RV Park Cap Rates in Utah
Real capitalization rate data from 63 parks across Utah. Understand what the market is actually returning before you write a check.
What This Means for Investors
Utah is running hot. An average cap rate of 17.1% 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 (3.3%–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 52 cities, Utah 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 $1,478,627, most Utah parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Utah
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Moab | 19.6% | 3 | $1,373,508 |
| Panguitch | 13.7% | 3 | $1,085,329 |
| Hurricane | 19.6% | 2 | $2,939,448 |
| Bluff | 19.1% | 2 | $500,109 |
| Nephi | 17.6% | 2 | $430,608 |
| Bryce Canyon City | 17.0% | 2 | $3,566,475 |
| Mantua | 17.0% | 2 | $892,485 |
| Beaver | 16.4% | 2 | $1,931,754 |
| Monticello | 14.5% | 2 | $501,439 |
| Farmington | 24.8% | 1 | $1,429,839 |
| Kemmerer | 24.8% | 1 | $309,798 |
| Torrey | 24.8% | 1 | $1,311,846 |
| Blanding | 24.6% | 1 | $965,575 |
| San Juan County | 23.5% | 1 | $737,421 |
| Ogden | 23.3% | 1 | $4,232,640 |
| Provo | 22.5% | 1 | $3,698,279 |
| Mexican Hat | 21.8% | 1 | $308,090 |
| Cedar City | 21.4% | 1 | $748,815 |
| Helper | 21.4% | 1 | $404,765 |
| Snowville | 21.4% | 1 | $688,101 |
| Heber | 19.6% | 1 | $3,232,190 |
| Huntington | 18.8% | 1 | $1,448,543 |
| New Harmony | 18.8% | 1 | $1,042,952 |
| Thompson Springs | 17.6% | 1 | $311,516 |
| Washington | 17.6% | 1 | $2,072,434 |
| West Haven | 17.3% | 1 | $4,847,223 |
| North Salt Lake | 17.2% | 1 | $4,635,406 |
| Kanarraville | 17.1% | 1 | $372,369 |
| Saint George | 17.1% | 1 | $203,111 |
| Apple Valley | 17.0% | 1 | $1,609,082 |
| Green River | 17.0% | 1 | $198,041 |
| Kanab | 16.7% | 1 | $338,140 |
| Alpine | 16.5% | 1 | $16,681,470 |
| Grand County | 16.5% | 1 | $1,310,686 |
| Cove Fort | 16.4% | 1 | $518,113 |
| Draper | 16.4% | 1 | $2,590,568 |
| Holden | 16.4% | 1 | $117,752 |
| Red Canyon | 16.4% | 1 | $1,413,038 |
| Leeds | 16.0% | 1 | $205,532 |
| Spanish Fork | 16.0% | 1 | $548,664 |
| Fort Bridger | 15.7% | 1 | $849,152 |
| Oljato-Monument Valley | 15.7% | 1 | $201,114 |
| Brigham City | 15.3% | 1 | $1,195,912 |
| Escalante | 15.3% | 1 | $848,010 |
| Mount Carmel | 15.3% | 1 | $217,438 |
| Fillmore | 13.8% | 1 | $1,079,980 |
| Parowan | 12.9% | 1 | $368,630 |
| Henefer | 10.8% | 1 | $408,090 |
| Wellington | 10.5% | 1 | $128,180 |
| Teasdale | 6.3% | 1 | $130,113 |
| Orderville | 6.2% | 1 | $221,178 |
| Circleville | 3.3% | 1 | $72,584 |
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 |
|---|---|---|---|---|
| Wonderland RV Park | Torrey | 24.8% | 55 | $1,311,845 |
| Dowd Flats RV Park | Moab | 24.8% | 32 | $762,581 |
| The Ham's Fork Grill | Kemmerer | 24.8% | 13 | $309,797 |
| Lagoon RV Park & Campground | Farmington | 24.8% | 60 | $1,429,839 |
| Blue Mountain RV and Trading | Blanding | 24.6% | 41 | $965,574 |
| Westerner Trailer Park | Monticello | 24.1% | 20 | $458,967 |
| Coral Sands RV Park | San Juan County | 23.5% | 33 | $737,421 |
| Century Mobile Home & RV Park | Ogden | 23.3% | 192 | $4,232,640 |
| Cottonwood RV Park | Bluff | 23.0% | 22 | $478,364 |
| K&K Leasing RV Park | Nephi | 23.0% | 15 | $326,338 |
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 |
|---|---|---|---|---|
| Piute Trail RV Park | Circleville | 3.3% | 5 | $72,584 |
| Canyonlands Outpost Campground | Monticello | 4.9% | 30 | $543,910 |
| Thunderbird East Zion Riverside RV Park | Orderville | 6.2% | 12 | $221,178 |
| Capitol Reef RV Park & Glamping | Teasdale | 6.3% | 10 | $130,112 |
| Paradise RV Park & Campground | Panguitch | 9.8% | 95 | $1,464,923 |
| Nine Mile Guest Ranch & RV/Campground | Wellington | 10.5% | 8 | $128,180 |
| Weber Crossing Campground | Henefer | 10.8% | 25 | $408,089 |
| Jones High Country RV Camp | Nephi | 12.3% | 30 | $534,877 |
| Sportsmen Country RV Park | Parowan | 12.9% | 20 | $368,630 |
| Wagons West RV Park & Campground | Fillmore | 13.8% | 55 | $1,079,980 |
Get Full Owner Contact Data for Utah
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 Utah.
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