Compressed seasons need month-level proof
When most of a year's income arrives in roughly a hundred days, an annual total tells a buyer very little. Month-by-month revenue, occupancy, and average rate — ideally across three seasons — is what lets a buyer underwrite an island park without discounting for uncertainty.
Storm years, closure weeks, and event pricing all belong in that record. Explaining an off year up front costs far less than having a buyer find it during due diligence.
A short window means month-level proof
Chincoteague parks earn nearly all of their revenue in a handful of months, with Pony Penning week and midsummer carrying an outsized share. We do not average that across twelve months — we underwrite the window itself. Weekly revenue detail for July and August, plus occupancy and achieved rate, is the difference between a confident offer and a cautious one.
Because the window is short, rate discipline matters. Parks that have raised rates through peak weeks show materially higher NOI than neighbors with identical sites who have not.
Island infrastructure and insurance
Low-lying soils, high water table, wind exposure, and island utility constraints all shape what a Chincoteague property costs to run and insure. We review septic performance and permitted capacity, water testing, elevation, and your current policy with claim history.
Town rules on campground operation and short-term occupancy come next. We confirm what is permitted before we sign, so nothing about the transfer surprises either of us at closing.