RV Park Cap Rates in Oklahoma
Real capitalization rate data from 12 parks across Oklahoma. Understand what the market is actually returning before you write a check.
What This Means for Investors
Oklahoma is a competitive market. At 7.5% 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 12 parks in our database with owner contact data give you the starting list. Work it direct.
With data spread across 12 cities, Oklahoma 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 $1,359,728, most Oklahoma parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Oklahoma
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Lawton | 10.9% | 1 | $40,841 |
| Luther | 10.8% | 1 | $841,061 |
| Miami | 10.1% | 1 | $125,771 |
| Sawyer | 9.9% | 1 | $1,072,138 |
| Colcord | 7.0% | 1 | $164,150 |
| El Reno | 7.0% | 1 | $547,175 |
| Kansas | 6.9% | 1 | $978,408 |
| Sapulpa | 6.9% | 1 | $1,663,292 |
| Watts | 6.5% | 1 | $635,307 |
| Pryor | 6.1% | 1 | $3,299,497 |
| Beggs | 6.0% | 1 | $5,453,025 |
| Watson | 2.5% | 1 | $1,496,084 |
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 |
|---|---|---|---|---|
| Paradise Valley Outlanders RV Park | Lawton | 10.9% | 3 | $40,840 |
| Country Home Estates | Long Term RV Park Oklahoma | Luther | 10.8% | 44 | $841,061 |
| Quapaw Casino RV Park | Miami | 10.1% | 8 | $125,771 |
| Sawyer RV Park (For Sale) | Sawyer | 9.9% | 50 | $1,072,137 |
| Big Red's RV Park | El Reno | 6.97% | 10 | $547,174 |
| Highwater Camp | Colcord | 6.97% | 3 | $164,149 |
| Route 66 RV Park - Tulsa, Sapulpa | Sapulpa | 6.87% | 34 | $1,663,291 |
| Flint Creek Store Cafe RV Park | Kansas | 6.87% | 20 | $978,407 |
| Pappy’s Riverside RV Park and Cabins | Watts | 6.47% | 17 | $635,306 |
| Lake Hudson Resort | Pryor | 6.07% | 64 | $3,299,496 |
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 |
|---|---|---|---|---|
| Mountain View RV Park | Watson | 2.5% | 59 | $1,496,084 |
| Tulsa RV Ranch | Beggs | 5.97% | 105 | $5,453,024 |
| Lake Hudson Resort | Pryor | 6.07% | 64 | $3,299,496 |
| Pappy’s Riverside RV Park and Cabins | Watts | 6.47% | 17 | $635,306 |
| Route 66 RV Park - Tulsa, Sapulpa | Sapulpa | 6.87% | 34 | $1,663,291 |
| Flint Creek Store Cafe RV Park | Kansas | 6.87% | 20 | $978,407 |
| Big Red's RV Park | El Reno | 6.97% | 10 | $547,174 |
| Highwater Camp | Colcord | 6.97% | 3 | $164,149 |
| Sawyer RV Park (For Sale) | Sawyer | 9.9% | 50 | $1,072,137 |
| Quapaw Casino RV Park | Miami | 10.1% | 8 | $125,771 |
Get Full Owner Contact Data for Oklahoma
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 Oklahoma.
Get Access →