RV Park Cap Rates in Kansas
Real capitalization rate data from 21 parks across Kansas. Understand what the market is actually returning before you write a check.
What This Means for Investors
Kansas is priced like a primary market. An average cap rate of 6.8% reflects compressed pricing — buyers are paying for stability, brand, or location certainty, not yield. This isn't necessarily a red flag, but it does mean you're betting on appreciation and rent growth more than current cash flow.
If you want to win in Kansas, you need to either buy before the market knows it's for sale, or bring operational improvement that creates NOI post-close. The range of 2.7%–14.5% shows there are still pockets with real yield — city-level data below will help you find them.
With data spread across 20 cities, Kansas 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 $2,450,238, most Kansas parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Kansas
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Topeka | 9.1% | 2 | $2,447,500 |
| Wichita | 14.5% | 1 | $4,950,000 |
| Hays | 9.7% | 1 | $3,740,000 |
| Leavenworth | 8.7% | 1 | $1,035,000 |
| Dodge City | 7.5% | 1 | $4,895,000 |
| Westmoreland | 7.4% | 1 | $720,000 |
| Oakley | 6.9% | 1 | $4,730,000 |
| McPherson | 6.8% | 1 | $1,485,000 |
| Merriam | 6.5% | 1 | $2,750,000 |
| Easton | 6.4% | 1 | $1,375,000 |
| Emporia | 6.4% | 1 | $1,980,000 |
| Arkansas City | 6.2% | 1 | $2,750,000 |
| Kansas City | 6.2% | 1 | $2,750,000 |
| Paxico | 6.0% | 1 | $2,585,000 |
| Wamego | 6.0% | 1 | $675,000 |
| Rushville | 5.6% | 1 | $900,000 |
| Galva | 4.4% | 1 | $1,650,000 |
| Lyndon | 4.0% | 1 | $3,190,000 |
| Emmett | 3.6% | 1 | $1,815,000 |
| Linn Valley | 2.7% | 1 | $2,585,000 |
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 |
|---|---|---|---|---|
| Air Capital RV Park | Wichita | 14.5% | 90 | $4,950,000 |
| Deer Creek Valley RV Park | Topeka | 11.8% | 59 | $3,245,000 |
| Creek Side Resort | Hays | 9.7% | 68 | $3,740,000 |
| Suncatcher Lake RV Park | Leavenworth | 8.7% | 23 | $1,035,000 |
| Gunsmoke RV Park | Dodge City | 7.5% | 89 | $4,895,000 |
| Oregon Trail RV Park | Westmoreland | 7.4% | 16 | $720,000 |
| High Plains Camping | Oakley | 6.9% | 86 | $4,730,000 |
| McPherson RV Ranch | McPherson | 6.8% | 27 | $1,485,000 |
| Walnut Grove RV Park | Merriam | 6.5% | 50 | $2,750,000 |
| Emporia RV Park | Emporia | 6.4% | 36 | $1,980,000 |
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 |
|---|---|---|---|---|
| Linn Valley RV Park | Linn Valley | 2.7% | 47 | $2,585,000 |
| Ok Corral Rv Park | Emmett | 3.6% | 33 | $1,815,000 |
| Crossroads RV Park & Campground | Lyndon | 4.0% | 58 | $3,190,000 |
| Battlehill RV Park | Galva | 4.4% | 30 | $1,650,000 |
| Covenant Cove | Rushville | 5.6% | 20 | $900,000 |
| Mill Creek Campground | Paxico | 6.0% | 47 | $2,585,000 |
| Calvin's RV Camping | Wamego | 6.0% | 15 | $675,000 |
| Cherokee Strip RV park | Arkansas City | 6.2% | 50 | $2,750,000 |
| Kaw view | Kansas City | 6.2% | 50 | $2,750,000 |
| Emporia RV Park | Emporia | 6.4% | 36 | $1,980,000 |
Get Full Owner Contact Data for Kansas
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 Kansas.
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