RV Park Cap Rates in Colorado
Real capitalization rate data from 46 parks across Colorado. Understand what the market is actually returning before you write a check.
What This Means for Investors
Colorado is running hot. An average cap rate of 16.3% 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 (2.5%–23.8%) 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 38 cities, Colorado 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 $1,562,913, most Colorado parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Colorado
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Cañon City | 20.1% | 2 | $1,023,174 |
| Montrose | 17.6% | 2 | $1,685,829 |
| Longmont | 16.2% | 2 | $1,889,680 |
| Loveland | 15.1% | 2 | $2,273,170 |
| Hudson | 13.5% | 2 | $806,560 |
| Gunnison County | 9.6% | 2 | $3,866,455 |
| Antonito | 23.5% | 1 | $667,854 |
| Lyons | 22.5% | 1 | $339,325 |
| Towaoc | 22.1% | 1 | $2,584,222 |
| Moffat | 22.0% | 1 | $1,221,443 |
| Black Hawk | 21.4% | 1 | $3,157,167 |
| Greeley | 20.8% | 1 | $2,788,312 |
| Keenesburg | 20.8% | 1 | $1,374,520 |
| Pagosa Springs | 19.5% | 1 | $711,347 |
| Gypsum | 18.0% | 1 | $5,909,860 |
| Buena Vista | 17.5% | 1 | $2,257,948 |
| Howard | 17.2% | 1 | $478,128 |
| Nathrop | 16.9% | 1 | $1,956,320 |
| Westcliffe | 16.9% | 1 | $635,804 |
| Colorado Springs | 16.5% | 1 | $118,310 |
| Cortez | 16.2% | 1 | $1,580,966 |
| Golden | 16.2% | 1 | $3,477,939 |
| Trinidad | 16.2% | 1 | $860,232 |
| Elizabeth | 15.7% | 1 | $558,652 |
| Englewood | 15.7% | 1 | $2,234,613 |
| Grand Junction | 15.5% | 1 | $1,521,105 |
| Sheridan | 15.5% | 1 | $3,571,290 |
| El Paso County | 15.3% | 1 | $761,035 |
| Limon | 15.1% | 1 | $814,825 |
| Montrose County | 15.1% | 1 | $1,286,565 |
| Lake City | 15.0% | 1 | $127,247 |
| Brighton | 14.5% | 1 | $2,423,646 |
| Wray | 14.3% | 1 | $526,195 |
| Lamar | 14.1% | 1 | $837,359 |
| Morrison | 14.1% | 1 | $937,045 |
| Boulder | 11.7% | 1 | $68,908 |
| Larimer County | 7.4% | 1 | $823,686 |
| Bailey | 5.4% | 1 | $413,448 |
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 |
|---|---|---|---|---|
| Royal View RV Park Resort | Cañon City | 23.8% | 48 | $1,087,068 |
| Mogote Meadows RV Park | Antonito | 23.5% | 30 | $667,854 |
| Kebler Corner | None | 23.2% | 10 | $250,562 |
| Loveland RV Resort | Loveland | 22.7% | 170 | $3,645,267 |
| LaVern M. Johnson RV Park | Lyons | 22.5% | 16 | $339,325 |
| Sleeping Ute RV Park | Towaoc | 22.1% | 124 | $2,584,222 |
| Joyful Journey Hot Springs RV Sites | Moffat | 22.0% | 30 | $1,221,442 |
| Reverends Ridge Campground | Black Hawk | 21.4% | 156 | $3,157,167 |
| Greeley RV Park | Greeley | 20.8% | 142 | $2,788,312 |
| WILD COUNTRY RV PARK | Keenesburg | 20.8% | 70 | $1,374,520 |
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 |
|---|---|---|---|---|
| Blue Mesa Recreational Ranch | Gunnison County | 2.5% | 350 | $6,134,843 |
| Rustic Creek Ranch | Bailey | 5.4% | 24 | $413,448 |
| Flatiron Reservoir Campground | Larimer County | 7.4% | 37 | $823,685 |
| Riverview RV Park | Loveland | 7.6% | 40 | $901,072 |
| Pepper Pod Campground | Hudson | 11.4% | 69 | $1,167,885 |
| Boulder Elks Lodge #566 | Boulder | 11.7% | 4 | $68,908 |
| Mesa Verde Farm And Studio | None | 14.0% | 61 | $1,528,430 |
| Lamar Sportsman RV Park and Horse Motel | Lamar | 14.1% | 42 | $837,358 |
| Bear Creek Lake campground | Morrison | 14.1% | 47 | $937,044 |
| Wray Hitch N' Post | Wray | 14.3% | 26 | $526,194 |
Get Full Owner Contact Data for Colorado
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 Colorado.
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