RV Parks & Mobile Home Communities for Sale in Tennessee

Tennessee has 443 RV parks in the database — one of the higher counts east of the Mississippi. The Great Smoky Mountains carry a lot of that weight. Gatlinburg and Pigeon Forge parks operate in a tourism economy that runs 12 months a year, with fall foliage and summer peak season doing most of the heavy lifting. Nashville's growth has pushed suburban and exurban demand for longer-term RV stays near the metro.

The cap rate picture is solid at around 9.4%. That puts Tennessee in the upper tier nationally without being suspicious. Valuations in the $1.5M to $3.5M range reflect a mix of small family operations and mid-size parks near I-40 and I-75 corridors.

Only 25.1% of Tennessee parks have a verified phone number in our system — meaning 441 parks are essentially dark to outbound research. That's not a problem, it's an edge. If you're willing to doorknock or do title searches, you're competing against almost no one for those off-market deals.

The risk to know: Tennessee doesn't have rent control and the regulatory environment is landlord-friendly. But flood risk along the Tennessee and Cumberland river systems is real. FEMA flood maps around Chattanooga, Clarksville, and Memphis should be your first stop before making any offer. Insurance premiums in those zones have climbed.

Seasonal concentration in the Smokies creates revenue volatility. A park that does 80% of revenue in five months is a different underwriting conversation than one near a retirement corridor that runs flat all year. Know which type you're buying.

No parks are currently listed for sale in the Tennessee section of our database. That's not unusual — most Tennessee deals move off-market through word-of-mouth or direct outreach, not broker listings.

If you want to build a position in Tennessee, the math works. Use the cap rate calculator to stress-test a deal before you call.