VALUE PER SITE · RV PARK CALCULATOR SUITE
Free tool · Calculate your park’s estimated value on a per-site basis and compare it against industry benchmarks — so you know whether your park is priced at, above, or below market before speaking with any buyer.
$10.9B Industry Revenue
7–12% Cap Rate Range
16,200+ U.S. Parks
Direct buyer network
1,200+ Parks Acquired
Value per site is the estimated total market value of an RV park divided by its total number of rentable sites. It is one of the most widely used benchmarking metrics in outdoor hospitality acquisitions because it allows buyers to compare properties of very different sizes, configurations, and income levels on a normalized, apples-to-apples basis.
This calculator provides an educational estimate only and is not a formal appraisal, broker opinion of value, or offer to purchase. Estimated values
are based solely on the figures you enter and may differ materially from actual market value. Investorade is a direct buyer. No information submitted through this calculator constitutes a binding offer or obligation by either party. Consult a licensed real estate professional or certified appraiser for a formal valuation.
Value per site is not a fixed characteristic of your property. It responds directly to the same operational and financial decisions that drive NOI and cap rate. Understanding the four levers that move it most gives you a clear priority list whether you are preparing to list or simply trying to understand your market position.
THE FORMULA
Value Per Site = Estimated Total Value ÷ Total Rentable Sites
Estimated Total Value = NOI ÷ Cap Rate
Example: $120,000 NOI ÷ 8% cap rate = $1,500,000 total value
$1,500,000 ÷ 75 sites = $20,000 per site
Industry benchmark range: $15,000 to $40,000 per site for most stabilized parks.
Resort and coastal parks can exceed $40,000 significantly.
Rural and seasonal parks may trade below $15,000.
| Market tier | Typical VPS range | What this reflects |
| Class A resort / coastal / national park | $35,000 – $80,000+ | Premium location, high occupancy, strong nightly rates, city utilities, clean records. Institutional buyers active. |
| Class B regional recreation / lake / river | $20,000 – $40,000 | Solid seasonal demand, established guest base, good occupancy. Most active segment for individual buyers. |
| Class B/C suburban / highway corridor | $15,000 – $30,000 | Year-round mixed demand. Workforce and transient guests. Reliable income with moderate upside. |
| Class C rural / seasonal | $10,000 – $22,000 | Seasonal-only revenue, limited demand drivers. Value often anchored by land and turnaround potential. |
| Value-add / deferred maintenance | $8,000 – $15,000 | Significant improvement needed. Direct buyers and value-add investors. Price reflects risk and capital requirement. |
Value per site ranges vary significantly across market types. Understanding where your park falls within these ranges gives you a clear picture of how buyers will position it during underwriting — and what they are likely to compare it against when evaluating competing acquisition opportunities.
Value per site is a powerful benchmarking tool but it has important limitations. Understanding what it measures — and what it does not — helps sellers use it correctly without drawing misleading conclusions.
Each calculator digs deeper into one component of your valuation. Use them individually or together.
Break down every revenue source and operating expense line by line to compute your true net operating income — the single number that drives your valuation.
Enter your location type, utility infrastructure, occupancy, and maintenance level to determine the most defensible cap rate range for your specific market.
Calculate your park’s estimated value on a per-site basis and compare it against the $15,000–$40,000 industry benchmark range buyers use when evaluating deals.
Estimate your potential annual gross revenue by site count, average daily rate, occupancy rate, and stay-type mix — useful if your records are incomplete or informal.
Enter your deferred maintenance cost estimate and see exactly how much it reduces your property value through cap rate adjustment — and whether fixing it before selling makes financial sense.
Enter your estimated sale price and compare net proceeds after a 6–10% broker commission versus a direct no-commission sale — and see the dollar difference on your specific deal.
Compare a lump-sum cash offer against seller financing — monthly income, total payout over time, interest earned, and the break-even point where seller financing pays more than cash.
Most stabilized RV parks in active U.S. markets trade between $15,000 and $40,000 per site. Resort and coastal parks near premium demand drivers can trade significantly above $40,000 — in some cases exceeding $80,000 per site for top-tier properties. Rural, seasonal, and value-add parks may trade below $15,000. The specific range for your park depends on location, site type mix, occupancy, NOI, and the cap rate buyers apply to your market.
Not exactly. Value per site is a way of expressing total estimated value normalized by site count — it is derived from the income approach valuation, not from an independent per-site price negotiation. Buyers do not pay a set rate per site the way a developer might price lots. They determine total value using NOI and cap rate, then divide by site count to benchmark the result against comparable transactions. If the implied per-site value is out of line with comparables, they will adjust their offer or their cap rate assumption accordingly.
No. A below-benchmark value per site means your park is priced or positioned in the lower tier of the market — which is where a large segment of RV park acquisitions occur. Value-add buyers specifically seek parks priced below benchmark because they see the gap between current value and stabilized value as their return opportunity. Investorade acquires parks across the full value per site spectrum — from premium to significantly below benchmark. A lower value per site does not prevent a sale; it shapes the type of buyer and the structure of the offer.
Adding sites before selling is only worthwhile if the revenue those sites generate before closing exceeds the cost of development plus the time and disruption involved. For most sellers already planning a near-term exit, adding sites is not the right move. However, if you have land that is already permitted and utilities are already stubbed to the expansion area, activating those sites quickly may be worth exploring. Use the Revenue Estimate Calculator to model the incremental revenue, and consult with Investorade directly — in some cases a buyer will pay a premium for a park with shovel-ready expansion potential even without the sites being built.
Significantly. A park with a high proportion of full hookup sites will naturally produce higher revenue per site than a park with mostly dry or primitive sites — even at the same occupancy. When comparing your value per site against industry benchmarks, use the benchmark range for your dominant site type rather than the overall average. A park that is 80% dry camping sites should be compared against the rural and seasonal range rather than the regional recreation range, even if it is geographically located near a recreation corridor.
