RV Park Cap Rates in California
Real capitalization rate data from 143 parks across California. Understand what the market is actually returning before you write a check.
What This Means for Investors
California sits in the healthy mid-range. An average cap rate of 9.1% offers meaningful cash-on-cash returns especially with modest leverage — and this market hasn't been bid up to the institutional compression you see in Florida or the Sun Belt.
The 1.6%–22.8% spread across 143 parks shows market diversity. Lower cap rate parks are likely in population centers with demand certainty; the high-cap parks are often rural plays where you're underwriting occupancy risk in exchange for yield. Define your thesis before you shop.
With data spread across 116 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 $9,828,496, 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 |
|---|---|---|---|
| Monterey | 11.4% | 3 | $1,323,333 |
| San Luis Obispo County | 9.9% | 3 | $2,313,333 |
| San Bernardino County | 7.5% | 3 | $9,353,333 |
| Inyo County | 6.4% | 3 | $1,768,333 |
| Half Moon Bay | 14.3% | 2 | $3,767,500 |
| Felton | 9.9% | 2 | $3,712,500 |
| Mendocino County | 9.1% | 2 | $3,822,500 |
| Klamath | 8.7% | 2 | $3,410,000 |
| Morgan Hill | 8.6% | 2 | $11,512,500 |
| Duncans Mills | 8.3% | 2 | $13,125,000 |
| Bridgeport | 8.2% | 2 | $15,540,000 |
| El Centro | 8.2% | 2 | $21,862,500 |
| San Diego | 8.0% | 2 | $12,337,500 |
| Pismo Beach | 7.3% | 2 | $27,312,500 |
| Winterhaven | 6.8% | 2 | $25,512,500 |
| Yuba County | 6.5% | 2 | $7,315,000 |
| Gilroy | 6.4% | 2 | $20,925,000 |
| Mojave | 5.1% | 2 | $3,355,000 |
| Crescent City | 4.8% | 2 | $8,512,500 |
| Aromas | 17.8% | 1 | $4,675,000 |
| Sanger | 17.8% | 1 | $2,915,000 |
| Susanville | 17.8% | 1 | $1,375,000 |
| Monterey County | 16.2% | 1 | $3,575,000 |
| Banner | 15.4% | 1 | $495,000 |
| Pacifica | 15.3% | 1 | $11,250,000 |
| Malibu | 15.1% | 1 | $13,275,000 |
| Healdsburg | 14.4% | 1 | $1,050,000 |
| Weed | 14.1% | 1 | $2,750,000 |
| Old Station | 14.0% | 1 | $225,000 |
| Castella | 13.9% | 1 | $675,000 |
| Redwood City | 13.7% | 1 | $4,950,000 |
| Santa Maria | 13.7% | 1 | $950,000 |
| Boulder Creek | 13.4% | 1 | $1,035,000 |
| Newberry Springs | 13.4% | 1 | $810,000 |
| Greenbrae Boardwalk | 13.1% | 1 | $4,785,000 |
| Huntington Beach | 13.1% | 1 | $2,750,000 |
| Olancha | 13.1% | 1 | $2,750,000 |
| Isleton | 13.0% | 1 | $1,035,000 |
| Santa Cruz County | 12.9% | 1 | $540,000 |
| Nevada City | 12.2% | 1 | $3,850,000 |
| Cayucos | 12.0% | 1 | $540,000 |
| Long Beach | 12.0% | 1 | $4,400,000 |
| Tuolumne | 12.0% | 1 | $4,675,000 |
| San Diego County | 11.9% | 1 | $180,000 |
| Fawnskin | 11.7% | 1 | $765,000 |
| Eureka | 11.5% | 1 | $3,025,000 |
| Paso Robles | 11.5% | 1 | $3,850,000 |
| El Dorado County | 11.3% | 1 | $5,280,000 |
| Pala | 10.9% | 1 | $8,500,000 |
| Vallejo | 10.9% | 1 | $4,290,000 |
| Arthur | 10.8% | 1 | $2,420,000 |
| Humboldt County | 10.3% | 1 | $360,000 |
| Sacramento County | 10.3% | 1 | $360,000 |
| Lake Elsinore | 10.1% | 1 | $2,145,000 |
| Trinidad | 10.0% | 1 | $3,850,000 |
| Chowchilla | 9.9% | 1 | $2,200,000 |
| Jamul | 9.8% | 1 | $675,000 |
| Sacramento | 9.8% | 1 | $2,805,000 |
| Glenn County | 9.7% | 1 | $4,785,000 |
| Oak Hills | 9.6% | 1 | $1,705,000 |
| El Portal | 9.5% | 1 | $2,750,000 |
| Del Mar | 9.4% | 1 | $3,850,000 |
| Shelter Valley | 9.4% | 1 | $15,750,000 |
| Fort Bragg | 9.3% | 1 | $2,090,000 |
| Lake County | 9.3% | 1 | $2,255,000 |
| Lost Hills | 9.3% | 1 | $2,860,000 |
| Los Angeles County | 9.2% | 1 | $30,000,000 |
