RV Park Cap Rates in Wyoming
Real capitalization rate data from 29 parks across Wyoming. Understand what the market is actually returning before you write a check.
What This Means for Investors
Wyoming is running hot. An average cap rate of 15.7% 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 (2.2%–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 17 cities, Wyoming 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 $2,507,542, most Wyoming parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Wyoming
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Cheyenne | 18.4% | 6 | $1,469,913 |
| Wheatland | 10.7% | 5 | $527,148 |
| Riverton | 15.3% | 3 | $341,309 |
| Rawlins | 12.3% | 2 | $2,364,253 |
| Pine Bluffs | 24.8% | 1 | $2,409,026 |
| Atlantic City | 23.5% | 1 | $400,604 |
| Thayne | 23.5% | 1 | $511,883 |
| Evanston | 23.0% | 1 | $1,217,657 |
| Saratoga | 17.9% | 1 | $1,168,723 |
| Alcova | 17.2% | 1 | $1,503,375 |
| Teton County | 16.7% | 1 | $2,708,832 |
| Pinedale | 16.0% | 1 | $1,166,373 |
| Casper | 15.3% | 1 | $1,125,357 |
| Encampment | 13.4% | 1 | $171,303 |
| Lingle | 13.1% | 1 | $1,217,620 |
| Fort Laramie | 12.0% | 1 | $210,338 |
| Laramie | 4.5% | 1 | $41,700,000 |
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 |
|---|---|---|---|---|
| Pine Bluffs RV Resort | Pine Bluffs | 24.8% | 101 | $2,409,026 |
| A.B. Camping | Cheyenne | 24.6% | 82 | $1,931,150 |
| Flat Creek RV Park & Cabins | Thayne | 23.5% | 23 | $511,883 |
| Dexter mill RV park | Atlantic City | 23.5% | 18 | $400,603 |
| Phillips RV Park | Evanston | 23.0% | 56 | $1,217,657 |
| Greenway Trailer Park & Campground | Cheyenne | 19.7% | 42 | $786,769 |
| Event RV Camping | Cheyenne | 18.5% | 100 | $2,806,750 |
| Deer Haven RV Park | Saratoga | 17.9% | 44 | $1,168,722 |
| Windy Waters RV Park - Eagle Creek | Alcova | 17.2% | 60 | $1,503,375 |
| Colter Bay RV Park | Teton County | 16.7% | 112 | $2,708,831 |
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 |
|---|---|---|---|---|
| Wheatland RV Park | Wheatland | 2.2% | 15 | $163,549 |
| KOA Kampground | Laramie | 4.5% | 417 | $41,700,000 |
| Lewis Park | Wheatland | 4.7% | 16 | $193,726 |
| Rawlins Springs Park | Rawlins | 9.3% | 75 | $1,901,802 |
| Chuck Wagon RV Park | Fort Laramie | 12.0% | 12 | $210,337 |
| Pony Soldier RV Park | Lingle | 13.1% | 65 | $1,217,619 |
| Town of Encampment RV Park | Encampment | 13.4% | 9 | $171,303 |
| Mountain View RV Park | Wheatland | 14.3% | 34 | $688,100 |
| Brogdon RV Park | Riverton | 14.4% | 6 | $122,494 |
| Casper East RV Park & Campground | Casper | 15.3% | 52 | $1,125,356 |
Get Full Owner Contact Data for Wyoming
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 Wyoming.
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