RV Park Cap Rates in Georgia
Real capitalization rate data from 66 parks across Georgia. Understand what the market is actually returning before you write a check.
What This Means for Investors
Georgia is running hot. An average cap rate of 16.9% 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 (3.2%–24.1%) 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 51 cities, Georgia 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 $1,920,474, most Georgia parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Georgia
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Austell | 17.1% | 3 | $1,271,624 |
| Cartersville | 12.7% | 3 | $4,884,590 |
| Cumming | 23.4% | 2 | $1,640,276 |
| Lake Park | 23.4% | 2 | $2,559,265 |
| Savannah | 19.2% | 2 | $3,781,845 |
| Adairsville | 17.6% | 2 | $1,191,873 |
| Talking Rock | 17.6% | 2 | $1,696,380 |
| Stone Mountain | 16.9% | 2 | $7,472,550 |
| Townsend | 16.9% | 2 | $1,545,132 |
| Covington | 16.5% | 2 | $1,723,288 |
| Hampton | 15.4% | 2 | $401,498 |
| Metter | 14.1% | 2 | $955,532 |
| Acworth | 6.3% | 2 | $884,475 |
| Perry | 24.1% | 1 | $6,425,545 |
| Conyers | 23.9% | 1 | $136,154 |
| Dawson | 23.9% | 1 | $1,588,468 |
| Valdosta | 22.7% | 1 | $2,144,275 |
| Lyons | 22.0% | 1 | $353,417 |
| Cochran | 21.8% | 1 | $780,496 |
| Elko | 21.8% | 1 | $1,396,678 |
| Camden County | 20.8% | 1 | $785,440 |
| Palmetto | 20.8% | 1 | $1,531,608 |
| Arabi | 19.3% | 1 | $645,103 |
| Homeland | 19.3% | 1 | $958,438 |
| Tifton | 18.8% | 1 | $985,009 |
| Pine Mountain | 18.0% | 1 | $6,044,175 |
| Cordele | 17.9% | 1 | $1,115,598 |
| LaFayette | 17.5% | 1 | $538,829 |
| Lavonia | 17.5% | 1 | $1,077,657 |
| Newton | 17.2% | 1 | $1,152,588 |
| Buford | 17.0% | 1 | $7,656,352 |
| Columbus | 16.9% | 1 | $1,149,338 |
| Waynesboro | 16.4% | 1 | $2,143,107 |
| Kings Bay | 16.3% | 1 | $1,641,798 |
| Bishop | 16.1% | 1 | $894,986 |
| Ashburn | 15.9% | 1 | $452,945 |
| Ringgold | 15.9% | 1 | $1,180,005 |
| Albany | 15.7% | 1 | $1,787,690 |
| Norcross | 15.5% | 1 | $3,196,525 |
| McIntosh County | 15.3% | 1 | $1,087,193 |
| St. Marys | 15.1% | 1 | $750,496 |
| Cobbtown | 14.7% | 1 | $187,103 |
| Warthen | 14.7% | 1 | $1,042,025 |
| Brunswick | 14.5% | 1 | $3,286,300 |
| Cecil | 14.3% | 1 | $2,023,825 |
| Twin City | 13.8% | 1 | $314,176 |
| Rocky Ford | 13.4% | 1 | $133,236 |
| Morgan County | 13.1% | 1 | $2,341,577 |
| Colquitt | 10.8% | 1 | $571,327 |
| Tallapoosa | 10.8% | 1 | $832,505 |
| Bainbridge | 7.8% | 1 | $246,473 |
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 |
|---|---|---|---|---|
| Fair Harbor RV Park | Perry | 24.1% | 280 | $6,425,545 |
| Extended Stay RV America - Dawson | Dawson | 23.9% | 70 | $1,588,468 |
| Wesley Oaks RV park | Cumming | 23.9% | 20 | $453,848 |
| Brooks Lake | Conyers | 23.9% | 6 | $136,153 |
| Eagles Roost R V Resort | Lake Park | 23.8% | 130 | $2,944,142 |
| Lake Park R V & Campground | Lake Park | 23.0% | 100 | $2,174,387 |
| Twin Lakes Rv Park | Cumming | 23.0% | 130 | $2,826,703 |
| Talking Rock Motorcoach RV Resort | Talking Rock | 22.9% | 65 | $3,018,347 |
| Valdosta Oaks RV Park | Valdosta | 22.7% | 100 | $2,144,275 |
| Sweetwater Creek RV Reserve | Austell | 22.0% | 5 | $103,946 |
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 |
|---|---|---|---|---|
| Lakemont Mobile Home Park | Acworth | 3.2% | 100 | $1,542,025 |
| Camp Windy Waters | Cartersville | 4.2% | 252 | $5,718,489 |
| Bainbridge Riverview Campground | Bainbridge | 7.8% | 12 | $246,472 |
| Lake Forrest County Club | Acworth | 9.4% | 10 | $226,924 |
| Emerald Lake RV Resort | Colquitt | 10.8% | 35 | $571,326 |
| Big Oak R V Park | Tallapoosa | 10.8% | 51 | $832,504 |
| Talona Creek Campground | Talking Rock | 12.3% | 21 | $374,413 |
| Madison RV Park | Morgan County | 13.1% | 125 | $2,341,577 |
| Ponderosa RV Park Inc. | Rocky Ford | 13.4% | 7 | $133,235 |
| Camp South RV Park | Metter | 13.4% | 15 | $285,505 |
Get Full Owner Contact Data for Georgia
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 Georgia.
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