RV Park Cap Rates in Minnesota
Real capitalization rate data from 23 parks across Minnesota. Understand what the market is actually returning before you write a check.
What This Means for Investors
Minnesota is a competitive market. At 8.5% 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 23 parks in our database with owner contact data give you the starting list. Work it direct.
With data spread across 20 cities, Minnesota 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 $7,099,130, most Minnesota parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Minnesota
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Spicer | 8.1% | 2 | $4,620,000 |
| St. Cloud | 6.1% | 2 | $7,650,000 |
| Hinckley | 5.3% | 2 | $27,100,000 |
| French Lake Township | 13.0% | 1 | $135,000 |
| Waterville | 11.6% | 1 | $1,980,000 |
| Medina | 10.2% | 1 | $15,000,000 |
| Pine Island | 10.2% | 1 | $450,000 |
| Ogilvie | 9.9% | 1 | $765,000 |
| Starbuck | 9.5% | 1 | $7,800,000 |
| Howard Lake | 9.4% | 1 | $7,800,000 |
| Clearwater | 9.2% | 1 | $7,650,000 |
| Clarkfield | 8.6% | 1 | $540,000 |
| Peterson | 8.6% | 1 | $450,000 |
| Aitkin | 8.3% | 1 | $3,080,000 |
| Minneapolis | 8.3% | 1 | $4,455,000 |
| Owatonna | 8.3% | 1 | $4,400,000 |
| Randolph Township | 8.3% | 1 | $3,135,000 |
| Savage | 8.3% | 1 | $2,750,000 |
| Ham Lake | 7.0% | 1 | $9,150,000 |
| Maple Plain | 6.8% | 1 | $15,000,000 |
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 |
|---|---|---|---|---|
| Stanley Eddy Regional Park Reserve South | French Lake Township | 13.0% | 3 | $135,000 |
| Cannon Gate Park | Waterville | 11.6% | 36 | $1,980,000 |
| Baker Park Reserve Campground | Medina | 10.2% | 200 | $15,000,000 |
| Hidden Meadows RV Park Inc | Pine Island | 10.2% | 10 | $450,000 |
| Woodsong RV Resort | Ogilvie | 9.9% | 17 | $765,000 |
| Hobo Park Campground & Marina | Starbuck | 9.5% | 104 | $7,800,000 |
| Codgers Cove | Howard Lake | 9.4% | 104 | $7,800,000 |
| St. Cloud Clearwater RV Park | Clearwater | 9.2% | 102 | $7,650,000 |
| Peterson RV Campground | Peterson | 8.6% | 10 | $450,000 |
| Lion's RV Park | Clarkfield | 8.6% | 12 | $540,000 |
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 |
|---|---|---|---|---|
| Grand Casino RV Park | Hinckley | 4.9% | 271 | $27,100,000 |
| Grand Casino Hinckley RV Resort | Hinckley | 5.6% | 271 | $27,100,000 |
| St. Cloud Campground & RV Park | St. Cloud | 6.1% | 102 | $7,650,000 |
| St. Cloud Campground and RV Park | St. Cloud | 6.1% | 102 | $7,650,000 |
| Baker Campground | Maple Plain | 6.8% | 200 | $15,000,000 |
| Ham Lake Resort | Ham Lake | 7.0% | 122 | $9,150,000 |
| WestRich RV Park & Campground | Spicer | 7.9% | 84 | $4,620,000 |
| Hope Oak Knoll Campground | Owatonna | 8.3% | 80 | $4,400,000 |
| Lake Byllesby | Randolph Township | 8.3% | 57 | $3,135,000 |
| Westrich RV Park | Spicer | 8.3% | 84 | $4,620,000 |
Get Full Owner Contact Data for Minnesota
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 Minnesota.
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