RVRVParkOfferPrivate valuation

State cap-rate guide

Texas RV park cap rates

Texas working cap-rate assumptions are 8.5%-10.5%. Stronger parks can price tighter when revenue is durable, books are clean, utilities are documented, and expansion risk is low.

Working cap-rate range8.5%-10.5%

Texas parks often draw from long-term workforce housing, winter travel, lake and river recreation, and highway stopover demand. Buyers will separate durable monthly occupancy from transient seasonal spikes.

What buyers will underwrite first

Texas valuation work should normalize utility costs, long-term site mix, expansion land, floodplain exposure, and whether infrastructure is private or municipal.

Licensing, utilities, and transfer friction

Texas diligence often turns on wastewater, onsite sewage facilities, floodplain exposure, and local development approvals.

Brokered listing vs. private direct offer

A broker can create a wider auction, but a direct buyer may be better when the owner wants privacy, staff continuity, and less market gossip in a small town.

Tax planning before the LOI

A Texas sale can include real estate, operating assets, personal property, and goodwill. Sellers should separate price allocation from 1031 eligibility and tax advice before signing an LOI.

Sources reviewed