RV Park Cap Rates in California
Real capitalization rate data from 48 parks across California. Understand what the market is actually returning before you write a check.
What This Means for Investors
California is a competitive market. At 8.5% average, pricing reflects real buyer demand — this isn't a market where sellers are desperate. That said, the right deal with operational upside can still pencil well if you underwrite NOI improvements rather than buying trailing income.
In markets like this, the edge is in sourcing — not on-market listings, but owners who haven't marketed. The 48 parks in our database with owner contact data give you the starting list. Work it direct.
With data spread across 42 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 $3,083,550, 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 |
|---|---|---|---|
| Crescent City | 8.2% | 2 | $2,368,558 |
| Winterhaven | 7.2% | 2 | $1,676,114 |
| Marina | 11.0% | 1 | $2,392,007 |
| Cathedral City | 10.3% | 1 | $4,152,463 |
| Greenbrae Boardwalk | 10.3% | 1 | $2,756,247 |
| Nevada City | 10.1% | 1 | $2,112,276 |
| Tuolumne | 10.1% | 1 | $2,539,311 |
| Paso Robles | 9.9% | 1 | $2,027,961 |
| Coloma | 9.8% | 1 | $2,752,296 |
| Gilroy | 9.8% | 1 | $4,280,989 |
| Palo Verde | 9.8% | 1 | $1,136,465 |
| Arthur | 9.7% | 1 | $1,224,635 |
| Castella | 9.7% | 1 | $430,904 |
| Hartley | 9.7% | 1 | $4,621,766 |
| Bridgeport | 9.5% | 1 | $7,684,902 |
| Perris | 9.5% | 1 | $1,700,439 |
| Happy Valley | 9.4% | 1 | $329,583 |
| Isleton | 9.4% | 1 | $634,333 |
| Trinidad | 9.4% | 1 | $1,374,798 |
| San Diego | 9.3% | 1 | $3,154,566 |
| Stanfield Hill | 9.3% | 1 | $3,539,983 |
| Albion | 9.2% | 1 | $1,267,868 |
| Lost Hills | 9.2% | 1 | $1,318,584 |
| Colusa | 9.1% | 1 | $751,688 |
| Kelseyville | 9.1% | 1 | $1,036,813 |
| Duncans Mills | 9.0% | 1 | $1,852,250 |
| Monterey | 8.9% | 1 | $903,684 |
| Healdsburg | 8.7% | 1 | $512,901 |
| Klamath | 8.6% | 1 | $4,409,000 |
| Redcrest | 8.6% | 1 | $190,814 |
| Stovepipe Wells | 8.6% | 1 | $203,236 |
| Santa Maria | 8.5% | 1 | $450,493 |
| Jamul | 8.4% | 1 | $347,703 |
| Vallejo | 8.3% | 1 | $1,719,510 |
| Patterson | 8.2% | 1 | $3,146,916 |
| Carmel | 6.5% | 1 | $1,755,462 |
| Larkspur | 6.5% | 1 | $5,800,029 |
| Forestville | 6.2% | 1 | $1,103,546 |
| Rio Vista | 6.1% | 1 | $2,629,288 |
| San Jose | 6.0% | 1 | $8,828,712 |
| San Jacinto | 4.1% | 1 | $2,781,243 |
| Lone Pine | 2.3% | 1 | $979,960 |
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 |
|---|---|---|---|---|
| Marina Dunes RV Park | Marina | 11.0% | 65 | $2,392,007 |
| Marin Park | Greenbrae Boardwalk | 10.3% | 87 | $2,756,247 |
| Palm SPrings Oasis RV Resort Campground | Cathedral City | 10.3% | 140 | $4,152,462 |
| Inn Town Campground | Nevada City | 10.1% | 70 | $2,112,275 |
| Valencia Travel Village | None | 10.1% | 300 | $8,523,234 |
| The RV Park at Black Oak Casino | Tuolumne | 10.1% | 85 | $2,539,310 |
| Cava Robles | Paso Robles | 9.9% | 70 | $2,027,960 |
| Walters Camp | Palo Verde | 9.8% | 53 | $1,136,465 |
| Coloma Resort | Coloma | 9.8% | 96 | $2,752,296 |
| The Garlic Farm RV Park | Gilroy | 9.8% | 158 | $4,280,988 |
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 |
|---|---|---|---|---|
| Boulder Creek RV Resort | Lone Pine | 2.3% | 83 | $979,959 |
| Reflection Lake RV Park | San Jacinto | 4.1% | 111 | $2,781,243 |
| Trailer Tel Rv Park | San Jose | 5.97% | 170 | $8,828,711 |
| Duck Island RV Park and Fishing Resort - All campers and guests must be 18 years of age or older. | Rio Vista | 6.07% | 51 | $2,629,287 |
| Mirabel Trailer Park Campground | Forestville | 6.2% | 45 | $1,103,545 |
| Pilot Knob RV Resort | Winterhaven | 6.3% | 167 | $2,172,878 |
| Idyllwild Preserve Thousand Trails | 6.37% | 300 | $15,146,789 | |
| Temecula Vail Lake KOA | 6.37% | 467 | $23,578,499 | |
| Marin RV Park | Larkspur | 6.47% | 87 | $5,800,028 |
| Carmel By the River RV Park | Carmel | 6.47% | 35 | $1,755,461 |
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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