What is my Virginia RV park worth?
Value is net operating income divided by a market cap rate. Most Virginia RV parks trade somewhere between a 7% and 11% cap rate depending on location, revenue durability, and infrastructure condition. A park in Luray or Virginia Beach with strong seasonal contracts prices tighter than a rural park with mostly overnight stays. Rules of thumb per site are unreliable — a 60-site park with metered 50-amp full hook-ups and public sewer can be worth double a 60-site park on failing septic.
How fast can you close?
A written offer within 72 hours, and a typical close in 30 to 45 days. If you have a loan maturity, a tax deadline, or a family situation, we have closed in as little as 14 days.
Do I have to pay a broker commission?
No. We are the buyer, not a brokerage. There is no listing agreement and no commission deducted at closing. On a $3 million park, that alone is often $150,000 to $200,000 kept in your pocket.
Will you make me fix things first?
No. We buy as-is. Aging pedestals, a bathhouse past its life, a septic field on borrowed time, a stalled expansion — we underwrite the cost and reflect it in the price rather than asking you to spend money on a park you are leaving.
Can I sell during the season without upsetting my guests?
Yes. Nothing about the sale is public. No sign goes up, there is no MLS listing, and we schedule our single site visit around your operations. Many sellers prefer to sign in summer and close after Labor Day so the handoff lands between seasons.
What about my seasonal tenants and staff?
We generally honor existing seasonal agreements and keep good on-site staff in place. Continuity protects the revenue we just paid for, so it is in our interest as much as yours.
Do you offer seller financing or creative structures?
Often, yes. All-cash is the simplest, but we also do seller carry-back notes, installment structures that can spread your tax exposure, lease-to-own runways, and partial rollovers if you want to keep a slice of future upside.
What taxes will I owe on the sale?
Most Virginia park sales trigger federal capital gains, depreciation recapture on improvements, and Virginia state income tax. Structures such as an installment sale or a 1031 exchange into replacement property can defer part of it. We can align the closing structure with whatever your CPA recommends — but talk to your own tax advisor before signing anything.
My park is losing money. Is it still sellable?
Yes, and those are often the deals we like most. We buy on stabilized potential, not just trailing income, so an underperforming or partially closed Virginia campground can still command a real price.
I inherited a campground with several heirs. Can you work with that?
Regularly. We handle estate sales, multi-heir ownership across different states, and probate timelines, and we can hold a price while the estate works through the legal steps.
What if I only want to know the value and not sell?
That is fine. Ask for the valuation, use the number for estate planning, refinancing, or a partner buyout, and tell us no. We do not chase, and we do not pass your information to anyone.
Do you buy land for a new RV park in Virginia?
Yes, when the zoning or conditional use permit for campground use is already in place or clearly achievable. Send acreage, county, road frontage, and utility access.
