RV Park Cap Rates in Pennsylvania
Real capitalization rate data from 38 parks across Pennsylvania. Understand what the market is actually returning before you write a check.
What This Means for Investors
Pennsylvania is a competitive market. At 7.1% 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 38 parks in our database with owner contact data give you the starting list. Work it direct.
With data spread across 36 cities, Pennsylvania 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 $16,226,184, most Pennsylvania parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Pennsylvania
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Wampum | 7.6% | 2 | $1,567,500 |
| Erie | 6.5% | 2 | $4,942,500 |
| Waynesburg | 13.5% | 1 | $200,000 |
| Schellsburg | 11.2% | 1 | $4,400,000 |
| Kutztown | 11.0% | 1 | $9,375,000 |
| Hamilton Township | 9.8% | 1 | $15,000,000 |
| Butler | 9.7% | 1 | $3,850,000 |
| Charleroi | 8.9% | 1 | $2,090,000 |
| Shippenville | 8.6% | 1 | $5,225,000 |
| Toboyne Township | 8.4% | 1 | $9,000,000 |
| West Manchester Township | 8.0% | 1 | $2,475,000 |
| Lancaster | 7.6% | 1 | $12,000,000 |
| Boggs Township | 7.5% | 1 | $11,250,000 |
| East Lackawannock Township | 7.5% | 1 | $9,525,000 |
| James Creek | 7.5% | 1 | $17,400,000 |
| Montgomery | 7.4% | 1 | $11,250,000 |
| Scotrun | 7.2% | 1 | $10,050,000 |
| Shelocta | 7.0% | 1 | $8,100,000 |
| South Annville Township | 6.9% | 1 | $11,250,000 |
| West Cornwall Township | 6.9% | 1 | $11,250,000 |
| Fairview | 6.7% | 1 | $9,750,000 |
| Kane | 6.7% | 1 | $12,000,000 |
| South Middleton Township | 6.7% | 1 | $17,625,000 |
| Upper Black Eddy | 6.4% | 1 | $18,000,000 |
| New Holland | 6.3% | 1 | $11,250,000 |
| New Brighton | 6.2% | 1 | $3,740,000 |
| Sunbury | 6.2% | 1 | $7,500,000 |
| Lincoln Township | 6.0% | 1 | $15,525,000 |
| Tarentum | 5.9% | 1 | $11,850,000 |
| DuBois | 5.3% | 1 | $4,070,000 |
| Paradise Township | 4.8% | 1 | $18,675,000 |
| Pittsburgh | 4.5% | 1 | $32,100,000 |
| Pymatuning Township | 4.5% | 1 | $35,200,000 |
| Shohola | 4.5% | 1 | $185,100,000 |
| New Stanton | 4.0% | 1 | $35,000,000 |
| Jefferson Township | 2.6% | 1 | $32,500,000 |
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 |
|---|---|---|---|---|
| Rocky Ridge RV Park | Waynesburg | 13.5% | 4 | $200,000 |
| Nature's Getaway RV Park | Schellsburg | 11.2% | 80 | $4,400,000 |
| Pine Hill RV Park | Kutztown | 11.0% | 125 | $9,375,000 |
| Twin Bridge Campground | Hamilton Township | 9.8% | 200 | $15,000,000 |
| Smith Grove Campground | Butler | 9.7% | 70 | $3,850,000 |
| Pine Cove Beach Club & RV Resort | Charleroi | 8.9% | 38 | $2,090,000 |
| Rustic Acres RV Resort and Campground | Shippenville | 8.6% | 95 | $5,225,000 |
| Wildwood RV Resort | Toboyne Township | 8.4% | 120 | $9,000,000 |
| Ben franklin RV Park | West Manchester Township | 8.0% | 45 | $2,475,000 |
| Old Mill Stream Campground | Lancaster | 7.6% | 160 | $12,000,000 |
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 |
|---|---|---|---|---|
| RV Village Camping Resort | Jefferson Township | 2.6% | 325 | $32,500,000 |
| Fox Den Acres Campgrounds | New Stanton | 4.0% | 350 | $35,000,000 |
| Trails End Campground | Shohola | 4.5% | 1851 | $185,100,000 |
| Dilligaf RV | Pymatuning Township | 4.5% | 352 | $35,200,000 |
| Locust Grove Park | Pittsburgh | 4.5% | 321 | $32,100,000 |
| Gettysburg Farm RV Campground | Paradise Township | 4.8% | 249 | $18,675,000 |
| Clearview Campground | DuBois | 5.3% | 74 | $4,070,000 |
| Sara’s Campground | Erie | 5.6% | 101 | $7,575,000 |
| Mountain Top RV Campground | Tarentum | 5.9% | 158 | $11,850,000 |
| James Creek RV Resort By RJourney | Lincoln Township | 6.0% | 207 | $15,525,000 |
Get Full Owner Contact Data for Pennsylvania
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 Pennsylvania.
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