RV Park Cap Rates in Arizona
Real capitalization rate data from 266 parks across Arizona. Understand what the market is actually returning before you write a check.
What This Means for Investors
Arizona is a competitive market. At 8.4% 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 266 parks in our database with owner contact data give you the starting list. Work it direct.
With data spread across 71 cities, Arizona 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 $9,108,289, most Arizona parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Arizona
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Yuma | 6.2% | 22 | $29,350,682 |
| Mesa | 9.6% | 9 | $31,139,444 |
| Flagstaff | 9.3% | 7 | $6,118,571 |
| Tucson | 6.5% | 7 | $43,870,000 |
| Quartzsite | 6.8% | 5 | $13,382,000 |
| Wellton | 5.6% | 5 | $6,661,000 |
| Wickenburg | 9.2% | 3 | $2,405,000 |
| Fortuna Foothills | 6.5% | 3 | $19,116,667 |
| Peoria | 6.0% | 3 | $15,433,333 |
| Golden Valley | 5.5% | 3 | $9,586,667 |
| Page | 11.3% | 2 | $20,812,500 |
| Winslow | 9.8% | 2 | $2,290,000 |
| Ash Fork | 8.3% | 2 | $1,825,000 |
| Black Canyon City | 8.2% | 2 | $2,970,000 |
| Apache Junction | 7.7% | 2 | $9,392,500 |
| Glendale | 7.1% | 2 | $10,020,000 |
| Williams | 7.1% | 2 | $4,942,500 |
| Benson | 7.0% | 2 | $8,000,000 |
| Fredonia | 6.6% | 2 | $3,465,000 |
| Phoenix | 6.5% | 2 | $40,037,500 |
| Patagonia | 5.8% | 2 | $1,367,500 |
| Tonopah | 5.1% | 2 | $24,987,500 |
| Bowie | 3.8% | 2 | $2,255,000 |
| Cave Creek | 13.9% | 1 | $2,275,000 |
| Wichenburg | 13.5% | 1 | $1,650,000 |
| Sedona | 13.3% | 1 | $3,905,000 |
| Bellemont | 12.7% | 1 | $7,500,000 |
| Tempe | 12.4% | 1 | $500,000 |
| Heber-Overgaard | 12.0% | 1 | $3,245,000 |
| Tombstone | 10.9% | 1 | $4,125,000 |
| Willcox | 10.4% | 1 | $3,300,000 |
| Eloy | 10.2% | 1 | $450,000 |
| Ehrenberg | 10.0% | 1 | $900,000 |
| Camp Verde | 9.5% | 1 | $900,000 |
| Gold Canyon | 9.4% | 1 | $14,100,000 |
| Gila Bend | 9.2% | 1 | $9,750,000 |
| McNeal | 9.0% | 1 | $8,100,000 |
| Payson | 8.7% | 1 | $5,225,000 |
| Littlefield | 8.4% | 1 | $4,125,000 |
| Oljato-Monument Valley | 8.2% | 1 | $4,950,000 |
| Grand Canyon Village | 7.4% | 1 | $9,225,000 |
| Bisbee | 7.3% | 1 | $1,375,000 |
| Coconino County | 7.3% | 1 | $2,640,000 |
| Arivaca | 7.2% | 1 | $1,760,000 |
| Colorado City | 7.2% | 1 | $3,025,000 |
| Florence | 7.2% | 1 | $4,235,000 |
| Morristown | 7.2% | 1 | $4,400,000 |
| Whiteriver | 7.2% | 1 | $4,950,000 |
| Superior | 6.7% | 1 | $675,000 |
| Wenden | 6.7% | 1 | $2,200,000 |
| Fort McDowell | 6.6% | 1 | $11,250,000 |
| Kingman | 6.6% | 1 | $2,310,000 |
| Salome | 6.6% | 1 | $32,000,000 |
| Sun City | 6.1% | 1 | $11,250,000 |
| Chloride | 5.8% | 1 | $1,815,000 |
| Dateland | 5.8% | 1 | $1,925,000 |
| Wikieup | 5.7% | 1 | $2,310,000 |
| Needles | 5.5% | 1 | $8,500,000 |
| Dolan Springs | 5.4% | 1 | $315,000 |
| Lake Havasu City | 5.4% | 1 | $15,000,000 |
| Bullhead City | 5.3% | 1 | $10,500,000 |
| Surprise | 5.3% | 1 | $200,000,000 |
| Joseph City | 4.6% | 1 | $1,650,000 |
| Tacna | 4.6% | 1 | $15,300,000 |
| Prescott Valley | 4.3% | 1 | $35,200,000 |
| Pinal County | 4.1% | 1 | $9,375,000 |
| Buckeye | 3.8% | 1 | $37,700,000 |
| Roosevelt Estates | 3.5% | 1 | $4,400,000 |
| Ajo | 3.3% | 1 | $8,400,000 |
| Alpine | 2.9% | 1 | $540,000 |
| Casa Grande | 2.9% | 1 | $9,000,000 |
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 |
|---|---|---|---|---|
| Ash Creek Canyon Views History | None | 24.1% | 8 | $400,000 |
| King And Queen Creek Farm | None | 22.8% | 2 | $90,000 |
| Marguerita Ranch | None | 22.1% | 4 | $180,000 |
| Td Rockin Ranchito | None | 21.7% | 2 | $90,000 |
| Shangri La In The Desert | None | 21.1% | 2 | $90,000 |
| Arcadian American Farms | None | 21.1% | 8 | $360,000 |
| Shiloh Ranch Guesthouse | None | 20.4% | 2 | $90,000 |
| Red Rock Camp Horses Welcome | None | 20.1% | 4 | $180,000 |
| Petrified Forest | None | 19.4% | 3 | $135,000 |
| Desert Sage Retreat | None | 18.7% | 5 | $225,000 |
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 |
|---|---|---|---|---|
| Kofa Ko-Op | Yuma | 2.5% | 154 | $11,550,000 |
| RoVers Roost SKP Coop | Casa Grande | 2.9% | 120 | $9,000,000 |
| Alpine Village RV Park | Alpine | 2.9% | 12 | $540,000 |
| The RV Park at the Pima County Fair | Tucson | 3.2% | 400 | $40,000,000 |
| Shadow Ridge RV Park | Ajo | 3.3% | 112 | $8,400,000 |
| The Rocking T | None | 3.3% | 6 | $270,000 |
| Ethel S Hideout | None | 3.3% | 10 | $450,000 |
| Karla S Hummingbird Guest Ranch | None | 3.3% | 2 | $90,000 |
| Lenny S Resort | None | 3.3% | 6 | $270,000 |
| Painted Desert Outpost | None | 3.3% | 4 | $180,000 |
Get Full Owner Contact Data for Arizona
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 Arizona.
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