RV Park Cap Rates in Tennessee
Real capitalization rate data from 42 parks across Tennessee. Understand what the market is actually returning before you write a check.
What This Means for Investors
Tennessee is running hot. An average cap rate of 17.2% 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 (9.0%–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 35 cities, Tennessee 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 $3,068,428, most Tennessee parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Tennessee
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Nashville | 18.9% | 3 | $1,727,106 |
| Memphis | 18.8% | 3 | $4,098,291 |
| Goodlettsville | 20.5% | 2 | $2,480,858 |
| Chattanooga | 20.2% | 2 | $2,239,020 |
| Erin | 16.2% | 2 | $1,630,282 |
| Buchanan | 24.3% | 1 | $743,984 |
| Yuma | 23.5% | 1 | $938,537 |
| Pikeville | 22.4% | 1 | $1,035,939 |
| Sparta | 21.8% | 1 | $1,002,813 |
| Bon Aqua | 19.8% | 1 | $1,710,774 |
| Walland | 19.8% | 1 | $2,439,437 |
| Rhea County | 18.6% | 1 | $54,576,299 |
| Cleveland | 18.1% | 1 | $4,014,051 |
| Stanton | 17.6% | 1 | $2,859,865 |
| Lenoir City | 17.3% | 1 | $1,675,374 |
| Sevier County | 17.3% | 1 | $1,523,069 |
| Soddy-Daisy | 17.3% | 1 | $3,071,521 |
| Dickson | 17.1% | 1 | $643,183 |
| Camden | 16.9% | 1 | $1,222,700 |
| Jefferson City | 16.8% | 1 | $1,069,483 |
| Columbia | 16.7% | 1 | $1,811,465 |
| Murphy | 16.6% | 1 | $453,354 |
| Perry County | 16.1% | 1 | $161,545 |
| Cornersville | 15.9% | 1 | $951,185 |
| Andersonville | 15.5% | 1 | $1,410,880 |
| Smyrna | 15.5% | 1 | $3,262,660 |
| Hurricane Mills | 14.9% | 1 | $6,131,071 |
| Altamont | 14.7% | 1 | $229,246 |
| Savannah | 14.5% | 1 | $1,026,968 |
| Hohenwald | 14.1% | 1 | $697,799 |
| Russellville | 12.6% | 1 | $2,266,297 |
| Rutherford County | 11.1% | 1 | $250,381 |
| Del Rio | 9.7% | 1 | $184,622 |
| Spring City | 9.3% | 1 | $888,457 |
| Lawrenceburg | 9.0% | 1 | $444,540 |
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 |
|---|---|---|---|---|
| Grand Ole RV Resort and Market | Goodlettsville | 24.8% | 107 | $2,552,136 |
| Eagle's Nest RV Park | Buchanan | 24.3% | 32 | $743,984 |
| Parkers Crossroads RV Park and Campground | Yuma | 23.5% | 42 | $938,536 |
| River Life RV Resort | Chattanooga | 22.4% | 6 | $260,548 |
| Mountain Glen RV Park & Campground | Pikeville | 22.4% | 49 | $1,035,938 |
| Pleasure Lake | Sparta | 21.8% | 25 | $1,002,812 |
| Agricenter International RV Park | Memphis | 21.8% | 300 | $6,161,812 |
| Four Corners Resort and Marina | Nashville | 21.6% | 49 | $1,906,492 |
| Piney River Resort | Bon Aqua | 19.8% | 54 | $1,710,774 |
| Whispering River RV Resort | Walland | 19.8% | 77 | $2,439,437 |
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 |
|---|---|---|---|---|
| Mama J’s Cabin & Powder Horn Campground | Lawrenceburg | 9.0% | 30 | $444,540 |
| Eden Campground | Spring City | 9.3% | 35 | $888,456 |
| Houston Valley Campground | Del Rio | 9.7% | 8 | $184,622 |
| Yates RV Resort | Rutherford County | 11.1% | 10 | $250,381 |
| Fall Creek Campground | Russellville | 12.6% | 125 | $2,266,296 |
| Fall Hollow Campground RV Park And B&B | Hohenwald | 14.1% | 35 | $697,799 |
| Green Acres RV Park | Savannah | 14.5% | 50 | $1,026,968 |
| Grand View Cabins and RV Park | Altamont | 14.7% | 11 | $229,245 |
| Loretta Lynn’s Ranch and Campground | Hurricane Mills | 14.9% | 290 | $6,131,070 |
| Hidden Haven Campground and RV Park | Erin | 15.1% | 10 | $214,427 |
Get Full Owner Contact Data for Tennessee
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 Tennessee.
Get Access →