RV Park Cap Rates in Oklahoma
Real capitalization rate data from 48 parks across Oklahoma. Understand what the market is actually returning before you write a check.
What This Means for Investors
Oklahoma is running hot. An average cap rate of 14.5% 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 (2.5%–24.8%) 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 30 cities, Oklahoma 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 $1,064,578, most Oklahoma parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Oklahoma
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Enid | 14.7% | 4 | $1,038,215 |
| Lawton | 12.7% | 4 | $355,038 |
| Lone Wolf | 6.1% | 4 | $127,696 |
| Ardmore | 20.1% | 3 | $1,777,272 |
| Oklahoma City | 16.5% | 3 | $1,929,234 |
| Amarillo | 21.8% | 2 | $2,793,009 |
| Sapulpa | 16.6% | 2 | $869,498 |
| Stillwater | 13.9% | 2 | $830,606 |
| Marietta | 13.8% | 2 | $669,230 |
| McAlester | 12.8% | 2 | $921,574 |
| Pauls Valley | 22.4% | 1 | $1,564,480 |
| Friona | 19.1% | 1 | $183,321 |
| Piedmont | 19.1% | 1 | $256,649 |
| Bartlesville | 18.5% | 1 | $1,248,048 |
| Guthrie | 18.0% | 1 | $1,244,497 |
| Vinita | 17.6% | 1 | $275,632 |
| Newcastle | 17.1% | 1 | $1,354,070 |
| Big Cabin | 15.5% | 1 | $396,810 |
| Tulsa | 15.3% | 1 | $5,408,868 |
| Miami | 15.2% | 1 | $125,771 |
| Claremore | 14.3% | 1 | $890,483 |
| Chandler | 14.0% | 1 | $1,128,692 |
| Colbert | 14.0% | 1 | $1,524,724 |
| Muskogee | 14.0% | 1 | $1,663,335 |
| Boise City | 12.9% | 1 | $276,473 |
| Cache | 12.6% | 1 | $217,565 |
| Norman | 12.6% | 1 | $815,867 |
| Crowder | 10.8% | 1 | $816,181 |
| Luther | 10.8% | 1 | $841,061 |
| Watson | 2.5% | 1 | $1,496,084 |
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 |
|---|---|---|---|---|
| By The Lake RV Park/Resort | Ardmore | 24.8% | 128 | $3,053,024 |
| Fort Amarillo RV Park | Amarillo | 23.8% | 178 | $4,031,210 |
| Wild Horse RV Park | Pauls Valley | 22.4% | 74 | $1,564,479 |
| Lake Murray RV Park | Ardmore | 21.1% | 27 | $538,302 |
| Tinker AFB FamCamp | Oklahoma City | 20.7% | 28 | $548,036 |
| Route 66 RV Park | Sapulpa | 19.7% | 34 | $636,908 |
| Amarillo Ranch RV Park | Amarillo | 19.7% | 83 | $1,554,807 |
| City of Friona RV Park | Friona | 19.1% | 10 | $183,320 |
| Piedmont RV Park | Piedmont | 19.1% | 14 | $256,649 |
| Riverside RV Resort & Campground | Bartlesville | 18.5% | 70 | $1,248,047 |
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 |
|---|---|---|---|---|
| Mountain View RV Park | Watson | 2.5% | 59 | $1,496,084 |
| Mountain View Campground | Lone Wolf | 5.8% | 5 | $89,145 |
| Live Oak Campground | Lone Wolf | 6.2% | 7 | $128,324 |
| River Run Campground | Lone Wolf | 6.2% | 6 | $109,992 |
| Scissortail Campground (1-10) | Lone Wolf | 6.2% | 10 | $183,320 |
| Paradise Valley Outlanders RV Park | Lawton | 7.3% | 3 | $40,840 |
| Crowder RV Park | Crowder | 10.8% | 50 | $816,180 |
| Country Home Estates | Long Term RV Park Oklahoma | Luther | 10.8% | 44 | $841,061 |
| Rock Creek Rd RV Campground | McAlester | 12.0% | 50 | $876,405 |
| Cleveland County Fair RV Site | Norman | 12.6% | 45 | $815,866 |
Get Full Owner Contact Data for Oklahoma
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 Oklahoma.
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