RV Park Cap Rates in Alabama
Real capitalization rate data from 176 parks across Alabama. Understand what the market is actually returning before you write a check.
What This Means for Investors
Alabama is a competitive market. At 7.9% average, pricing reflects real buyer demand — this isn't a market where sellers are desperate. That said, the right deal with operational upside can still pencil well if you underwrite NOI improvements rather than buying trailing income.
In markets like this, the edge is in sourcing — not on-market listings, but owners who haven't marketed. The 176 parks in our database with owner contact data give you the starting list. Work it direct.
With data spread across 77 cities, Alabama offers enough geographic diversity to be selective. The city breakdown below shows where the cap rate compression is worst and where pockets of yield still exist.
At an average estimated value of $3,895,937, most Alabama parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Alabama
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Foley | 7.7% | 8 | $5,197,500 |
| Gulf Shores | 8.0% | 6 | $11,820,833 |
| Cottondale | 8.8% | 4 | $2,485,000 |
| Athens | 8.4% | 4 | $1,950,000 |
| Tuscaloosa | 9.5% | 3 | $4,621,667 |
| Decatur | 7.7% | 3 | $8,208,333 |
| Fort Payne | 7.6% | 3 | $1,891,667 |
| Dothan | 7.5% | 3 | $4,105,000 |
| Huntsville | 7.5% | 3 | $3,193,333 |
| Birmingham | 4.9% | 3 | $5,803,333 |
| Ozark | 9.9% | 2 | $1,550,000 |
| Troy | 9.4% | 2 | $2,865,000 |
| Opelika | 6.7% | 2 | $2,600,000 |
| Summerdale | 5.0% | 2 | $2,632,500 |
| Anniston | 4.6% | 2 | $2,955,000 |
| Fort Walton Beach | 21.2% | 1 | $2,970,000 |
| Orange Beach | 19.9% | 1 | $4,345,000 |
| Guntersville | 13.9% | 1 | $450,000 |
| Elkmont | 13.3% | 1 | $900,000 |
| Crane Hill | 11.5% | 1 | $1,650,000 |
| Red Bay | 11.1% | 1 | $2,805,000 |
| Hartselle | 10.7% | 1 | $450,000 |
| Riverside | 10.7% | 1 | $2,035,000 |
| Lowndes County | 10.3% | 1 | $1,035,000 |
| Bay Minette | 10.0% | 1 | $405,000 |
| Ramer | 9.7% | 1 | $2,200,000 |
| Attalla | 9.6% | 1 | $900,000 |
| Fort Mitchell | 9.0% | 1 | $4,030,000 |
| Midland City | 9.0% | 1 | $270,000 |
| Ashville | 8.6% | 1 | $3,025,000 |
| Elberta | 8.5% | 1 | $405,000 |
| Pensacola | 8.2% | 1 | $2,805,000 |
| Mary Esther | 8.1% | 1 | $405,000 |
| Daleville | 8.0% | 1 | $9,265,000 |
| Franklin | 7.8% | 1 | $1,650,000 |
| Goodwater | 7.7% | 1 | $1,375,000 |
| Ashford | 7.6% | 1 | $800,000 |
| Grove Hill | 7.6% | 1 | $850,000 |
| Scottsboro | 7.6% | 1 | $1,000,000 |
| Pelham | 7.4% | 1 | $5,445,000 |
| Brewton | 7.3% | 1 | $2,200,000 |
| Prattville | 7.3% | 1 | $2,750,000 |
| Millbrook | 6.9% | 1 | $2,405,000 |
| Calvert | 6.8% | 1 | $1,925,000 |
| Rogersville | 6.5% | 1 | $250,000 |
| Jackson County | 6.3% | 1 | $1,760,000 |
| Tuscumbia | 6.2% | 1 | $1,815,000 |
| Calera | 6.0% | 1 | $250,000 |
| Montgomery | 6.0% | 1 | $4,840,000 |
| Stockton | 5.9% | 1 | $1,820,000 |
| Eufaula | 5.8% | 1 | $4,940,000 |
