RV Park Cap Rates in Texas
Real capitalization rate data from 241 parks across Texas. Understand what the market is actually returning before you write a check.
What This Means for Investors
Texas is running hot. An average cap rate of 17.6% 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 (3.5%–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 157 cities, Texas 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 $2,039,887, most Texas parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Texas
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Abilene | 20.6% | 9 | $4,662,745 |
| San Antonio | 18.6% | 8 | $2,252,043 |
| Houston | 18.1% | 8 | $3,793,389 |
| Tyler | 19.1% | 7 | $1,868,135 |
| Corpus Christi | 16.9% | 7 | $3,061,012 |
| Liberty Hill | 20.6% | 4 | $3,523,131 |
| Odessa | 20.5% | 4 | $2,074,933 |
| Port Aransas | 18.9% | 4 | $2,245,138 |
| Bastrop | 18.1% | 4 | $1,232,591 |
| Amarillo | 17.0% | 4 | $1,497,137 |
| Georgetown | 14.9% | 4 | $1,281,972 |
| Florence | 19.9% | 3 | $1,466,688 |
| Bertram | 19.1% | 3 | $337,975 |
| Mathis | 18.9% | 3 | $1,508,527 |
| Floresville | 17.8% | 3 | $5,115,072 |
| El Paso | 16.3% | 3 | $1,759,059 |
| Harlingen | 13.5% | 3 | $5,434,053 |
| Beaumont | 22.1% | 2 | $1,355,324 |
| Livingston | 21.9% | 2 | $1,392,273 |
| Waco | 20.2% | 2 | $728,226 |
| Gilmer | 19.4% | 2 | $1,069,540 |
| Marble Falls | 19.3% | 2 | $701,007 |
| Whitehouse | 19.3% | 2 | $744,819 |
| Farmersville | 19.1% | 2 | $1,769,898 |
| Aransas Pass | 18.6% | 2 | $736,530 |
| Canutillo | 18.6% | 2 | $810,847 |
| Fort Stockton | 18.6% | 2 | $1,754,755 |
| Alpine | 18.1% | 2 | $1,130,324 |
| Edinburg | 17.4% | 2 | $6,832,129 |
| Dumas | 17.1% | 2 | $1,618,797 |
| Cleveland | 16.5% | 2 | $2,449,490 |
| Buchanan Dam | 15.6% | 2 | $603,504 |
| Bullard | 15.4% | 2 | $1,719,658 |
| Junction | 13.5% | 2 | $714,343 |
| Meridian | 11.8% | 2 | $539,457 |
| Victoria | 11.6% | 2 | $995,532 |
| Gatesville | 8.4% | 2 | $222,270 |
| Sunnyvale | 24.8% | 1 | $1,550,363 |
| Pinehurst | 24.7% | 1 | $2,084,910 |
| Santo | 24.7% | 1 | $2,724,597 |
| Fort Worth | 23.8% | 1 | $1,515,549 |
| Buda | 23.7% | 1 | $1,415,583 |
| Elkhart | 23.6% | 1 | $1,163,877 |
| Windcrest | 23.6% | 1 | $1,208,642 |
| Brownwood | 23.5% | 1 | $580,999 |
| Crosby | 23.3% | 1 | $1,102,250 |
| Grand Prairie | 23.3% | 1 | $6,657,590 |
| Austin | 23.1% | 1 | $1,862,050 |
| Big Sandy | 23.1% | 1 | $1,445,828 |
| Pleasanton | 23.1% | 1 | $810,540 |
| Quitaque | 23.1% | 1 | $766,726 |
| San Marcos | 23.1% | 1 | $65,718 |
| Cedar Creek | 23.0% | 1 | $434,756 |
| Schertz | 22.7% | 1 | $5,146,260 |
| Vega | 22.7% | 1 | $729,054 |
| Clifton | 22.3% | 1 | $463,591 |
