RV Park Cap Rates in Kentucky
Real capitalization rate data from 25 parks across Kentucky. Understand what the market is actually returning before you write a check.
What This Means for Investors
Kentucky is a competitive market. At 7.7% 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 25 parks in our database with owner contact data give you the starting list. Work it direct.
With data spread across 22 cities, Kentucky 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 $5,280,600, most Kentucky parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Kentucky
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Elizabethtown | 10.4% | 2 | $8,957,500 |
| Frankfort | 7.0% | 2 | $5,387,500 |
| Louisa | 4.6% | 2 | $5,402,500 |
| Greensburg | 11.3% | 1 | $450,000 |
| Salvisa | 10.4% | 1 | $5,225,000 |
| Watson | 10.4% | 1 | $1,080,000 |
| Central City | 10.1% | 1 | $2,640,000 |
| Dry Ridge | 8.8% | 1 | $5,225,000 |
| Eddyville | 8.8% | 1 | $4,125,000 |
| Versailles | 8.5% | 1 | $810,000 |
| Sadieville | 8.2% | 1 | $1,650,000 |
| Franklin | 8.0% | 1 | $9,000,000 |
| Jefferson County | 7.7% | 1 | $2,310,000 |
| Marion | 7.5% | 1 | $315,000 |
| Sikeston | 7.3% | 1 | $1,705,000 |
| Smithland | 7.1% | 1 | $1,870,000 |
| Verona | 6.9% | 1 | $5,445,000 |
| Carrollton | 6.7% | 1 | $1,815,000 |
| Georgetown | 6.4% | 1 | $16,575,000 |
| Louisville | 6.3% | 1 | $2,145,000 |
| Paducah | 4.9% | 1 | $3,135,000 |
| Owensboro | 3.4% | 1 | $27,000,000 |
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 |
|---|---|---|---|---|
| Etown RV Park | Elizabethtown | 12.8% | 200 | $15,000,000 |
| Green County RV Park | Greensburg | 11.3% | 10 | $450,000 |
| Persival Springs RV Park | Watson | 10.4% | 24 | $1,080,000 |
| Cummins Ferry RV Park, Campground | Salvisa | 10.4% | 95 | $5,225,000 |
| Western KY RV Park | Central City | 10.1% | 48 | $2,640,000 |
| Bear Branch Horse Resort | Eddyville | 8.8% | 75 | $4,125,000 |
| Northern Kentucky RV Park | Dry Ridge | 8.8% | 95 | $5,225,000 |
| Camp on the Kentucky | Versailles | 8.5% | 18 | $810,000 |
| Three Springs Campground and RV Park | Sadieville | 8.2% | 30 | $1,650,000 |
| Longview RV Park | Elizabethtown | 8.1% | 53 | $2,915,000 |
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 |
|---|---|---|---|---|
| Diamond Lake Resort | Owensboro | 3.4% | 270 | $27,000,000 |
| The Falls Campground | Louisa | 3.7% | 114 | $8,550,000 |
| Paducah RV Park & Campground | Paducah | 4.9% | 57 | $3,135,000 |
| Creekside Cabins & RV Park | Louisa | 5.5% | 41 | $2,255,000 |
| Manor Isle Mobile Home & Extended-Stay RV Park | Louisville | 6.3% | 33 | $2,145,000 |
| Whispering Hills RV Park | Georgetown | 6.4% | 221 | $16,575,000 |
| Kentucky River Campground & RV Park | Frankfort | 6.6% | 107 | $8,025,000 |
| Two Rivers Campground | Carrollton | 6.7% | 33 | $1,815,000 |
| Oak Creek RV Resort and Campground | Verona | 6.9% | 99 | $5,445,000 |
| Birdsville Riverside RV Park | Smithland | 7.1% | 34 | $1,870,000 |
Get Full Owner Contact Data for Kentucky
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 Kentucky.
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