| Mobile | 5.8% | 1 | $2,600,000 |
| Toney | 5.8% | 1 | $2,535,000 |
| Knoxville | 5.7% | 1 | $1,540,000 |
| Rossville | 5.7% | 1 | $12,750,000 |
| Northport | 5.6% | 1 | $450,000 |
| Wetumpka | 5.1% | 1 | $1,000,000 |
| Pell City | 5.0% | 1 | $16,500,000 |
| Alpine | 4.8% | 1 | $10,500,000 |
| Morgan County | 4.7% | 1 | $900,000 |
| Livingston | 4.5% | 1 | $8,500,000 |
| Woodville | 4.4% | 1 | $2,530,000 |
| Columbiana | 4.3% | 1 | $250,000 |
| Ohatchee | 4.3% | 1 | $70,000,000 |
| Tanner | 4.1% | 1 | $8,500,000 |
| Arab | 4.0% | 1 | $350,000 |
| Florence | 4.0% | 1 | $3,300,000 |
| Helena | 4.0% | 1 | $5,390,000 |
| Fairhope | 3.9% | 1 | $2,600,000 |
| Lincoln | 3.9% | 1 | $3,705,000 |
| Phenix City | 3.9% | 1 | $4,875,000 |
| Oxford | 3.6% | 1 | $1,690,000 |
| Cropwell | 3.3% | 1 | $9,435,000 |
| Magnolia Springs | 3.3% | 1 | $9,750,000 |
| Alexander City | 3.2% | 1 | $75,960,000 |
| Dadeville | 3.0% | 1 | $8,755,000 |
| Midfield | 2.6% | 1 | $1,950,000 |
Top 10 Highest Cap Rate Parks
Highest estimated returns — investigate occupancy, management quality, and NOI sustainability before buying on cap rate alone.
| Park Name | City | Cap Rate | Sites | Est. Value |
|---|---|---|---|---|
| Sugar Sands Rv Resort | None | 21.4% | 80 | $4,400,000 |
| Destin West RV Resort | Fort Walton Beach | 21.2% | 54 | $2,970,000 |
| Terry Cove Motor Coach Resort | Orange Beach | 19.9% | 79 | $4,345,000 |
| Hygge Farm | None | 16.7% | 2 | $90,000 |
| Larry Sheila S Blackwater Getaway | None | 15.1% | 9 | $405,000 |
| Knot Working Tiny Town | None | 15.1% | 2 | $90,000 |
| Sandy Creek Resort | None | 15.1% | 3 | $135,000 |
| Georgia Mountain RV Resort | Guntersville | 13.9% | 10 | $450,000 |
| Stump S Country Camping | None | 13.4% | 2 | $90,000 |
| Hidden Acres Getaway Llc | None | 13.4% | 4 | $180,000 |
10 Lowest Cap Rate Parks
Lower cap rates reflect higher prices relative to income — often found in premium markets, coastal areas, or parks with strong amenities and stable occupancy.
| Park Name | City | Cap Rate | Sites | Est. Value |
|---|---|---|---|---|
| M & J Rv Park | Midfield | 2.6% | 30 | $1,950,000 |
| Lake Martin RV | Dadeville | 3.0% | 103 | $8,755,000 |
| Hidden Valley MHC | Birmingham | 3.0% | 171 | $14,535,000 |
| Town & Country Estates | Dothan | 3.2% | 76 | $4,940,000 |
| Elkahatchee Estates | Alexander City | 3.2% | 633 | $75,960,000 |
| Rivers Edge Marina | Cropwell | 3.3% | 111 | $9,435,000 |
| Magnolia Springs RV Hideaway Campground | Magnolia Springs | 3.3% | 130 | $9,750,000 |
| Parksland Retreat | None | 3.3% | 10 | $450,000 |
| Camp In Our Clean And Quiet Rv Park | None | 3.3% | 10 | $450,000 |
| Solomon S Garden | None | 3.3% | 10 | $450,000 |
Get Full Owner Contact Data for Alabama
Cap rates tell you where to look. Owner contact data gets you in the door. Access phone numbers, emails, and deal pipeline tools for every park in Alabama.
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