DARRELL HESS & ASSOCIATES:  Over 270 parks SOLD!  WHY?
We educate buyers and sellers so they can make an intelligent, informed decision.
After all, we are dealing with a buyers life savings and a sellers retirement.

DAZED and CONFUSED 
About Buying a Campground or RV Park ?

             DAZED at how "unprofitable" campgrounds "seem" to be?
                            
CONFUSED  why all parks appear to be "over priced" yet still sell?
            
Read every how-to book, Looked at lots of websites, Visited parks for sale
                                         only to be frustrated and discouraged in your attempts to find the right park?

There are answers to your questions and information
to clear up the  confusion.  

Attend our Campground Buyers' Workshop
 April 14-15, 2012 in  Asheville, North Carolina.
Click here for details

Below is a List of Campgrounds, RV Parks and
Camping Resorts for Sale
Updated on 01/27/2012
(All Information and prices subject to change.)

To Print:  Be sure to select Landscape on your computer settings.

   #297  Top quality RV Resort in a beautiful valley with mountain views.  This is a RARE FIND in the campground market.  Campgrounds in this area of the southeast are in high demand.  Rarely do you find one with such a great location and in such good condition.  Rarely do you find ALL seller financing available on a park of this size and quality.  2011 gross income estimate 
+/- $625,500.  Award winning resort on +/- 43 acres with +/- 150 campsites PLUS 13 rentals.  Main building with store, 2 separate bathhouses (both with showers and laundries), enclosed pavilion, separate game room, large metal maintenance building, swimming pool and fishing pond.  Plus, this park has 2 residences -  so it would be perfect for partners or for multiple family members.    Sales Price $2,445,000 with $575,000 downpayment - ALL Seller Financed.  OR, with a minimum of $495,000 downpayment seller will finance in second position behind a small bank loan.

 

  #264 Ever dream of owning a motorcycle campground in the Smoky Mountains?  Small Motorcycle Resort in eastern TN attracts riders of the Dragon and Cherohala Skyway.  Main building contains registration area, small store, snack bar with kitchen and bathhouse with showers.  Rental cabins and campsites on +/- 6 acres with small creek.  Includes large maintenance building.  PLUS, a cabin provides housing for owner or manager.  You can live in the mountains and own your dream!  These owners market to motorcycle riders and rallies, but the park also works well for other groups, such as church retreats and clubs.  Sales Price $325,000.  ALL seller financing available to qualified buyer after $125,000 downpayment.

 

#263  This park is located in the heartland of America with a rural feel, but is near a major interstate and large population bases.  Campers come to this destination park to have fun!  Recreational features include swimming pool, pond with paddle boats and fishing, gameroom, gem mining, playgrounds, mini-golf, peddle carts, planned activities and more.  Over 300 sites plus rental units can accommodate all types of campers and rigs and a base of seasonal campers provides steady income.  Owners want to retire and the park is ready for new energetic operators to build on the established business.  Amenities include large main building with store, snack bar and more; clubhouse; bathhouse; pavilion; extra large maintenance building and more.  2010 gross income $430,000+.  Sales Price $1,325,000 with $325,000 and some seller financing to qualified buyers.

 

  #261  If you want to own your own recreational business on a lake,
want an RV park that is in good condition with modern amenities,
with big-rig friendly full hook up sites plus rental units,
would like a nice newer owner's home
(plus a great maintenance building for all your toys!),
prefer a location at the junction of 2 major interstates
-
and would like to gross $225K plus in just 10 months of operation -
Look no further.  This park has it all!
Current owners have improved and updated the park and grown business during their ownership, making this a campground you can walk right into and hit the ground running.

Sales price $970,000 with $250,000 downpayment.
 
(Some seller financing available to qualified buyers.)

 

# 293  Would you like to skip the banker, the appraiser and all of the associated uncertainty and fees?  You might be able to...
Possible Seller Financing to qualified, approved buyers on this +/- 70 site campground.  After recently visiting this park, we loved the great interstate location which means lots of overnight campers using the long, well-defined pull through sites.   We loved the pond bordered by tent sites and cabins that was beautiful even on a gray late spring day.   We loved the recreational features of the park: the pool, mini-golf and the 2 playgrounds  one for campers human kids and one for campers other kids (pets).   We love that the park closes in the winter so the owners get to enjoy some downtime.    We love the owners confidence in the solidity of their business so much that they may be willing to do seller financing  to a qualified buyer after the (just $145,000 which we also love).   2010 Gross Income +/- $108,000.  Sales Price $470,000 with $145,000 downpayment.   


