RV Park Cap Rates in Massachusetts
Real capitalization rate data from 21 parks across Massachusetts. Understand what the market is actually returning before you write a check.
What This Means for Investors
Massachusetts 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 21 parks in our database with owner contact data give you the starting list. Work it direct.
With data spread across 20 cities, Massachusetts 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 $10,480,000, most Massachusetts parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Massachusetts
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Southwick | 9.5% | 2 | $8,587,500 |
| Auburn | 11.6% | 1 | $2,470,000 |
| Bellingham | 11.6% | 1 | $11,550,000 |
| Chester | 11.2% | 1 | $4,950,000 |
| Wales | 11.2% | 1 | $4,400,000 |
| Tyngsborough | 11.0% | 1 | $1,080,000 |
| Sandwich | 10.8% | 1 | $3,630,000 |
| Sutton | 10.4% | 1 | $900,000 |
| Lanesborough | 10.0% | 1 | $135,000 |
| Greenfield | 9.8% | 1 | $90,000 |
| Eastham | 9.6% | 1 | $7,500,000 |
| Pittsfield | 8.8% | 1 | $2,200,000 |
| Hinsdale | 8.2% | 1 | $2,750,000 |
| Webster | 8.2% | 1 | $8,175,000 |
| Bernardston | 6.9% | 1 | $9,375,000 |
| Oakham | 6.8% | 1 | $35,000,000 |
| Whately | 6.8% | 1 | $2,200,000 |
| East Wareham | 5.3% | 1 | $51,500,000 |
| Barre | 4.9% | 1 | $25,000,000 |
| Mansfield | 4.9% | 1 | $30,000,000 |
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 |
|---|---|---|---|---|
| Southwick Acres Campgrounds | Southwick | 12.0% | 60 | $3,300,000 |
| Circle CG Farm Campground | Bellingham | 11.6% | 154 | $11,550,000 |
| American Mobile Home Park | Auburn | 11.6% | 38 | $2,470,000 |
| Walker Island Campgrounds | Chester | 11.2% | 90 | $4,950,000 |
| Oak Haven Family Campground | Wales | 11.2% | 80 | $4,400,000 |
| Berry's Grove Campground | Tyngsborough | 11.0% | 24 | $1,080,000 |
| Sun Retreats Peters Pond | Sandwich | 10.8% | 66 | $3,630,000 |
| Kings Family Campground | Sutton | 10.4% | 20 | $900,000 |
| Mt. Greylock Campsite Park | Lanesborough | 10.0% | 3 | $135,000 |
| Camp Keewanee | Greenfield | 9.8% | 2 | $90,000 |
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 |
|---|---|---|---|---|
| Camp Coldbrook | Barre | 4.9% | 250 | $25,000,000 |
| Canoe River Campgrounds | Mansfield | 4.9% | 300 | $30,000,000 |
| Maple Park Campground | East Wareham | 5.3% | 515 | $51,500,000 |
| White Birch Campground | Whately | 6.8% | 40 | $2,200,000 |
| Pine Acres Family Camping Resort | Oakham | 6.8% | 350 | $35,000,000 |
| Travelers Woods NE Inc | Bernardston | 6.9% | 125 | $9,375,000 |
| Pioneer Valley RV Campground | Southwick | 7.0% | 185 | $13,875,000 |
| Fernwood Forest Campground | Hinsdale | 8.2% | 50 | $2,750,000 |
| Douglas Forest RV Resort | Webster | 8.2% | 109 | $8,175,000 |
| Bonnie Brae Campground | Pittsfield | 8.8% | 40 | $2,200,000 |
Get Full Owner Contact Data for Massachusetts
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 Massachusetts.
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