| Colusa | 9.1% | 1 | $1,650,000 |
| Lompoc | 9.1% | 1 | $18,700,000 |
| San Francisco | 9.1% | 1 | $13,650,000 |
| Earp | 8.8% | 1 | $7,500,000 |
| Stockton | 8.8% | 1 | $1,760,000 |
| Cathedral City | 8.7% | 1 | $10,500,000 |
| Niland | 8.7% | 1 | $17,550,000 |
| Greenfield | 8.6% | 1 | $8,250,000 |
| Three Rivers | 8.4% | 1 | $3,410,000 |
| Lone Pine | 8.3% | 1 | $450,000 |
| Oceano | 8.3% | 1 | $11,250,000 |
| Fremont | 8.2% | 1 | $3,465,000 |
| Fresno County | 8.2% | 1 | $4,290,000 |
| Julian | 8.2% | 1 | $15,000,000 |
| Los Angeles | 8.2% | 1 | $13,500,000 |
| Rio Vista | 8.2% | 1 | $3,025,000 |
| Amador County | 7.8% | 1 | $7,500,000 |
| Los Banos | 7.8% | 1 | $8,625,000 |
| Lee Vining | 7.5% | 1 | $2,805,000 |
| Olema | 7.5% | 1 | $14,025,000 |
| Angels Camp | 7.4% | 1 | $7,650,000 |
| Solano County | 7.4% | 1 | $13,050,000 |
| Kern County | 7.3% | 1 | $765,000 |
| Panamint Springs | 7.3% | 1 | $4,125,000 |
| Contra Costa County | 7.2% | 1 | $8,550,000 |
| Mammoth Lakes | 7.2% | 1 | $7,500,000 |
| Modoc County | 7.1% | 1 | $2,915,000 |
| Mono County | 7.1% | 1 | $1,760,000 |
| Lassen County | 6.8% | 1 | $3,410,000 |
| Nevada County | 6.8% | 1 | $15,600,000 |
| San Dimas | 6.8% | 1 | $40,000,000 |
| Manteca | 6.7% | 1 | $14,700,000 |
| McCloud | 6.7% | 1 | $9,375,000 |
| Pleasanton | 6.4% | 1 | $8,850,000 |
| Forestville | 6.2% | 1 | $2,925,000 |
| El Cajon | 6.0% | 1 | $87,000,000 |
| Hesperia | 6.0% | 1 | $14,790,000 |
| Palm Desert | 6.0% | 1 | $132,200,000 |
| Castaic | 5.6% | 1 | $38,100,000 |
| Del Norte County | 5.4% | 1 | $15,000,000 |
| Morro Bay | 5.2% | 1 | $10,500,000 |
| Santa Clara County | 5.0% | 1 | $30,000,000 |
| Jacumba Hot Springs | 4.8% | 1 | $31,100,000 |
| Patterson | 4.8% | 1 | $11,325,000 |
| Needles | 4.6% | 1 | $4,290,000 |
| Imperial County | 4.1% | 1 | $10,500,000 |
| Palm Springs | 4.1% | 1 | $13,875,000 |
| Beaumont | 2.5% | 1 | $10,500,000 |
| San Jacinto | 1.6% | 1 | $8,325,000 |
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 |
|---|---|---|---|---|
| Sierra Skies RV Park | 22.8% | 28 | $1,540,000 | |
| Susanville RV Park | Susanville | 17.8% | 25 | $1,375,000 |
| Riverbend RV Park | Sanger | 17.8% | 53 | $2,915,000 |
| Monterey RV Park | Aromas | 17.8% | 85 | $4,675,000 |
| Marina Dunes RV Park | Monterey County | 16.2% | 65 | $3,575,000 |
| Half Moon Bay RV Park | Half Moon Bay | 15.7% | 62 | $3,410,000 |
| Banner Ranch | Banner | 15.4% | 11 | $495,000 |
| San Francisco RV Resort | Pacifica | 15.3% | 150 | $11,250,000 |
| Malibu Beach RV Park | Malibu | 15.1% | 177 | $13,275,000 |
| Casini Ranch Family Campground | Duncans Mills | 14.5% | 225 | $16,875,000 |
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 |
|---|---|---|---|---|
| Reflection Lake RV Park | San Jacinto | 1.6% | 111 | $8,325,000 |
| Duncans Mills Camping Club on the Russian River | Duncans Mills | 2.1% | 125 | $9,375,000 |
| Cherry Valley Lakes RV Resort | Beaumont | 2.5% | 140 | $10,500,000 |
| Stovepipe Wells RV Park | Inyo County | 3.3% | 14 | $630,000 |
| Calico Ghost Town Regional Park | San Bernardino County | 3.8% | 253 | $25,300,000 |
| Sans End RV Park | Imperial County | 4.1% | 140 | $10,500,000 |
| Two Springs RV Resort | Palm Springs | 4.1% | 185 | $13,875,000 |
| Bayside RV Park | Crescent City | 4.4% | 110 | $8,250,000 |
| Spaceport RV Park | Mojave | 4.4% | 50 | $2,750,000 |
| Idyllwild Preserve Thousand Trails | 4.5% | 300 | $30,000,000 |
Get Full Owner Contact Data for California
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