We are an active buyer group acquiring outdoor hospitality properties: campgrounds, RV parks and RV resorts, glamping properties, and small cabin and micro resorts. Operating businesses with guests, reviews, and a reservation calendar, purchased as going concerns rather than as acreage with some hookups on it. If you own one of these places and you would rather sell it once, quietly, to a buyer who understands what you built, this page tells you exactly what we buy, what we pay for, and what you will need to hand over.
Most outdoor hospitality sales go badly for the seller. The property gets listed by an agent who usually sells land or houses, priced on acres and improvements, and shown to buyers who cannot read a seasonal income statement. The buyer discounts everything they do not understand: the summer weekends that sell out a year ahead, the seasonal regulars who return every May, the store and firewood and kayak rentals that never show up in a comp. The business you spent years building gets valued as dirt with a bathhouse on it.
We buy the other way. We underwrite the income, we pay for the operating history, and we close with the reservations intact.
What We Buy
- Campgrounds, from tent and primitive sites to full service family campgrounds
- RV parks and RV resorts with transient, seasonal, or a blend of both
- Glamping properties: safari tents, domes, yurts, treehouses, tiny cabins, and other canvas or hard sided units
- Cabin resorts and micro resorts, generally five to forty keys clustered on one property
- Mixed properties that combine any of the above, including parks with a lodge, a marina, or event space
- Portfolios of two or more properties under one owner or operator
If you own land with approvals for any of these uses but have not built yet, tell us about that too. Entitled land in the right setting is often worth more to us than a tired park in the wrong one.
Our Buy Box
We look at every submission, but these are the parameters that move a property to the top of the queue.
Location
Outdoor hospitality lives or dies on the setting and the drive. We concentrate on properties within a reasonable drive of a major metro, gateways to national and state parks and forests, lake, river, and coastal destinations, mountain corridors, and warm weather markets with real winter demand. Water, views, trail access, and dark skies all count. So does road access a guest can find without a phone call.
We avoid properties whose entire demand comes from one event, one employer, or one construction project. A park full of pipeline crews can produce great numbers for two years and empty out in a month.
Property profile
- Established operations with a clear mix of site and unit types and posted rates for each
- Usable acreage beyond the current footprint, so a property can add sites or units where the zoning allows
- Utility capacity that matches the site count: power, water, and wastewater that can handle a full weekend, not just an average Tuesday
- Amenities guests actually choose a property for: water frontage, shade, privacy between sites, a pool, a store, trails, a view worth photographing
Performance
- A minimum of twelve months of operating history, with three full seasons strongly preferred
- Revenue that supports a defensible yield on our all in basis after realistic expenses, including a market wage for the work the owner currently does for free
- Occupancy that reflects the market and the season rather than a single anomalous year
- A review profile that shows a well run property: volume, recency, and rating all matter
Condition and approvals
- Zoning, conditional use, or special use approvals that cover the current use and the current number of sites
- Current health department, water system, and wastewater permits where your state requires them
- Wells, septic systems, lagoons, and electrical service that were maintained and documented rather than patched
- Clean, insurable title with access that is legally recorded, not just historically used
What We Will Not Buy
Telling you our disqualifiers up front saves us both weeks. We pass on:
- Properties operating more sites or units than their approvals allow, where the gap carries enforcement exposure
- Parks where most sites are occupied by long term residents as a primary home, which is a different asset with different rules
- Membership campgrounds, timeshare, or deeded interval ownership
- Properties where the seller cannot produce revenue records from the reservation system, bank deposits, or tax returns
- Known contamination that has not been addressed, including abandoned fuel tanks and failed septic fields
- Ground lease or leasehold structures with fewer than forty years remaining
- Properties under an active regulatory order, an uncured casualty, or an open insurance dispute
The Operating Record: What You Supply as the Seller
This is the section that matters most, and it is the one most park owners are unprepared for. When you sell an outdoor hospitality property as an operating business, you are selling two things at once: the land and improvements, and a documented earnings history. The land part you already understand. The earnings history is what determines whether we can pay for the business instead of the acreage.
The complete package looks like this:
- Three years of profit and loss statements and the matching tax returns
- Reservation system exports by month: occupancy, average nightly rate, and revenue by site or unit type
- A site and unit list showing type, hookups, size, and current rates, plus any seasonal or monthly agreements
- Ancillary revenue broken out: store, firewood, propane, rentals, activities, events, and fees
- Twelve months of utility bills, and recent water testing and septic or wastewater records
- Zoning approvals, permits, and any correspondence with the county or state about them
- A survey or site plan, and a list of capital projects completed and deferred
- Staff roles, pay, and who is likely to stay
- Forward reservations and deposits held, which we will honor at closing
If some of this lives in a shoebox or in your head, that is normal. Tell us what you have and we will tell you what matters most.
How We Value an Outdoor Hospitality Property
We value the income first, then the place. Documented, repeatable revenue sets the floor. The setting, the expansion room, the reviews, and the guest loyalty you built set how far above it we can go. A property with three clean seasons of records and room for twenty more sites is a very different conversation than one with a single strong year and no approvals to grow.
We are also flexible on structure. Some owners want a clean exit. Some want seller financing for part of the price. Some want to stay on for a season as the host guests already know. Tell us what a good outcome looks like for you.
How It Works
- Tell us about the property using the form below. A location, the number of sites or units, and a rough sense of revenue is enough to start.
- We review it and come back with questions or a request for the operating record.
- If it fits, we share an initial range and the assumptions behind it, so there are no surprises later.
- We move to a letter of intent, then a due diligence period built around your season, not against it.
- We close with the reservations, the staff who want to stay, and the reputation intact.
Selling a single cabin or vacation home rather than a park? See our Vacation Rental Buyers page.
Tell Us About Your Property
Every submission is read by a person. Include the location, the type of property, the number of sites or units, and when you are thinking about selling.