1. Calculate stabilized NOI
- Pull 3 years of P&Ls and tax returns. Revenue on both should match.
- Smooth out one-off years (a flood, a festival, a closure).
- Review 3 years of expenses line by line.
- Add back personal expenses run through the park; add in a market salary for any unpaid owner labor.
- Result: an adjusted NOI a buyer will actually accept.
2. Apply a market cap rate
- Find the cap rates on recent sales of similar parks in your region.
- Lower cap rate = higher value: modern, well-run, strong reviews.
- Higher cap rate = lower value: deferred maintenance, septic, heavy seasonality.
- Value = adjusted NOI ÷ cap rate. Use the calculator.
3. Check comparable sales
- Site count and mix: full hookup vs. partial vs. tent
- Price per site
- Location and distance to attractions
- Amenities, occupancy and average nightly rate
4. Price your deferred maintenance
- Roads and drainage
- Water, sewer or septic, and electrical
- Bathhouse, laundry and office buildings
- Get rough repair numbers now. A buyer will subtract them from your price, usually with a cushion.
5. Document your upside
- Land zoned (or easily rezoned) for more sites or cabins
- Rates below the local market
- New revenue: cabins, storage, EV charging, monthly program
- Modern systems: online booking, dynamic pricing, sub-metering
Want a second set of eyes? Send us your last 12 months and we'll walk through all five steps with you, confidentially.