RV Park Cap Rates in Michigan
Real capitalization rate data from 95 parks across Michigan. Understand what the market is actually returning before you write a check.
What This Means for Investors
Michigan is a competitive market. At 8.3% 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 95 parks in our database with owner contact data give you the starting list. Work it direct.
With data spread across 80 cities, Michigan 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 $10,273,736, most Michigan parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Michigan
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Tawas City | 9.9% | 3 | $1,871,667 |
| Petoskey | 8.2% | 3 | $3,740,000 |
| Durand | 7.9% | 3 | $22,776,667 |
| Allegan | 10.6% | 2 | $945,000 |
| South Haven | 10.2% | 2 | $9,015,000 |
| Harrison | 9.1% | 2 | $2,170,000 |
| Monroe | 8.7% | 2 | $16,250,000 |
| Mount Pleasant | 8.1% | 2 | $7,505,000 |
| Traverse City | 7.9% | 2 | $13,237,500 |
| Coldwater | 7.5% | 2 | $20,725,000 |
| Marcellus | 6.1% | 2 | $6,732,500 |
| Decatur | 5.4% | 2 | $15,075,000 |
| Otter Lake | 23.4% | 1 | $9,675,000 |
| Sterling | 22.4% | 1 | $37,600,000 |
| Scottville | 20.1% | 1 | $12,000,000 |
| Clay Township | 15.5% | 1 | $850,000 |
| Midland | 14.1% | 1 | $4,235,000 |
| Georgetown Charter Township | 12.9% | 1 | $2,750,000 |
| Garden | 12.2% | 1 | $2,255,000 |
| Fair Haven | 11.9% | 1 | $2,475,000 |
| Saint Clair County | 11.9% | 1 | $2,475,000 |
| Rapid City | 11.6% | 1 | $2,970,000 |
| Delton | 11.5% | 1 | $315,000 |
| Bark River | 11.4% | 1 | $2,420,000 |
| Kalamazoo | 10.7% | 1 | $13,875,000 |
| Hopkins | 10.6% | 1 | $90,000 |
| Birch Run | 10.0% | 1 | $450,000 |
| Grayling | 10.0% | 1 | $225,000 |
| Sawyer | 9.5% | 1 | $3,410,000 |
| Houghton | 9.1% | 1 | $1,375,000 |
| Curtis | 8.9% | 1 | $2,970,000 |
| Tecumseh | 8.8% | 1 | $3,630,000 |
| Jackson | 8.7% | 1 | $7,500,000 |
| Beaverton | 8.2% | 1 | $3,795,000 |
| Boyne Falls | 8.2% | 1 | $4,180,000 |
| Colon | 8.2% | 1 | $2,750,000 |
| Hesperia | 8.2% | 1 | $2,750,000 |
| Lupton | 8.2% | 1 | $1,375,000 |
| Middleville | 8.2% | 1 | $1,375,000 |
| Shelbyville | 8.2% | 1 | $1,375,000 |
| Unionville | 8.2% | 1 | $4,840,000 |
| Dorr | 7.8% | 1 | $5,280,000 |
| Mesick | 7.8% | 1 | $4,840,000 |
| Ludington | 7.6% | 1 | $900,000 |
| Marion | 7.6% | 1 | $2,090,000 |
| Benton Harbor | 7.3% | 1 | $2,365,000 |
| Bridgman | 7.3% | 1 | $2,750,000 |
| Leonidas | 7.3% | 1 | $1,485,000 |
| Silver Lake | 7.3% | 1 | $15,000,000 |
| Cedar Springs | 6.8% | 1 | $11,775,000 |
| Hudsonville | 6.8% | 1 | $60,000,000 |
| Manistique Township | 6.7% | 1 | $450,000 |
| Lansing | 6.2% | 1 | $10,125,000 |
| Manistee | 6.2% | 1 | $9,375,000 |
| Omer | 6.2% | 1 | $7,500,000 |