# 292  Gorgeous NEW 3-bedroom/2-bath owner's home comes with this beautiful wooded campground.  Known for the lush forests, this area provides recreation of all kinds from camping, to horseback riding, boating on lakes and streams, with fantastic fishing and hunting.  Outdoor enthusiasts love this area!  Located on +/- 70 wooded acres (with over half still left to develop).  +/- 226 campsites with rentals.  Property is perfect for horse lovers with great horseback riding trails. 

Priced at only $4,757 per campsite you can't even build one for that!  2010 Gross income $282,771.  This park cash flows after expenses and debt services and provides a beautiful NEW 3-bedroom/2-bath owner's home with attached 2-car garage. 
Sales Price $1,075,000 with $225,000 downpayment. 

 

  # 289  Tired of ugly, run down parks?  This attractive, well kept park might be what you are looking for.  No deferred maintenance here.  This park is pretty as a picture!  +/- 30 acres (with room to expand), +/- 107 campsites, LARGE barn with gameroom and tons of storage space, separate bathhouse, garage apartment, and more!  2010 Gross Income +/- $124,000.  The income from this park pays the operating expenses, the mortgage payments and provides a profit for the owner.  Plus, this pretty park has a 3 bedroom, 2 bath traditional home!  The business buys the home and campground and pays you to live there!  WOW!  Sales Price $715,000 with $215,000 downpayment.  (Some seller financing available to qualified buyers.)

 

UNDER CONTRACT!

#298  Beautiful National and State Forests with LOTS of outdoor activities draw tourists and campers to this area.  Miles of trails in the forests, rivers for canoeing and kayaking, and wildlife viewing areas all make this a perfect area for a campground.  Hunters and snowmobilers love the convenience of walking or riding directly from the campground into the National Forest.  The campground business includes +/- 50 acres, +/- 160 campsites including cabins, main building with bathhouse, satellite bathhouse, large Pavilion, 3 maintenance/garage areas, and a 3 bedroom/ 2 bath doublewide mobile home with for owners.  2010 Gross Income +/- $170,000.  Sales Price $533,000 with $150,000 downpayment.  Some seller financing available to qualified buyers.

 

  UNDER CONTRACT!
Sales Price REDUCED down to $825,000 with $185,000 downpayment
(was $845,000 with $195,000 downpayment)

# 291  This park might just have everything you are looking for! 
So get out your check list. 
Located in the southeast?  Check. 
Located in the mountains?  Check. 
Within miles of the famous Blue Ridge Parkway?  Check. 
Beautiful wooded property with a creek and pond?  Check. 
Nice owner housing?  Check. 
Room for expansion?  Check and Double-check!  This park already has plans and pre-approval for 14 new full hook-up sites! 
2010 Gross Income $229,133.  2009 gross income $236,939. 
+/- 25 acres.  +/- 85 sites with rental cabins. 
Sales Price $825,000 with $185,000 downpayment.
 
(Sellers willing to carry some of the financing for qualified buyers.)

UNDER CONTRACT!

PRICE REDUCED!
Sales Price REDUCED down to $325,000 with $75,000 downpayment 
(was $400,000 with $100,000).

#277
  Surrounded by beautiful waterfalls and mountains.  This small campground with +/- 7 acres has over 2,000 ft. river frontage.  This outdoor paradise draws rafters, kayakers, hikers, bicyclists, and CAMPERS!  +/- 50 campsites, boat launch, plus the campground is on public water and sewer.  2009 Gross income $52,223.  This 6 month seasonal business is owned by absentee owners and operated long distance using employees.  Confidentiality is critical.  We believe an on-site owner/operator could increase the top and bottom line.  You will not get rich here, but the income should cover operating expenses and mortgage payments.  Seller financing available to qualified buyers.   ALL seller financing available to qualified buyers.

 

UNDER CONTRACT!

#260  This area is well known to outdoor enthusiasts for fishing, boating, hunting, etc.!  Accessible by two main highway corridors.  +/- 15 acres, +/- 85 campsites (mostly pull-thru), cabins, heated pool and more!  Owners 3 bedroom/2 bath doublewide.  2010 Gross Income $108,629.  This park cash flows after expenses and debt services.  This business pays for itself, provides a home, allows you to walk to work and back, and is still profitable.  Take a look and see what you would do with the extra property and decide what you will do during the 6 months that the park is closed!
Sales Price $525,000 with $180,000 downpayment.   ALL seller financing available to qualified buyers.

