478,809 |
| Eureka | 23.8% | 1 | $1,245,598 |
| Newberry Springs | 23.3% | 1 | $396,810 |
| Los Banos | 23.0% | 1 | $2,500,545 |
| Morro Bay | 23.0% | 1 | $3,044,143 |
| Malibu | 22.5% | 1 | $7,792,800 |
| El Centro | 22.4% | 1 | $6,469,337 |
| Lone Pine | 22.4% | 1 | $211,416 |
| Chowchilla | 22.1% | 1 | $833,620 |
| Oak Hills | 21.8% | 1 | $636,720 |
| Hesperia | 21.4% | 1 | $3,521,456 |
| Nevada County | 21.4% | 1 | $4,209,556 |
| Imperial County | 20.4% | 1 | $2,706,883 |
| Palm Springs | 20.4% | 1 | $3,576,952 |
| Redwood City | 20.0% | 1 | $2,932,593 |
| Shelter Valley | 19.6% | 1 | $6,546,140 |
| San Dimas | 19.4% | 1 | $12,190,600 |
| San Francisco | 19.4% | 1 | $5,546,723 |
| Pismo Beach | 19.3% | 1 | $12,070,150 |
| Long Beach | 19.2% | 1 | $2,389,940 |
| Earp | 19.1% | 1 | $2,985,016 |
| Greenfield | 18.9% | 1 | $3,219,920 |
| Old Station | 18.8% | 1 | $144,523 |
| Oceano | 18.7% | 1 | $4,301,817 |
| Julian | 18.6% | 1 | $5,682,157 |
| Los Angeles | 18.6% | 1 | $5,106,353 |
| Boulder Creek | 18.5% | 1 | $645,553 |
| El Cajon | 18.4% | 1 | $24,324,413 |
| Palm Desert | 18.4% | 1 | $36,961,924 |
| Castaic | 18.0% | 1 | $10,234,803 |
| Needles | 18.0% | 1 | $1,367,193 |
| Angels Camp | 17.9% | 1 | $2,709,311 |
| Lake Elsinore | 17.9% | 1 | $1,036,853 |
| Contra Costa County | 17.7% | 1 | $2,978,621 |
| Mammoth Lakes | 17.7% | 1 | $2,612,826 |
| Sacramento | 17.7% | 1 | $1,332,540 |
| San Diego County | 17.6% | 1 | $104,272 |
| El Portal | 17.5% | 1 | $1,282,925 |
| Fawnskin | 17.5% | 1 | $437,986 |
| Del Mar | 17.4% | 1 | $1,785,555 |
| Fort Bragg | 17.3% | 1 | $962,207 |
| Manteca | 17.2% | 1 | $4,911,025 |
| Jacumba Hot Springs | 16.9% | 1 | $7,605,194 |
| Pleasanton | 16.9% | 1 | $2,885,572 |
| Stockton | 16.9% | 1 | $782,528 |
| Fremont | 16.4% | 1 | $1,483,689 |
| Rio Vista | 16.4% | 1 | $1,295,284 |
| Monterey County | 16.2% | 1 | $2,392,007 |
| Lee Vining | 15.7% | 1 | $1,139,652 |
| Panamint Springs | 15.5% | 1 | $1,653,375 |
| Modoc County | 15.3% | 1 | $1,152,425 |
| Mono County | 15.3% | 1 | $695,804 |
| Lassen County | 14.9% | 1 | $1,310,780 |
| Healdsburg | 14.4% | 1 | $512,901 |
| Castella | 13.9% | 1 | $430,904 |
| Santa Maria | 13.7% | 1 | $450,493 |
| Duncans Mills | 13.5% | 1 | $1,852,250 |
| Greenbrae Boardwalk | 13.1% | 1 | $2,756,247 |
| Isleton | 13.0% | 1 | $634,333 |
| Santa Cruz County | 12.9% | 1 | $329,583 |
| Nevada City | 12.2% | 1 | $2,112,276 |
| Kern County | 12.1% | 1 | $395,651 |
| Tuolumne | 12.0% | 1 | $2,539,311 |
| Paso Robles | 11.5% | 1 | $2,027,961 |
| El Dorado County | 11.3% | 1 | $2,752,296 |
| Vallejo | 10.9% | 1 | $1,719,510 |
| Arthur | 10.8% | 1 | $1,224,635 |
| Humboldt County | 10.3% | 1 | $190,814 |
| Beaumont | 10.1% | 1 | $2,200,993 |
| Trinidad | 10.0% | 1 | $1,850,688 |
| Jamul | 9.8% | 1 | $347,703 |
| Lake County | 9.3% | 1 | $1,036,813 |
| Lost Hills | 9.3% | 1 | $1,318,584 |
| Mendocino County | 9.3% | 1 | $1,267,868 |
| Los Angeles County | 9.2% | 1 | $8,523,234 |
| Colusa | 9.1% | 1 | $751,688 |
| Cathedral City | 8.7% | 1 | $4,152,463 |
| Fresno County | 8.2% | 1 | $1,836,948 |
| Solano County | 7.4% | 1 | $4,621,766 |
| San Diego | 6.4% | 1 | $3,154,566 |
| Forestville | 6.2% | 1 | $1,103,546 |
| Del Norte County | 5.4% | 1 | $4,409,000 |
| Bridgeport | 5.2% | 1 | $7,684,902 |
| Patterson | 4.8% | 1 | $3,146,916 |
| San Jacinto | 4.1% | 1 | $2,781,243 |
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 |
|---|---|---|---|---|
| Rancho Marina RV Park | Sacramento County | 24.9% | 8 | $191,777 |
| Sequoia RV Ranch | Three Rivers | 24.8% | 62 | $1,478,808 |
| Banner Ranch | Banner | 24.8% | 11 | $262,368 |
| Redwood Coast Cabins & RV Resort | Eureka | 23.8% | 55 | $1,245,598 |
| Parkway Lakes RV Park | Morgan Hill | 23.5% | 110 | $2,458,073 |
| Newberry Mountain RV Park | Newberry Springs | 23.3% | 18 | $396,810 |
| Morro Strand RV Park | Morro Bay | 23.0% | 140 | $3,044,142 |
| Oasis West RV Park | Los Banos | 23.0% | 115 | $2,500,544 |
| Malibu Beach RV Park | Malibu | 22.5% | 177 | $7,792,800 |
| Sierra View RV Park | Lone Pine | 22.4% | 10 | $211,415 |
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 |
|---|---|---|---|---|
| Calico Ghost Town Regional Park | San Bernardino County | 3.8% | 253 | $5,425,015 |
| Reflection Lake RV Park | San Jacinto | 4.1% | 111 | $2,781,243 |
| Bayside RV Park | Crescent City | 4.4% | 110 | $2,193,083 |
| Idyllwild Preserve Thousand Trails | 4.5% | 300 | $30,000,000 | |
| Temecula Vail Lake KOA | 4.5% | 467 | $46,700,000 | |
| Kit Fox RV Park | Patterson | 4.8% | 151 | $3,146,915 |
| Annetts Mono Village | Bridgeport | 5.2% | 300 | $7,684,902 |
| Redwood Harbor Village | Crescent City | 5.2% | 117 | $2,544,033 |
| Klamath River RV Park | Del Norte County | 5.4% | 200 | $4,409,000 |
| Mirabel Trailer Park Campground | Forestville | 6.2% | 45 | $1,103,545 |
Get Full Owner Contact Data for California
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 California.
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