112-Site Seasonal RV Resort — 100% Occupied with a Waiting List 1009586
Midwest Region
$2850000
The current owners have spent on the property rather than deferred on it. New electrical service and new water lines went in across 2025 and 2026, the lagoon system is fully up to date, the roof is metal, the furnaces and appliances have been replaced, the laundry is a newer coin-operated set, and the store carries new refrigeration and ice equipment. One employee helps the owners run the whole operation from April through October. What a buyer inherits is a park with no capital backlog and clear room on rates: a waiting list is the plainest signal a campground can give that its pricing sits below what the market will pay, and nightly transient sites are still going out at $35.
The income here is about as predictable as this business gets. All 112 sites are leased annually, the park runs 100% occupied, and there is a waiting list to get in. Seasonal leases run $2,000 to $2,500 per site per year, and because every site is metered, campers are billed for their own electric — utilities pass through instead of eating the margin. On top of the site income, four furnished rentals — two three-bedroom, two-bath homes that sleep six, and a two-unit duplex — book nightly through the major vacation-rental platforms, and a six-unit storage building leases at $700 per unit per year. Total income reached $307,473 in 2025 with $145,546 of net operating income after adjustments — a 50% margin, and the strongest of the last three years.