 

  SOLD!
# 295
This seasonal campground enjoys a short but intense summer camping season bringing in a gross of over $345,000 in 6 months.  WOW!  Work hard for 6 months and then you can spend the other 6 months in warmer climates.  Or, enjoy winter recreation in the nearby National Forest.  Beautiful rural location provides a peaceful retreat, but the park is only 10 minutes from two bustling cities with shopping malls, historic locations, tourist attractions and plenty of people to come camping.  PLUS this park comes with TWO  4-bedroom homes (both have 2-car garages), which would be perfect for partners or multiple families.  +/- 85 acres with 2 creeks and a small fishing pond.  +/- 225 designated campsites.  Some seller financing available to qualified buyers. 
Sales Price $1,310,000 with $298,000 downpayment.

 

SOLD!

# 274  Imagine owning a park for over 25 years.  As a couple you have put your heart and soul into raising this park.  Now you are in your late 70s.  You still love the campground business but health issues force you to slow down.  You are tired and the park is starting to look tired too.  You realize the park needs a new owner to bring it up to date - yet in spite of the age the park produces well due to the great location.  Lots of potential here - city sewer; key interstate location; tourist city with lots of attractions and you will find, as we have, significant opportunity for growth and improvement.  Approximately 18 acres with +/- 148 campsites including several rentals and 2 homes.  Despite the longest recession since the depression this park has grown steadily:

        2006                        2007                            2008                                2009                     2010 Estimate
$291,798                 $341,793                    $ 363,754                           $372,024                      +/- $430,000

Sales Price was $1,275,000 with $275,000 downpayment. 
NOW REDUCED TO $1,150,000 with $225,000 downpayment 
(Some Seller financing available to qualified buyer.) 

 

Received the following email:  "It is such a pleasure to see a Hess package compared to the other broker's packages we have been reviewing!  Thank you for sending this and I look forward to receiving others that meet our needs for a seasonal park".  Tom and Julie

For more information on these properties fill out the Information Request Form

Need Bank Financing?  Be aware of the new rules.
Check out our recent article published in the ARVC Report (Association of RV Parks and Campgrounds)
 that talks about today's difficulty in getting bank loans. 

Click here to read the article "Why Aren't Banks Lending?  They Received the Funds But ..."

 

Recent Parks SOLD!
In an effort to continue your education:
Here is information on parks we have sold this year.
For more information or statistical data on parks SOLD
visit this link for Sold Statistics

#283  SOLD  
Camping and Boating - make a perfect mix for family fun!
 Recreational lake nearby makes this park a nice summer retreat in the rolling hills.   Approx. 56 acres with 145 sites and swimming pool are home base for campers enjoying the nearby recreational lake.  +/- 120 of the sites are 100% occupied all summer with seasonal campers paying $1,600-$2,200.  You will see lots of boats in this park, yet it is far enough from the lake that you avoid the congestion and noise.  Purchase this park for only $8,250 per site (2009 statistics show the average price per site of parks sold is $9,507).  You can’t come close to building a park for this price.  When you see how nice these sites and amenities are, you will see what a bargain this park is – especially considering this park comes with a 4 bedroom owner's home.  Best of all, for your future, this park already has a sewer plant in place that is operating at approx. 1/3 capacity leaving room for more sites and expansion!  Gross income for year ending 10-31-09 was $232,661.  Sales Price $1,200,000 with $275,000 downpayment.  (Some seller financing available to qualified buyers.)

#282  SOLD  
If you buy this seasonal campground
your monthly mortgage payment will be $3,069 for a total of $36,828 per year.  There are approx. 90 seasonal campers and they bring
in +/-$80,000 in income per year, which is more than enough to pay your entire year mortgage payments and help out on paying the campground bills.  Gross income for 2009 was $136,085.

Sounds like a good start business wise.  Lifestyle wise how about a 5-bedroom/2-bath farm house for you to live in while you operate your campground business.  Captured your interest?  There are +/- 139 sites, on +/-25 acres with plenty of room for more sites and 2 ponds.  This park has one of the largest entertainment buildings that I have seen for a park this size.  Plus, there is a separate large maintenance building.  Best of all, these 70 year old owners are so proud of their park and are sure you will do well they are offering seller financing at only 5% interest.  They want that steady retirement check each month.  Sales Price is $700,000 with $175,000 downpayment.  ALL seller financing available to qualified buyers.

P.S. - I have been to this park twice and it is nice and looks good. 

