RV Park Cap Rates in Oklahoma
Real capitalization rate data from 49 parks across Oklahoma. Understand what the market is actually returning before you write a check.
What This Means for Investors
Oklahoma is priced like a primary market. An average cap rate of 6.3% reflects compressed pricing — buyers are paying for stability, brand, or location certainty, not yield. This isn't necessarily a red flag, but it does mean you're betting on appreciation and rent growth more than current cash flow.
If you want to win in Oklahoma, you need to either buy before the market knows it's for sale, or bring operational improvement that creates NOI post-close. The range of 1.3%–19.7% shows there are still pockets with real yield — city-level data below will help you find them.
With data spread across 31 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 $3,372,653, 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 |
|---|---|---|---|
| Lawton | 6.1% | 4 | $847,500 |
| Lone Wolf | 6.1% | 4 | $315,000 |
| Enid | 5.6% | 4 | $4,468,750 |
| Ardmore | 8.1% | 3 | $5,271,667 |
| Oklahoma City | 6.5% | 3 | $6,230,000 |
| Amarillo | 6.8% | 2 | $8,957,500 |
| Marietta | 6.4% | 2 | $1,765,000 |
| Stillwater | 6.0% | 2 | $2,310,000 |
| Sapulpa | 5.5% | 2 | $2,502,500 |
| McAlester | 5.2% | 2 | $2,750,000 |
| Wayne | 19.7% | 1 | $855,000 |
| Friona | 9.3% | 1 | $450,000 |
| Big Cabin | 8.9% | 1 | $810,000 |
| Guthrie | 6.8% | 1 | $3,905,000 |
| Pauls Valley | 6.8% | 1 | $4,070,000 |
| Newcastle | 6.3% | 1 | $4,400,000 |
| Boise City | 6.2% | 1 | $675,000 |
| Claremore | 6.2% | 1 | $2,420,000 |
| Piedmont | 6.2% | 1 | $630,000 |
| Cache | 6.0% | 1 | $540,000 |
| Chandler | 5.9% | 1 | $3,135,000 |
| Colbert | 5.9% | 1 | $4,235,000 |
| Muskogee | 5.9% | 1 | $4,620,000 |
| Miami | 5.7% | 1 | $400,000 |
| Vinita | 5.4% | 1 | $720,000 |
| Norman | 4.9% | 1 | $2,475,000 |
| Bartlesville | 4.7% | 1 | $3,850,000 |
| Luther | 4.4% | 1 | $2,420,000 |
| Tulsa | 3.9% | 1 | $25,000,000 |
| Crowder | 3.8% | 1 | $2,750,000 |
| Watson | 1.3% | 1 | $3,300,000 |
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 |
|---|---|---|---|---|
| L’Lees rv park and paddocks | Wayne | 19.7% | 19 | $855,000 |
| City of Friona RV Park | Friona | 9.3% | 10 | $450,000 |
| By The Lake RV Park/Resort | Ardmore | 9.2% | 128 | $9,600,000 |
| Lake Murray RV Park | Ardmore | 9.0% | 27 | $1,485,000 |
| Clearview RV Park | Enid | 8.9% | 10 | $450,000 |
| Redbud Tiny Home & RV Resort | Big Cabin | 8.9% | 18 | $810,000 |
| Tinker AFB FamCamp | Oklahoma City | 8.7% | 28 | $1,540,000 |
| Amarillo Ranch RV Park | Amarillo | 7.9% | 83 | $4,565,000 |
| Wichita Mountains RV Park | Lawton | 7.8% | 33 | $1,815,000 |
| Slick Hills RV Park | Lawton | 7.3% | 20 | $900,000 |
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 |
|---|---|---|---|---|
| Mountain View RV Park | Watson | 1.3% | 60 | $3,300,000 |
| Paradise Valley Outlanders RV Park | Lawton | 2.7% | 3 | $135,000 |
| Ashley Lane RV & Mobile Home | Enid | 3.7% | 150 | $12,750,000 |
| Crowder RV Park | Crowder | 3.8% | 50 | $2,750,000 |
| Mingo RV Park | Tulsa | 3.9% | 250 | $25,000,000 |
| Country Home Estates | Long Term RV Park Oklahoma | Luther | 4.4% | 44 | $2,420,000 |
| Rock Creek Rd RV Campground | McAlester | 4.6% | 50 | $2,750,000 |
| Riverside RV Resort & Campground | Bartlesville | 4.7% | 70 | $3,850,000 |
| Rose RV Park | Enid | 4.7% | 25 | $1,375,000 |
| Cleveland County Fair RV Site | Norman | 4.9% | 45 | $2,475,000 |
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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