Virginia-only underwriting tool

What is your Virginia RV park actually worth?

RV parks trade on net operating income and a cap rate, not on a per-site rule of thumb. Enter your numbers below and this calculator shows the same math our acquisitions team runs — gross revenue, normalized NOI, and a value range using the cap-rate band we apply to your Virginia submarket.

Your park

Number of sitesAverage nightly rate ($)Annual occupancy (%)Other income — store, cabins, storage ($/yr)Operating expense ratio (%)Virginia submarket

Gross revenue: $537,460
Estimated NOI: $295,603
Cap rate band: 8.0–10.0%

Indicative value range

$2,956,030 – $3,695,038

That is roughly $49,267 to $61,584 per site. This is an estimate from the inputs you typed, not an offer. Utilities, septic capacity, flood zone, and deferred capital move the real number in both directions.

Get a Free RV Park Evaluation

You don't need to have all the answers. Tell us what you know and we'll start there.

Your nameEmailPhonePark nameProperty addressCityCountyNumber of RV sitesApproximate occupancyCurrent operating statusApproximate annual gross revenueReason for considering a saleDesired timeframePrice expectation, if you have one

Anything else about the property?

Confidential and no obligation. An evaluation is an investor's opinion of value, not a formal appraisal.

Why the per-site rule of thumb fails in Virginia

A 60-site park in Wytheville and a 60-site park in Cape Charles can differ by seven figures. Season length, water and septic capacity, the share of annual versus transient contracts, and whether the county would ever approve another campground next door all matter more than the site count.

Reading your own numbers

Four adjustments we make before we price a Virginia park

Owner labor gets added back — then priced in

If you and your spouse run the office, mow, and handle after-hours calls, your expense ratio understates the truth. We add a market management cost back in, which usually lands between 8% and 12% of revenue for a Virginia park of this size.

Seasonal parks are not annualized at peak

A Shenandoah or Eastern Shore park running 85% for fourteen weeks is not an 85% occupancy asset. We model the real calendar, including shoulder-season weekends and winter storage.

Utility risk is capital, not opinion

An aging septic drainfield, a private waterworks under state health oversight, or 30-amp pedestals in a 50-amp market are quantified as a capital number and subtracted once — not used to renegotiate later.

Non-site income is valued separately

Cabins, glamping units, boat slips, storage, and store revenue carry different risk than RV sites, so we cap them separately instead of blending everything into one number.