| Fairfield | 22.3% | 1 | $421,447 |
| McGregor | 22.3% | 1 | $568,953 |
| Giddings | 22.1% | 1 | $1,250,430 |
| Lake Dallas | 22.1% | 1 | $3,584,566 |
| Corsicana | 21.8% | 1 | $3,286,300 |
| Montgomery | 21.8% | 1 | $2,053,938 |
| Pharr | 21.8% | 1 | $24,236,463 |
| Seminole | 21.8% | 1 | $759,957 |
| Vernon | 21.8% | 1 | $1,622,610 |
| Portland | 21.4% | 1 | $3,258,358 |
| Beeville | 21.3% | 1 | $201,208 |
| New Braunfels | 21.3% | 1 | $4,335,903 |
| Robert Lee | 21.3% | 1 | $201,208 |
| Flatonia | 21.1% | 1 | $837,359 |
| San Angelo | 21.1% | 1 | $1,395,598 |
| Breckenridge | 20.8% | 1 | $589,080 |
| Colorado City | 20.8% | 1 | $1,138,888 |
| Rockport | 20.8% | 1 | $2,140,324 |
| Garland | 20.3% | 1 | $6,161,746 |
| Canton | 20.0% | 1 | $932,653 |
| Canyon | 20.0% | 1 | $1,351,396 |
| Fredericksburg | 19.1% | 1 | $354,878 |
| Silsbee | 19.1% | 1 | $2,188,411 |
| Longview | 18.5% | 1 | $891,463 |
| Mission | 18.5% | 1 | $6,436,359 |
| Stockdale | 18.5% | 1 | $624,023 |
| Del Rio | 18.0% | 1 | $841,350 |
| Fort Davis | 18.0% | 1 | $701,125 |
| Sulphur Springs | 17.9% | 1 | $1,832,769 |
| Tomball | 17.7% | 1 | $5,513,492 |
| Weatherford | 17.3% | 1 | $547,882 |
| Galveston | 17.2% | 1 | $2,806,300 |
| Eastland | 16.9% | 1 | $2,624,633 |
| Elmendorf | 16.9% | 1 | $6,535,201 |
| New Caney | 16.9% | 1 | $2,328,851 |
| Hutto | 16.8% | 1 | $3,563,309 |
| Mount Calm | 16.8% | 1 | $1,703,770 |
| Cleburne | 16.7% | 1 | $241,528 |
| Fort Hood | 16.6% | 1 | $6,744,649 |
| Boerne | 16.5% | 1 | $2,440,291 |
| Graford | 16.5% | 1 | $1,942,756 |
| Hunt County | 16.5% | 1 | $2,203,370 |
| Tye | 16.5% | 1 | $3,506,439 |
| Lincoln | 16.4% | 1 | $1,201,082 |
| Cedar Park | 16.3% | 1 | $4,666,763 |
| Navasota | 16.2% | 1 | $999,729 |
| Elgin | 16.1% | 1 | $460,051 |
| Gilchrist | 16.1% | 1 | $275,381 |
| Kerrville | 15.9% | 1 | $655,984 |
| Stonewall | 15.9% | 1 | $1,177,657 |
| Glen Rose | 15.7% | 1 | $2,685,870 |
| Hondo | 15.7% | 1 | $2,909,694 |
| Midland | 15.7% | 1 | $3,357,339 |
| Monahans | 15.7% | 1 | $1,442,025 |
| Blossom | 15.5% | 1 | $1,543,150 |
| Clyde | 15.4% | 1 | $306,691 |
| Coyanosa | 15.4% | 1 | $2,541,151 |
| Crawford | 15.4% | 1 | $701,006 |
| Crystal Beach | 15.4% | 1 | $985,791 |
| Highlands | 15.4% | 1 | $416,223 |
| Kosse | 15.4% | 1 | $1,402,014 |
| Mansfield | 15.4% | 1 | $3,483,131 |
| Stephenville | 15.4% | 1 | $854,352 |
| Weir | 15.4% | 1 | $1,949,677 |
| Wimberley | 15.4% | 1 | $569,569 |
| Fentress | 15.3% | 1 | $152,038 |
| Schulenburg | 15.3% | 1 | $1,065,450 |
| Temple | 15.3% | 1 | $695,804 |
| Waxahachie | 15.2% | 1 | $471,641 |
| Shiner | 14.9% | 1 | $611,098 |
| Sweeny | 14.9% | 1 | $442,520 |
| Terlingua | 14.9% | 1 | $317,124 |
