RV Park Cap Rates in Kentucky
Real capitalization rate data from 23 parks across Kentucky. Understand what the market is actually returning before you write a check.
What This Means for Investors
Kentucky is running hot. An average cap rate of 16.4% 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 (4.9%–23.3%) 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 21 cities, Kentucky 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 $1,518,871, most Kentucky parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Kentucky
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Frankfort | 16.4% | 2 | $1,883,052 |
| Louisa | 16.4% | 2 | $1,440,787 |
| Franklin | 23.3% | 1 | $2,645,400 |
| Central City | 22.4% | 1 | $1,014,798 |
| Greensburg | 21.4% | 1 | $201,780 |
| Eddyville | 20.8% | 1 | $1,472,700 |
| Watson | 20.4% | 1 | $464,037 |
| Louisville | 18.9% | 1 | $598,302 |
| Dry Ridge | 16.9% | 1 | $2,323,130 |
| Georgetown | 16.9% | 1 | $5,404,334 |
| Sadieville | 16.4% | 1 | $706,518 |
| Elizabethtown | 16.3% | 1 | $1,236,212 |
| Sikeston | 15.5% | 1 | $683,395 |
| Smithland | 15.3% | 1 | $739,291 |
| Verona | 15.1% | 1 | $2,122,832 |
| Versailles | 15.1% | 1 | $385,970 |
| Carrollton | 14.9% | 1 | $697,475 |
| Owensboro | 14.3% | 1 | $5,464,328 |
| Marion | 14.2% | 1 | $141,246 |
| Jefferson County | 7.7% | 1 | $951,185 |
| Paducah | 4.9% | 1 | $1,033,431 |
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 |
|---|---|---|---|---|
| Dad's Bluegrass Campground | Franklin | 23.3% | 120 | $2,645,400 |
| Western KY RV Park | Central City | 22.4% | 48 | $1,014,798 |
| Green County RV Park | Greensburg | 21.4% | 10 | $201,779 |
| Bear Branch Horse Resort | Eddyville | 20.8% | 75 | $1,472,700 |
| Persival Springs RV Park | Watson | 20.4% | 24 | $464,037 |
| The Falls Campground | Louisa | 19.3% | 114 | $2,101,191 |
| Manor Isle Mobile Home & Extended-Stay RV Park | Louisville | 18.9% | 33 | $598,302 |
| Kentucky River Campground & RV Park | Frankfort | 17.0% | 107 | $2,648,798 |
| Whispering Hills RV Park | Georgetown | 16.9% | 221 | $5,404,334 |
| Northern Kentucky RV Park | Dry Ridge | 16.9% | 95 | $2,323,130 |
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 |
|---|---|---|---|---|
| Paducah RV Park & Campground | Paducah | 4.9% | 57 | $1,033,431 |
| Archway RV Park | Jefferson County | 7.7% | 42 | $951,184 |
| Creekside Cabins & RV Park | Louisa | 13.4% | 41 | $780,383 |
| Riverview Park at Dam 50 RV Campsite | Marion | 14.2% | 7 | $141,245 |
| Diamond Lake Resort | Owensboro | 14.3% | 270 | $5,464,327 |
| Two Rivers Campground | Carrollton | 14.9% | 33 | $697,474 |
| Camp on the Kentucky | Versailles | 15.1% | 18 | $385,969 |
| Oak Creek RV Resort and Campground | Verona | 15.1% | 99 | $2,122,831 |
| Birdsville Riverside RV Park | Smithland | 15.3% | 34 | $739,291 |
| Lambert's RV Park | Sikeston | 15.5% | 31 | $683,395 |
Get Full Owner Contact Data for Kentucky
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 Kentucky.
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