| Sault Ste. Marie | 6.2% | 1 | $7,500,000 |
| Grass Lake | 6.0% | 1 | $11,550,000 |
| Harbor Beach | 6.0% | 1 | $8,550,000 |
| Jonesville | 6.0% | 1 | $2,365,000 |
| Muskegon | 6.0% | 1 | $7,500,000 |
| West Branch | 6.0% | 1 | $9,000,000 |
| Lake Leelanau | 5.9% | 1 | $14,700,000 |
| Manton | 5.9% | 1 | $10,950,000 |
| Alto | 5.7% | 1 | $15,000,000 |
| Coloma | 5.7% | 1 | $2,695,000 |
| Richland Township | 5.6% | 1 | $630,000 |
| Pleasant Lake | 5.5% | 1 | $3,300,000 |
| Sault Ste Marie | 5.5% | 1 | $3,520,000 |
| Adrian | 5.4% | 1 | $8,550,000 |
| Albion | 5.4% | 1 | $7,500,000 |
| Lake | 5.2% | 1 | $33,000,000 |
| New Hudson | 5.2% | 1 | $49,400,000 |
| Fenwick | 4.8% | 1 | $30,000,000 |
| Wayne County | 4.8% | 1 | $9,000,000 |
| Pinckney | 4.6% | 1 | $7,500,000 |
| Union City | 4.4% | 1 | $1,650,000 |
| Commerce Charter Township | 4.0% | 1 | $9,750,000 |
| Brighton | 3.5% | 1 | $10,800,000 |
| Brooklyn | 3.1% | 1 | $160,000,000 |
| Moscow | 2.9% | 1 | $13,200,000 |
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 |
|---|---|---|---|---|
| Genesee-Otter Lake Campground | Otter Lake | 23.4% | 129 | $9,675,000 |
| Outdoor Adventures Rifle River Resort Campground | Sterling | 22.4% | 376 | $37,600,000 |
| Crystal Lake Campground | Scottville | 20.1% | 160 | $12,000,000 |
| Riverview RV Resort | Clay Township | 15.5% | 17 | $850,000 |
| Former Valley Plaza Resort RV Park (Permanently Closed) | Midland | 14.1% | 77 | $4,235,000 |
| Steamboat Park Campground | Georgetown Charter Township | 12.9% | 50 | $2,750,000 |
| Bayridge RV Park & Campground | Garden | 12.2% | 41 | $2,255,000 |
| Bouvier Bridge Marina & RV Resort | Fair Haven | 11.9% | 45 | $2,475,000 |
| Bouvier Bridge RV Resort | Saint Clair County | 11.9% | 45 | $2,475,000 |
| Torch Grove Campground | Rapid City | 11.6% | 54 | $2,970,000 |
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 |
|---|---|---|---|---|
| Moscow Maples RV Park | Moscow | 2.9% | 176 | $13,200,000 |
| Juniper Hills Campgrounds | Brooklyn | 3.1% | 1600 | $160,000,000 |
| Bishop Lake Campgrounds | Brighton | 3.5% | 144 | $10,800,000 |
| Proud Lake Rec Area - Modern Campground | Commerce Charter Township | 4.0% | 130 | $9,750,000 |
| Cranberry Lake Campground | Marcellus | 4.4% | 115 | $8,625,000 |
| Potawatomie Recreation Area | Union City | 4.4% | 30 | $1,650,000 |
| Hell Creek Ranch Campground | Pinckney | 4.6% | 100 | $7,500,000 |
| Snow Lake Kampground | Fenwick | 4.8% | 300 | $30,000,000 |
| Wayne County Fairgrounds & RV Park | Wayne County | 4.8% | 120 | $9,000,000 |
| Oak Shores Campground | Decatur | 5.1% | 240 | $18,000,000 |
Get Full Owner Contact Data for Michigan
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 Michigan.
Get Access →