RV Park Cap Rates in New Jersey
Real capitalization rate data from 9 parks across New Jersey. Understand what the market is actually returning before you write a check.
What This Means for Investors
New Jersey 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 (6.7%–22.3%) 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 9 cities, New Jersey 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 $11,405,118, most New Jersey parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — New Jersey
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Jersey City | 22.3% | 1 | $2,126,075 |
| Breenbank | 19.8% | 1 | $9,576,570 |
| Sussex | 19.8% | 1 | $9,187,490 |
| Ocean View | 19.7% | 1 | $37,655,850 |
| Estell Manor | 18.4% | 1 | $2,735,860 |
| Pilesgrove | 18.1% | 1 | $13,228,929 |
| Galloway | 17.0% | 1 | $2,475,513 |
| Port Republic | 10.5% | 1 | $3,028,253 |
| Lower Township | 6.7% | 1 | $22,631,531 |
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 |
|---|---|---|---|---|
| Liberty Harbor RV | Jersey City | 22.3% | 50 | $2,126,075 |
| Belhaven Lake RV Resort | Breenbank | 19.8% | 300 | $9,576,570 |
| Sun Retreats Pleasant Acres Farm | Sussex | 19.8% | 290 | $9,187,490 |
| Ocean Isle Camping Resort | Ocean View | 19.7% | 1200 | $37,655,850 |
| Lazy River Campground | Estell Manor | 18.4% | 98 | $2,735,859 |
| Four Seasons Family Campground | Pilesgrove | 18.1% | 487 | $13,228,928 |
| Shady Pines | Galloway | 17.0% | 100 | $2,475,512 |
| Chestnut Lake RV Resort | Port Republic | 10.5% | 189 | $3,028,252 |
| Sun Outdoors Cape May | Lower Township | 6.7% | 750 | $22,631,530 |
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 |
|---|---|---|---|---|
| Sun Outdoors Cape May | Lower Township | 6.7% | 750 | $22,631,530 |
| Chestnut Lake RV Resort | Port Republic | 10.5% | 189 | $3,028,252 |
| Shady Pines | Galloway | 17.0% | 100 | $2,475,512 |
| Four Seasons Family Campground | Pilesgrove | 18.1% | 487 | $13,228,928 |
| Lazy River Campground | Estell Manor | 18.4% | 98 | $2,735,859 |
| Ocean Isle Camping Resort | Ocean View | 19.7% | 1200 | $37,655,850 |
| Belhaven Lake RV Resort | Breenbank | 19.8% | 300 | $9,576,570 |
| Sun Retreats Pleasant Acres Farm | Sussex | 19.8% | 290 | $9,187,490 |
| Liberty Harbor RV | Jersey City | 22.3% | 50 | $2,126,075 |
Get Full Owner Contact Data for New Jersey
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 New Jersey.
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