How a park or campground gets valued
A campground is worth what it can earn across a whole operating year, and one busy July is only a slice of that. This calculator turns your collected revenue and operating costs into annual NOI, then applies value = NOI ÷ cap rate.
Build the year from your real calendar
Break out nightly sites, monthly stays, seasonal contracts, cabins, and the store or laundry, and give each one its own nights or months, rates, and costs. Don't multiply a peak month by twelve, and don't count the same site twice. Then match booking reports against what landed in the bank: deposits, taxes, cancellations, timing.
Be clear about what you're buying
A sale might include land, structures, equipment, and the business itself, or just an operation on leased land. Either way, keep the income, the comparable sales, and the property interest lined up. Capitalize the whole operation and then add the full value of the assets already producing that income, and you've counted the same money twice.
Use the range to test your cap rate
Say NOI comes to $182,400. At an 8% cap rate that's $2.28 million; at 9%, the same income is worth about $2.027 million. These are example numbers, not a forecast. The half-point range on screen shows how far the price swings on a small change in the rate. Your move: back your rate with closed sales you can point to, priced off expenses defined like yours.
Price per site is the cross-check, built from your site count. Two parks with the same number of sites can be very different buys once you look at condition, permitted use, utilities, season length, cabins, and amenities. The full RV park valuation guide walks through that, and the RV Park Calculator handles financing and capital needs. This estimate doesn't pull sales data or stand in for an appraisal.
Get the income year honest and the cap rate sourced, and you'll walk into the negotiation with a number of your own to argue from.