#287  SOLD
Sales Price REDUCED down to $850,000 with $200,000 downpayment

(was $970,000 with $270,000 downpayment).  The Big Rigs LOVE this First Class RV park!  
 This park consistently receives the top ratings from the camping directories - and they deserve it with all the extras they provide.  The Big RVs LOVE the extra wide roads, long pull thru sites that can handle up to 100 ft rigs, plus concrete pads and wireless at every site.  Camping Clubs LOVE the many attractions in the area and the newly remodeled Club House.  You will LOVE the traditional 2-bedroom/1-bath home. 
+/- 10 acres with +/- 70 sites.  2009 gross income $256,421.  Gross income is up for 2010.   
Some seller financing available to qualified buyers.

#284   SOLD
Best of both worlds.  Large city nearby yet beautiful wooded setting. 
Lots of tourist attractions and beautiful scenery.  This award winning +/- 27 acre park is nestled among rolling hills and shade trees.  Campsites to fit the biggest RVs as well as spacious wooded tent sites.  The area is rich with historic sites, 3 major scenic drives are only minutes away and several tourist attractions are within a 30 minute drive.  +/- 64 campsites (half are full hook-up), several cabins, and an owners 3-bedroom/ 2-bath doublewide mobile home.  Pool, pavilions, fishing pond, hiking trails and more!  8 month camping season (winters off).  2008 gross income $324,935.  Business is up for 2009!  Estimated gross is +/-$360,000!  Some seller financing available to qualified buyer.  Sales Price $1,375,000 with $350,000 downpayment. 

#279    SOLD
Cabins and Camping!
  National and State Forests with LOTS of outdoor activities draw tourists and campers to this area.  Miles of trails in the forests, rivers for canoeing and kayaking, and wildlife viewing areas all make this a perfect area for a campground with cabin rentals.  In fact, the cabin rentals are so popular and profitable that they brought in approximately 1/2 of the 2008 total gross income of $131,157.  Hunters love the convenience of walking directly from the campground into the National Forest.  The combination cabin and campground business includes +/- 23 acres, campsites, cabins, main building with bathhouse AND a traditional 3 bedroom home with 2-car garage.  Sales Price $625,000 with $175,000 downpayment.

#249  SOLD
PRICE REDUCED.
  GREAT FISHING, Nearby boat access to a HUGE lake, Low Downpayment, and All Seller Financed!
  Seasonal campers love staying at this +/- 24 acres park with +/- 100 sites.  Of course, fishing and boating is the main draw, but there are attractions nearby for everyone!  Outdoor enthusiast can explore the adjacent 500+ acre wilderness area.  Indoor enthusiast can try the nearby casino and race track.  Campers love the gameroom, bingo-hall, swimming pool, fishing pond, plus LOTS more!  Main building with store, separate bathhouse building.  Business cash flows even though only open 6 months, plus, provides a nice place to live in the newer 2003 3 bedroom/2 bath double-wide mobile home.  This part-time business allows you the opportunity to do outside work in the off season, or enjoy a long vacation during the winter.  2008 gross income $144,678.  ALL seller financing available to qualified buyers.  Sales Price REDUCED from $545,000 down to $515,000 with $135,000 downpayment.  

 

Notice to Real Estate Agents/Brokers:
Due to the unique and complex nature of campground/RV park brokering,
Darrell Hess & Associates does not co-broke.

However, we may offer a referral fee if the agent/broker has made appropriate arrangements
 with this office prior to any involvement in any transaction.

For more information, please fill out the Information Request Form and
check the box indicating you are a licensed agent/broker.

Darrell Hess & Associates specializes in the sale 
of campgrounds and RV parks in the eastern states. 

Darrell Hess is a licensed Broker in the following states:
NC, SC, TN, GA, VA, WV, IN, KY, PA, FL
Darrell also works as a co-operating broker in many other states.

We also teach educational workshops and seminars for buyers considering
purchasing campgrounds or RV parks and for sellers on different topics relating to the camping industry.   These workshops have been attended and endorsed
by KOA, Yogi Bear Leisure Systems and the National Association of RV Parks (ARVC). 

Darrell Hess & Associates frequently serve as consultants to both Buyers and Sellers regarding campground property purchases, investments and improvements.
 

Click here for more information on Darrell Hess & Associates

"I do not believe there is a better company for owners or prospective owners to work with.  Simply put, your office sets the standard."  Mike Frketic, former owner of Bald Mountain Park, GA

Contact info:  367 Dellwood Rd, Bldg E-2, Waynesville, NC 28786
hess@campgroundsforsale.com
828-452-1535 office   828-452-3180 fax