RV Park Cap Rates in California
Real capitalization rate data from 94 parks across California. Understand what the market is actually returning before you write a check.
What This Means for Investors
California is a competitive market. At 8.9% 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 94 parks in our database with owner contact data give you the starting list. Work it direct.
With data spread across 73 cities, California 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 $2,276,201, most California parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — California
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Crescent City | 8.6% | 3 | $1,799,359 |
| San Jose | 8.2% | 3 | $3,375,414 |
| Kernville | 7.9% | 3 | $268,472 |
| Waterford | 11.7% | 2 | $1,822,100 |
| Oak Grove | 9.6% | 2 | $686,593 |
| Columbia | 9.4% | 2 | $1,346,537 |
| Thousand Oaks | 9.4% | 2 | $1,320,339 |
| Jamul | 9.3% | 2 | $2,341,698 |
| Vacaville | 8.3% | 2 | $172,620 |
| Rio Vista | 8.0% | 2 | $1,675,952 |
| Isleton | 7.4% | 2 | $2,601,488 |
| Red Bluff | 7.3% | 2 | $1,540,588 |
| Winterhaven | 7.2% | 2 | $1,676,114 |
| Marina | 11.0% | 1 | $2,392,007 |
| Oroville | 10.8% | 1 | $2,493,400 |
| Cathedral City | 10.3% | 1 | $4,152,463 |
| Greenbrae Boardwalk | 10.3% | 1 | $2,756,247 |
| Morgan Hill | 10.2% | 1 | $4,335,693 |
| Palm Desert | 10.2% | 1 | $4,335,693 |
| Nevada City | 10.1% | 1 | $2,112,276 |
| Tuolumne | 10.1% | 1 | $2,539,311 |
| Bethel Island | 9.9% | 1 | $722,616 |
| Brooktrails | 9.9% | 1 | $722,616 |
| Dobbins | 9.9% | 1 | $722,616 |
| Escondido | 9.9% | 1 | $722,616 |
| Felton | 9.9% | 1 | $722,616 |
| Oceano | 9.9% | 1 | $722,616 |
| Paso Robles | 9.9% | 1 | $2,027,961 |
| Coloma | 9.8% | 1 | $2,752,296 |
| Gilroy | 9.8% | 1 | $4,280,989 |
| Arthur | 9.7% | 1 | $1,224,635 |
| Castella | 9.7% | 1 | $430,904 |
| Hartley | 9.7% | 1 | $4,621,766 |
| Vista | 9.7% | 1 | $2,087,447 |
| Walnut Grove | 9.7% | 1 | $695,815 |
| Bridgeport | 9.5% | 1 | $7,684,902 |
| Pacifica | 9.5% | 1 | $3,826,190 |
| Perris | 9.5% | 1 | $1,700,439 |
| Borrego Springs | 9.4% | 1 | $1,982,880 |
| Castaic | 9.4% | 1 | $1,982,880 |
| Happy Valley | 9.4% | 1 | $329,583 |
| Oakhurst | 9.4% | 1 | $660,960 |
| Olivehurst | 9.4% | 1 | $1,982,880 |
| Quincy | 9.4% | 1 | $660,960 |
| Rohnert Park | 9.4% | 1 | $660,960 |
| Trinidad | 9.4% | 1 | $1,374,798 |
| Weaverville | 9.4% | 1 | $660,960 |
| San Diego | 9.3% | 1 | $3,154,566 |
| Stanfield Hill | 9.3% | 1 | $3,539,983 |
| Albion | 9.2% | 1 | $1,267,868 |
| Cayucos | 9.2% | 1 | $1,921,226 |
| Lost Hills | 9.2% | 1 | $1,318,584 |
| Redding | 9.2% | 1 | $637,698 |
| San Francisco | 9.2% | 1 | $637,698 |
| Santa Rosa | 9.2% | 1 | $637,698 |
| Ukiah | 9.2% | 1 | $640,408 |
| Colusa | 9.1% | 1 | $751,688 |
| Kelseyville | 9.1% | 1 | $1,036,813 |
| Duncans Mills | 9.0% | 1 | $1,852,250 |
| Monterey | 8.9% | 1 | $903,684 |
| Healdsburg | 8.7% | 1 | $512,901 |
| Klamath | 8.6% | 1 | $4,409,000 |
| Redcrest | 8.6% | 1 | $190,814 |
| Stovepipe Wells | 8.6% | 1 | $203,236 |
| Santa Maria | 8.5% | 1 | $450,493 |
| Vallejo | 8.3% | 1 | $1,719,510 |
| Patterson | 8.2% | 1 | $3,146,916 |
| Palo Verde | 8.0% | 1 | $1,407,779 |
| Carmel | 6.5% | 1 | $1,755,462 |
| Larkspur | 6.5% | 1 | $5,800,029 |
| Forestville | 6.2% | 1 | $1,103,546 |
| San Jacinto | 4.1% | 1 | $2,781,243 |
| Lone Pine | 2.3% | 1 | $979,960 |
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 |
|---|---|---|---|---|
| Space In the Shade Mobile Home | Waterford | 11.7% | 95 | $1,822,100 |
| Space In the Shade Mobile Home | Waterford | 11.7% | 95 | $1,822,100 |
| Marina Dunes RV Park | Marina | 11.0% | 65 | $2,392,007 |
| Gold Country Casino RV Park | Oroville | 10.8% | 130 | $2,493,400 |
| Marin Park | Greenbrae Boardwalk | 10.3% | 87 | $2,756,247 |
| Palm SPrings Oasis RV Resort Campground | Cathedral City | 10.3% | 140 | $4,152,462 |
| Fountain Of Youth SPa RV Resort | None | 10.2% | 150 | $4,335,693 |
| Morgan Hill RV Resort Campground | Morgan Hill | 10.2% | 150 | $4,335,693 |
| Palm SPrings RV Resort Campground | Palm Desert | 10.2% | 150 | $4,335,693 |
| Pio Pico RV Resort CG | Jamul | 10.2% | 150 | $4,335,693 |
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 |
|---|---|---|---|---|
| Boulder Creek RV Resort | Lone Pine | 2.3% | 83 | $979,959 |
| Reflection Lake RV Park | San Jacinto | 4.1% | 111 | $2,781,243 |
| Lighthouse Resort | Isleton | 5.4% | 172 | $4,568,642 |
| Trailer Tel Rv Park | San Jose | 5.97% | 170 | $8,828,711 |
| Duck Island RV Park and Fishing Resort - All campers and guests must be 18 years of age or older. | Rio Vista | 6.07% | 51 | $2,629,287 |
| Mirabel Trailer Park Campground | Forestville | 6.2% | 45 | $1,103,545 |
| Pilot Knob RV Resort | Winterhaven | 6.3% | 167 | $2,172,878 |
| Idyllwild Preserve Thousand Trails | 6.37% | 300 | $15,146,789 | |
| Temecula Vail Lake KOA | 6.37% | 467 | $23,578,499 | |
| Marin RV Park | Larkspur | 6.47% | 87 | $5,800,028 |
Get Full Owner Contact Data for California
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 California.
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