Campground owners
Sell a Campground in Tennessee
We buy Tennessee campgrounds directly — tent sites, RV sites, cabins, seasonal properties, and campgrounds that have been closed for a while. Start with a confidential evaluation and no obligation.
What we buy
We buy campgrounds and RV parks across Tennessee, and the two overlap more than they differ. If your property rents sites to travelers, seasonal guests, or long-term tenants, it fits what we look at.
- Campgrounds with tent sites, RV sites, or a mix of both
- Properties with cabins, park models, or glamping units
- Seasonal campgrounds near lakes, rivers, and the Smokies
- Closed, partly built, or underused properties with usable land
- Family-run campgrounds where the owner is ready to retire
How campgrounds are valued
Value starts with net operating income and a capitalization rate, then gets adjusted for what a buyer will actually inherit. For campgrounds specifically, the pieces that move the number most are hookup quality and utility infrastructure, the split between nightly, seasonal, and annual income, the condition of bathhouses and roads, and how much of the revenue depends on the current owner personally being there.
Amenity income — a store, activities, events, boat or equipment rental — is real income, but a buyer generally discounts it more heavily than site rent because it is more variable and more management-dependent.
What we ask for
- Location and approximate acreage
- Site count, and the split between RV, tent, and cabin sites
- Hookups available: water, electric amperage, sewer
- Occupancy pattern through the year
- Whatever revenue records exist, even if incomplete
- Anything you already know needs work
How the process works
You tell us about the campground. We review it, then have a real conversation about the property and what you want out of a sale. If it fits, we present an offer along with the reasoning behind the number. From there it is due diligence — records, utilities, title, survey, a site visit — and closing through a title company or closing attorney.
There is no obligation at any point, and if the property is not a fit for us, we will tell you directly instead of leaving you waiting.
Why owners sell
Retirement, burnout, an inherited property nobody chose, a partnership that changed, infrastructure that needs more capital than the owner wants to spend. Selling a campground is usually a decision about time and stage of life as much as it is about price.
Selling a campground: FAQ
How is a Tennessee campground valued?
Most campgrounds are valued from net operating income — revenue minus operating expenses, before debt service — capitalized at a rate that reflects the market, the condition of the property, and how documented the income is. Site count, hookup quality, utility infrastructure, seasonality, cabins or park models, and expansion land all move the number. Two campgrounds with similar revenue can be worth very different amounts.
Is a campground valued differently than an RV park?
The method is the same, but the mix of income is usually different. Campgrounds often carry more tent sites, cabins, seasonal contracts, and amenity revenue such as a store, activities, or event space. Seasonal and amenity income is generally weighted more cautiously than stable monthly or annual site income.
What if my campground is seasonal or only partly operating?
That is common in Tennessee, especially near lakes and the mountains. Seasonality is not a disqualifier — it is one input. We also look at properties that are closed, partly built out, or operating well below capacity.
What if my records are incomplete?
Share what you have: deposit records, tax returns, a site count, an approximate occupancy. We can work from partial information and tell you what else would help. You are never required to produce a formal financial package to start a conversation.
Do I have to list the campground with a broker?
No. You can list it, and for some owners that is the right path. We buy directly, which means no listing, no public marketing of the property, and no commission on our side of the transaction. We will tell you honestly if we think listing would serve you better.
Is the conversation confidential?
Yes. We do not publicize that a property is being considered. Staff, guests, and seasonal tenants do not need to hear about a possible sale before you are ready to tell them.
Tell us about your campground
Partial information is fine. We'll tell you what the property looks like from a buyer's side, whether or not you decide to sell.
No obligation. No pressure. Just an honest conversation about your property and your options.