Valuation
Common RV Park Valuation Mistakes
Most valuation disputes trace back to a handful of recurring mistakes. Avoiding them puts an owner in a stronger negotiating position from the first conversation.
By Titan Property Investors · Published 2026-08-10 · Updated 2026-08-18
Valuing on gross revenue
Gross revenue ignores the expense structure. A park with high payroll, high utility burden, or high platform fees converts far less of its gross into value than a lean operation.
Ignoring management cost at owner-operated parks
If you and your spouse run the park yourselves, your labor is a real expense that a buyer must replace. Leaving it out overstates NOI and sets up a disagreement later.
Annualizing peak season
Multiplying a strong July by twelve is the single most common error in seasonal markets. Buyers underwrite the full annual cycle including the slow months.
Counting sites that cannot be rented
Sites without working hookups, sites in a floodway, or sites beyond septic capacity are not income-producing sites. Counting them inflates the picture and undermines credibility when verified.
Pricing in upside the buyer must create
Expansion potential and rate upside have value, but a buyer will not pay full price today for work and risk they take on tomorrow. Expect to share that value, not capture all of it.
Comparing to a park you heard about
Secondhand sale prices rarely include the terms, condition, or income detail that explain them. They make poor benchmarks.
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