RV Park Cap Rates in Pennsylvania
Real capitalization rate data from 33 parks across Pennsylvania. Understand what the market is actually returning before you write a check.
What This Means for Investors
Pennsylvania is running hot. An average cap rate of 16.3% 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 (4.5%–24.6%) 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 31 cities, Pennsylvania 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 $4,720,882, most Pennsylvania parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Pennsylvania
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Erie | 15.8% | 2 | $1,612,954 |
| Wampum | 15.8% | 2 | $643,215 |
| Lincoln Township | 24.6% | 1 | $4,874,979 |
| Waynesburg | 24.6% | 1 | $94,057 |
| Schellsburg | 23.5% | 1 | $1,787,690 |
| Shelocta | 21.8% | 1 | $2,218,253 |
| Toboyne Township | 18.8% | 1 | $3,476,505 |
| Jefferson Township | 18.5% | 1 | $5,794,506 |
| Lancaster | 18.1% | 1 | $4,346,260 |
| James Creek | 18.0% | 1 | $6,232,216 |
| Montgomery | 17.9% | 1 | $3,984,281 |
| Butler | 17.6% | 1 | $1,817,173 |
| South Annville Township | 17.4% | 1 | $3,831,159 |
| West Cornwall Township | 17.4% | 1 | $3,831,159 |
| Kane | 17.2% | 1 | $4,009,000 |
| South Middleton Township | 17.2% | 1 | $5,907,325 |
| Charleroi | 17.0% | 1 | $940,694 |
| Upper Black Eddy | 16.9% | 1 | $5,868,960 |
| Sunbury | 16.7% | 1 | $2,405,652 |
| Pymatuning Township | 16.4% | 1 | $8,277,100 |
| Shohola | 16.4% | 1 | $43,525,320 |
| Tarentum | 16.2% | 1 | $3,673,421 |
| West Manchester Township | 16.2% | 1 | $1,043,924 |
| New Stanton | 15.5% | 1 | $7,715,750 |
| Paradise Township | 14.7% | 1 | $5,189,285 |
| New Brighton | 14.3% | 1 | $1,376,201 |
| DuBois | 13.1% | 1 | $1,386,214 |
| Champion | 9.5% | 1 | $2,992,588 |
| Scotrun | 7.2% | 1 | $3,506,027 |
| New Holland | 6.3% | 1 | $3,622,931 |
| Pittsburgh | 4.5% | 1 | $7,548,150 |
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 |
|---|---|---|---|---|
| James Creek RV Resort By RJourney | Lincoln Township | 24.6% | 207 | $4,874,979 |
| Rocky Ridge RV Park | Waynesburg | 24.6% | 4 | $94,057 |
| Nature's Getaway RV Park | Schellsburg | 23.5% | 80 | $1,787,690 |
| Wheel-In Campground | Shelocta | 21.8% | 108 | $2,218,252 |
| Wildwood RV Resort | Toboyne Township | 18.8% | 120 | $3,476,505 |
| RV Village Camping Resort | Jefferson Township | 18.5% | 325 | $5,794,505 |
| Old Mill Stream Campground | Lancaster | 18.1% | 160 | $4,346,260 |
| Raystown Ridge Camp | James Creek | 18.0% | 232 | $6,232,216 |
| Riverside Campground | Montgomery | 17.9% | 150 | $3,984,280 |
| Smith Grove Campground | Butler | 17.6% | 70 | $1,817,173 |
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 |
|---|---|---|---|---|
| Locust Grove Park | Pittsburgh | 4.5% | 321 | $7,548,150 |
| Spring Gulch RV Campground | New Holland | 6.3% | 150 | $3,622,930 |
| Scotrun RV Resort | Scotrun | 7.2% | 134 | $3,506,027 |
| Pittsburgh Roaring Run RV Resort | Champion | 9.5% | 230 | $2,992,587 |
| Clearview Campground | DuBois | 13.1% | 74 | $1,386,213 |
| Hotel RV Beaver | New Brighton | 14.3% | 68 | $1,376,201 |
| Gettysburg Farm RV Campground | Paradise Township | 14.7% | 249 | $5,189,284 |
| Fox Den Acres Campgrounds | New Stanton | 15.5% | 350 | $7,715,750 |
| Lampe Campground | Erie | 15.7% | 42 | $938,536 |
| Valley View Campground | Wampum | 15.8% | 27 | $609,361 |
Get Full Owner Contact Data for Pennsylvania
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 Pennsylvania.
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