| Karnack | 14.7% | 1 | $416,810 |
| Slaton | 14.7% | 1 | $1,375,473 |
| Big Spring | 14.5% | 1 | $2,095,016 |
| Bryan | 14.5% | 1 | $1,602,071 |
| Quanah | 14.5% | 1 | $965,350 |
| Albany | 14.2% | 1 | $201,208 |
| Canyon Lake | 14.2% | 1 | $201,208 |
| Rio Hondo | 14.2% | 1 | $20,121 |
| Westhoff | 14.2% | 1 | $201,208 |
| Shamrock | 13.8% | 1 | $706,896 |
| Gordon | 13.1% | 1 | $262,256 |
| Sanderson | 13.1% | 1 | $805,503 |
| Adrian | 12.9% | 1 | $184,315 |
| Brownsville | 12.9% | 1 | $1,658,835 |
| Yoakum | 12.9% | 1 | $725,843 |
| Cisco | 12.6% | 1 | $290,086 |
| Eagle Pass | 12.0% | 1 | $315,506 |
| Loraine | 12.0% | 1 | $262,922 |
| Danbury | 11.7% | 1 | $568,491 |
| Mineral Wells | 11.1% | 1 | $947,610 |
| Lexington | 10.5% | 1 | $801,125 |
| Vanderpool | 10.5% | 1 | $480,675 |
| Alanreed | 9.8% | 1 | $215,884 |
| Crowell | 8.6% | 1 | $290,338 |
| Big Bend National Park | 8.2% | 1 | $1,421,575 |
| Quitman | 7.5% | 1 | $382,294 |
| San Benito | 6.0% | 1 | $11,250,000 |
| Hawkins | 5.5% | 1 | $1,008,788 |
| Muleshoe | 3.5% | 1 | $92,045 |
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 |
|---|---|---|---|---|
| Orange Grove RV Park | Edinburg | 24.8% | 500 | $11,934,908 |
| Plantation Place Dallas RV Park | Sunnyvale | 24.8% | 65 | $1,550,363 |
| USA RV Resorts North Houston | Houston | 24.8% | 288 | $6,869,304 |
| Aviator RV Park | Abilene | 24.8% | 68 | $1,621,919 |
| Leisure Lane RV Resort Magnolia | Pinehurst | 24.7% | 88 | $2,084,909 |
| Coffee Creek RV Resort and Cabins | Santo | 24.7% | 115 | $2,724,596 |
| Mustang RV Resort | Port Aransas | 24.7% | 150 | $3,553,822 |
| Juniper Ridge RV Village | Liberty Hill | 24.2% | 108 | $2,497,611 |
| Laurel Springs RV Resort | Houston | 24.1% | 226 | $5,199,943 |
| Cardinal RV Parks | Beaumont | 23.8% | 60 | $1,357,207 |
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 |
|---|---|---|---|---|
| Ray and Donna West Free RV Park | Muleshoe | 3.5% | 8 | $92,045 |
| Lake Hawkins RV Park | Hawkins | 5.5% | 53 | $1,008,788 |
| Fun-N-Sun RV Resort | San Benito | 6.0% | 150 | $11,250,000 |
| 8th & Bridge Street RV Park | Gatesville | 6.3% | 12 | $156,135 |
| Paradise Park RV Resort | Harlingen | 6.6% | 150 | $3,737,208 |
| City of Quitman RV Park | Quitman | 7.5% | 19 | $382,294 |
| Rio Grande Village RV Park | Big Bend National Park | 8.2% | 100 | $1,421,575 |
| Longhorn Ranch RV Park | Crowell | 8.6% | 20 | $290,337 |
| Victoria RV Park | Victoria | 8.6% | 18 | $261,303 |
| Alanreed Motel RV Park | Alanreed | 9.8% | 14 | $215,883 |
Get Full Owner Contact Data for Texas
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 Texas.
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