Most buyers value an RV park by dividing its net operating income (NOI) by a cap rate. Published 2026 data puts RV park cap rates at about 7.14% to 9.00%. Investor Direct Properties, a direct cash buyer, prices on collected, in-place NOI: what the park earns today.
Step 1: find your net operating income (NOI)
NOI is what the park collects in a year, minus what it costs to run.
- Revenue: monthly, seasonal and nightly site rent, plus utility reimbursements, store, laundry and other income the park actually collects.
- Operating expenses: payroll and management, utilities, property taxes, insurance, repairs and maintenance, marketing and reservation software.
- Leave out: your mortgage payment, depreciation and personal expenses run through the park.
Step 2: divide NOI by a cap rate
Value = NOI ÷ cap rate. The cap rate is the yield a buyer expects. More risk means a higher cap rate and a lower price. Occupancy mix, metered utilities, condition, seasonality and location all move it.
| Assumption | Cap rate | Source |
|---|---|---|
| Lower cap rate | 7.14% | Yale Realty & Capital Advisors, RV Trends Report (June 2026): 2025 median RV park cap rate |
| Middle cap rate | 8.00% | Newmark Valuation & Advisory, 2026 Mid-Year Market Survey: RV park going-in cap rate, Class A & B |
| Higher cap rate | 9.00% | Newmark Valuation & Advisory, 2026 Mid-Year Market Survey: RV park going-in cap rate, Class C |
Worked example (hypothetical park)
A made-up park collects $600,000 a year and spends $360,000 to run. NOI = $600,000 − $360,000 = $240,000.
| Cap rate | Math | Estimated value |
|---|---|---|
| Lower cap rate (7.14%) | $240,000 ÷ 0.0714 | $3,361,345 |
| Middle cap rate (8.00%) | $240,000 ÷ 0.08 | $3,000,000 |
| Higher cap rate (9.00%) | $240,000 ÷ 0.09 | $2,666,667 |
General market ranges for illustration, not an offer or appraisal.
How we price: collected, in-place NOI
Investor Direct Properties prices on what the park collects today, verified against your trailing 12-month operating statement and rent roll, not on projected income. After due diligence, the price we agree on is the price you get. We buy all-cash or on flexible terms, including seller financing, and you get a straight answer from the buyer. See how we buy RV parks.
Sources
- Newmark Valuation & Advisory, North American Market Survey, 2026 Mid-Year Update (Mid-year 2026 (rates based on June–July 2026 market activity))
- Yale Realty & Capital Advisors, RV Trends Report (June 2026)
Cap rates are national survey figures and change with the market. Your park’s value depends on its own income, condition and location. Talk to your CPA or a licensed appraiser for tax or lending purposes.
Questions sellers ask
How do you value an RV park?
Take what the park collects in a year, subtract operating expenses (not your mortgage) to get NOI, then divide NOI by a market cap rate. Value = NOI ÷ cap rate.
What is a good cap rate for an RV park?
Newmark's 2026 Mid-Year Market Survey puts RV park going-in cap rates at 8.00% for Class A & B and 9.00% for Class C. Yale Realty & Capital Advisors reports a 7.14% median for 2025 RV park sales. Your park's rate depends on its income mix, condition, utilities and location.
Is a high or low cap rate better?
It depends on which side you are on. For the same NOI, a lower cap rate means a higher price, which is better for the seller. A higher cap rate means a lower price and a higher yield for the buyer, who uses it when they see more risk.
Are RV park cap rates higher than mobile home park cap rates?
In Newmark's 2026 Mid-Year survey, yes: 5.25% (Class A & B) and 6.00% (Class C) for manufactured housing parks, against 8.00% and 9.00% for RV parks. Nightly and seasonal income is less predictable than lot rent.
Is this calculator an offer or an appraisal?
Neither. It shows general market ranges for illustration only. A real price depends on verified income, condition and terms.
How does Investor Direct Properties price an RV park?
On collected, in-place NOI: what the park actually earns today, verified against your operating statement and rent roll. You'll hear back within 2 to 4 business days of sending your numbers.
Ready to sell?
Send the deal and get an answer from the buyer, usually within 2 to 4 business days. Submit your property or see what we buy: RV parks, mobile home parks, self-storage and apartment complexes.