What an RV park consultant should actually do
Most "consulting" in this industry is a broker with a business card, or a generalist who has never fixed a septic line at 6 a.m. on a holiday weekend. Neither one is going to move your number.
Real RV park consulting comes down to one thing: raising net operating income. That's the number a buyer, a lender and an appraiser actually use. At a 9% cap rate, every extra dollar of NOI adds about $11 to what your park is worth. Find $20,000 a year and you've added roughly $220,000 in value.
So we skip the vision boards. We go line by line through your rates, utilities, guest mix and expenses, and rank every fix by what it costs and what it pays back.
Where small parks usually leak money
After running our own parks, the same leaks show up again and again:
- Flat nightly rates no matter the season, the weekend or the site. Premium sites priced like the worst site on the property.
- Utilities buried in monthly rent. Long-term guests running heat pumps all winter on your dime.
- The wrong mix of nightly, weekly and monthly guests for your market. (More in our monthly stay strategy guide.)
- No online booking, or a system nobody keeps current, so the phone is your only sales channel.
- Owner labor nobody counts. If you're working 60 hours a week for free, a buyer will price that in, and not in your favor.
- Books that don't match the tax returns, which hurts both your sale price and your financing options.
None of this is exotic. Most of it costs little or nothing to fix. It just never gets fixed, because the owner is too busy running the park.
Our RV park consulting services
1. NOI Audit: know your real number in 2 weeks
We go through 2-3 years of P&Ls, rate sheets, utility bills and occupancy, then tell you what your park is worth today and exactly where the next $25,000-$75,000 of NOI is hiding. You get the adjusted NOI a buyer will accept, a ranked list of fixes, and your value today vs. after the fixes. Flat fee, no hourly meter.
Best for: owners who want to keep the park and earn more from it.
2. Value-Add Partnership: our capital, your park
Some fixes take money: sub-metering, new pads, booking systems, signage, cabins. If the math works, we fund and manage the improvements and share in the value we create together. No bank loan, no personal guarantee, and you keep ownership and control.
Best for: parks with clear upside and an owner who doesn't want to borrow or sell.
3. Exit Preparation: sell for the number, not a discount
The 12-18 months before a sale are where the money is made. We clean up the books, fix what a buyer's inspector will flag, and position the park so you negotiate from strength. If it fits our buy box, we may make an all-cash offer ourselves, so you can compare a clean sale against the open market.
Best for: owners 1-3 years from a sale, a retirement, or a refinance or balloon payment they don't like the look of.
The honest verdict: some parks are already run tight and there's no real money left to find. When that's the case, we'll tell you on the first call, and you won't pay for an audit you don't need.
How it works
- Confidential call (20 minutes). Sites, occupancy, rates and what you want out of the park. If we're not a fit, we'll say so on the call.
- Numbers review. Send last year's P&L and rate sheet. We come back with an honest value range and the biggest gaps.
- The plan. A short list of fixes ranked by cost and payback, and which engagement makes sense, if any.
- Execution. We implement or fund the work and track NOI monthly, so you can watch what the park is worth go up.
Why owners hire us instead of a broker
A broker gets paid when your park sells. We get paid to make your park earn more, whether it ever sells or not.
We've also sat on the buy side. We acquired and repositioned McIntosh Manor, Land of Waterfalls and Pisgah Forest RV Park, all with cash and all closed in under 45 days. We know exactly how a buyer is going to pick your park apart, because we've done the picking. Meet the team →
Before you call anyone, run your numbers through our RV park valuation calculator and see where your park sits on our 2026 RV park cap rates page.
Where we work
Family-owned and private parks of roughly 20 to 100 sites in Tennessee, Georgia, South Carolina, North Carolina and Florida. Mountain, lake and coastal markets are our sweet spot, but we'll look at any well-located small park in the Southeast.
Questions owners ask about RV park consulting
What does an RV park consultant do?
A good RV park consultant finds the net operating income your park is leaving on the table (pricing, utilities, guest mix, expenses and booking) and ranks the fixes by payback. We also tell you straight when a park is already run tight and there's nothing worth chasing.
How much does RV park consulting cost?
Our NOI Audit is a flat fee, quoted after a 20-minute call. It depends on the size of the park and how clean the books are. We don't bill by the hour. In a Value-Add Partnership we put in capital and share in the value created instead of charging a fee.
Do I have to sell my park to work with you?
No. Most owners start with an NOI Audit or a value-add partnership and decide about selling later, once the park is worth more. Some never sell.
How long until I see results?
Pricing and utility fixes usually show up in the next booking season. Capital projects take longer. Every item in your plan comes with a cost, a payback and a timeline before you commit to anything.
Will my information stay confidential?
Yes. We don't share park details with brokers, buyers, your staff or your competitors.
What if my park is too small?
Under about 20 sites, a full audit often costs more than it would find. Call anyway and we'll tell you the two or three things that matter most at your size.