The short version
Plenty of small RV parks have obvious upside sitting right there: monthly guests on included electric, no online booking, sites priced flat, room for cabins or more pads. The owner knows it. What's missing is the cash to do it and the time to manage it.
That's what this is. We're an equity-style investment partner for the improvements, not a lender. We fund the work, we handle contractors and setup, and we get paid from the increase in value. If the park doesn't get more valuable, we don't get paid much either. Our incentives point the same direction as yours.
Who it's for
- Owners of private and family-owned parks, roughly 20-100 sites, in NC, SC, GA, TN or FL
- Parks with clear, fundable upside: utilities, pricing, booking, more sites or cabins
- Owners who don't want to sign a personal guarantee or tie up their own cash
- Owners who'd rather keep running the park than spend a year managing contractors
- Owners planning to hold, refinance or sell in the next few years and want the value showing up first
Who it's NOT for
- You can borrow cheaply and like running projects. A bank loan will usually cost you less than sharing upside. Read our guide to financing RV park improvements first.
- The park is already priced and run like a top performer. If there's no gap to close, there's nothing for our capital to do.
- You want to sell in the next few months. Improvements need time to show up in the books before a buyer will pay for them.
- There's a title, zoning, septic-permit or environmental problem nobody's dealt with. That gets solved before anyone puts capital in.
- You want a silent check and no plan. We fund a specific list of fixes the numbers support. Not a wish list.
What the capital goes into
We fund improvements that move NOI, because NOI is what a buyer or lender pays for. The usual list:
| Improvement | Why it matters to value |
|---|---|
| Sub-metering | Moves the electric bill for monthly guests off your P&L and onto the guest who used it |
| Pads and site upgrades | Better sites earn premium rates and fit the rigs that pay them |
| Booking systems | Captures late-night phone bookings and creates clean, reportable revenue history |
| Signage | Guests and drive-by traffic find you; premium sites are clearly marked and priced |
| Cabins | Adds rentable units on land you already own |
Not every park needs all five. Some need one. The plan is built from your numbers, not from a catalog. For the systems side, see RV park technology.
What you get
- No bank loan or personal guarantee. The capital comes from us.
- We handle contractors and setup. Bids, scheduling, install and getting systems live.
- You keep ownership and control. Your park, your name on the deed, your call on operations.
- Monthly NOI tracking. We both watch the number the improvements are supposed to move.
How the upside gets shared
Every deal is written specifically for the park. The agreement spells out how much capital goes in, what it's spent on, what our share of the upside is, how it's measured and when it gets paid. We don't publish a standard split because a park that needs sub-metering and a park that needs a row of cabins are not the same deal.
Two things don't change: it's all in writing before money moves, and you should have your own attorney and CPA review it. If we're not comfortable with you doing that, we're the wrong partner.
Timeline
The first call and numbers review happen in a few weeks. Writing the agreement depends on how complicated the park is. The work itself runs on contractor schedules and the season, so a meter install and a cabin build move at very different speeds. The value shows up as the improved months stack up on your P&L, which is why this is a multi-year partnership, not a quick flip.
How it works
- Confidential callWhat the park needs, what you want out of it, and whether a partnership even makes sense. If it doesn't, we'll tell you.
- Numbers reviewWe look at your P&Ls, rates, utilities and occupancy to see what each improvement should be worth to NOI.
- The plan and the termsA short list of fixes ranked by cost and payback, and a written proposal for how we fund it and share the upside.
- ExecutionWe fund the work, manage the contractors and setup, and track NOI monthly with you.
Want to see what an extra chunk of NOI does to your park's price? Plug your numbers into the RV park valuation calculator, then check where your class of park trades on our RV park cap rates page.
Who you'd be partnering with
Brian Zmich leads every owner relationship personally. He has bought, built and sold three Southeast RV parks (McIntosh Manor, Land of Waterfalls RV Park and Pisgah Forest RV Park), all cash, every closing under 45 days. Hunter Chandra underwrites the repositioning, and Walker Gamble handles booking and technology setup. Meet the team.
Questions owners ask
Is this a loan?
No. We put capital into the park alongside you and get paid out of the value the improvements create. There's no bank loan and no personal guarantee from you.
Do I give up ownership or control of my park?
No. You keep ownership and you keep running the park. What we share is the upside from the improvements we fund, on terms written down before any money moves.
How is the upside split?
It depends on how much capital the park needs, what it goes into and how long until the value is realized. There's no one-size split. We'll put a specific proposal in writing after we've seen your numbers, and we expect you to have your own attorney and CPA read it.
What kinds of improvements do you fund?
Things that raise NOI: sub-metering, pads and site upgrades, online booking systems, signage and cabins are the usual list. We don't fund cosmetic projects that a buyer won't pay for.
Wouldn't a bank loan be cheaper?
If you qualify and you're willing to sign a personal guarantee and manage the project yourself, often yes. Sharing upside costs more than interest when things go well. The partnership makes sense when you can't or won't borrow, or don't have the time to run contractors.
What if the improvements don't raise NOI?
Then our capital earns less too, which is the point. That's why we only fund fixes the numbers support, and why we start every partnership with an NOI review.