RV Park Cap Rates in Montana
Real capitalization rate data from 21 parks across Montana. Understand what the market is actually returning before you write a check.
What This Means for Investors
Montana sits in the healthy mid-range. An average cap rate of 9.5% offers meaningful cash-on-cash returns especially with modest leverage — and this market hasn't been bid up to the institutional compression you see in Florida or the Sun Belt.
The 5.7%–19.2% spread across 21 parks shows market diversity. Lower cap rate parks are likely in population centers with demand certainty; the high-cap parks are often rural plays where you're underwriting occupancy risk in exchange for yield. Define your thesis before you shop.
With data spread across 13 cities, Montana 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 $6,972,857, most Montana parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Montana
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Helena | 9.2% | 4 | $10,950,000 |
| Billings | 8.4% | 4 | $14,970,000 |
| West Yellowstone | 13.2% | 2 | $9,687,500 |
| Malta | 12.2% | 2 | $855,000 |
| Jordan | 10.2% | 1 | $450,000 |
| Miles City | 10.2% | 1 | $270,000 |
| Terry | 10.2% | 1 | $630,000 |
| Missoula | 8.8% | 1 | $4,070,000 |
| Ekalaka | 8.6% | 1 | $360,000 |
| Glendive | 8.3% | 1 | $1,540,000 |
| Havre | 8.3% | 1 | $1,760,000 |
| Columbus | 7.7% | 1 | $2,310,000 |
| Great Falls | 6.1% | 1 | $10,275,000 |
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 |
|---|---|---|---|---|
| Buffalo Crossing RV Park | West Yellowstone | 19.2% | 25 | $1,375,000 |
| Edgewater Inn & Campground | Malta | 14.2% | 20 | $900,000 |
| Helena RV and Mobile Home Park | Helena | 13.7% | 12 | $600,000 |
| Broken Spoke Mobile Home Park | Billings | 10.6% | 30 | $1,950,000 |
| Riverside Motel & RV Park | Malta | 10.2% | 18 | $810,000 |
| Old Dorm RV Park | Jordan | 10.2% | 10 | $450,000 |
| Twelve Mile Dam | Miles City | 10.2% | 6 | $270,000 |
| Terry RV Oasis | Terry | 10.2% | 14 | $630,000 |
| Jim & Mary's RV Park | Missoula | 8.8% | 74 | $4,070,000 |
| MTBCITY | Helena | 8.6% | 4 | $180,000 |
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 |
|---|---|---|---|---|
| McHugh Mobile Home Park | Helena | 5.7% | 354 | $42,480,000 |
| Great Falls RV Park | Great Falls | 6.1% | 137 | $10,275,000 |
| Casa Village | Billings | 6.4% | 425 | $51,000,000 |
| Yellowstone Grizzly RV Park | West Yellowstone | 7.2% | 240 | $18,000,000 |
| Mountain Range RV Park | Columbus | 7.7% | 42 | $2,310,000 |
| Havre RV Park | Havre | 8.3% | 32 | $1,760,000 |
| Green Valley Campground | Glendive | 8.3% | 28 | $1,540,000 |
| Western Sky Village | Billings | 8.3% | 75 | $4,125,000 |
| Rivergrove Estates LLC & RV Park | Billings | 8.3% | 51 | $2,805,000 |
| MTBCITY | Helena | 8.6% | 4 | $180,000 |
Get Full Owner Contact Data for Montana
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 Montana.
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