RV Park Cap Rates in Tennessee
Real capitalization rate data from 48 parks across Tennessee. Understand what the market is actually returning before you write a check.
What This Means for Investors
Tennessee sits in the healthy mid-range. An average cap rate of 9.6% offers meaningful cash-on-cash returns especially with modest leverage — and this market hasn't been bid up to the institutional compression you see in Florida or the Sun Belt.
The 2.9%–24.8% spread across 48 parks shows market diversity. Lower cap rate parks are likely in population centers with demand certainty; the high-cap parks are often rural plays where you're underwriting occupancy risk in exchange for yield. Define your thesis before you shop.
With data spread across 37 cities, Tennessee 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 $8,962,187, most Tennessee parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Tennessee
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Memphis | 9.2% | 5 | $10,665,000 |
| Nashville | 11.4% | 3 | $3,875,000 |
| Sparta | 17.8% | 2 | $1,047,500 |
| Chattanooga | 16.1% | 2 | $6,022,500 |
| Altamont | 13.3% | 2 | $1,072,500 |
| Erin | 7.7% | 2 | $4,725,000 |
| Goodlettsville | 6.0% | 2 | $7,950,000 |
| Elizabethton | 19.2% | 1 | $3,850,000 |
| rockwood | 18.4% | 1 | $405,000 |
| Bon Aqua | 13.1% | 1 | $2,970,000 |
| Walland | 13.1% | 1 | $4,235,000 |
| Rutherford County | 11.1% | 1 | $450,000 |
| Murphy | 10.3% | 1 | $855,000 |
| Del Rio | 9.7% | 1 | $360,000 |
| Perry County | 9.7% | 1 | $315,000 |
| Lenoir City | 9.3% | 1 | $3,630,000 |
| Sevier County | 9.3% | 1 | $3,300,000 |
| Spring City | 9.3% | 1 | $1,925,000 |
| Camden | 8.8% | 1 | $2,750,000 |
| Jefferson City | 8.7% | 1 | $2,420,000 |
| Columbia | 8.6% | 1 | $4,125,000 |
| Buchanan | 8.0% | 1 | $1,760,000 |
| Cornersville | 7.7% | 1 | $2,310,000 |
| Cleveland | 7.6% | 1 | $11,100,000 |
| Yuma | 7.5% | 1 | $2,310,000 |
| Andersonville | 7.3% | 1 | $3,520,000 |
| Stanton | 7.1% | 1 | $8,250,000 |
| Pikeville | 6.8% | 1 | $2,695,000 |
| Soddy-Daisy | 6.8% | 1 | $9,075,000 |
| Savannah | 6.4% | 1 | $2,750,000 |
| Dickson | 6.3% | 1 | $2,090,000 |
| Rhea County | 6.1% | 1 | $193,100,000 |
| Hohenwald | 6.0% | 1 | $1,925,000 |
| Smyrna | 5.4% | 1 | $11,100,000 |
| Hurricane Mills | 3.7% | 1 | $29,000,000 |
| Russellville | 3.6% | 1 | $9,375,000 |
| Lawrenceburg | 2.9% | 1 | $1,650,000 |
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 |
|---|---|---|---|---|
| River Life RV Resort | Chattanooga | 24.8% | 6 | $270,000 |
| Riverside RV Park | Elizabethton | 19.2% | 70 | $3,850,000 |
| Greeter Falls Campground | Altamont | 18.6% | 30 | $1,650,000 |
| Mountaintop RV Resort | rockwood | 18.4% | 9 | $405,000 |
| Pleasure Lake | Sparta | 18.2% | 25 | $1,375,000 |
| Four Corners Resort and Marina | Nashville | 17.5% | 49 | $2,695,000 |
| Upper Cumberland RV Park and Campground | Sparta | 17.4% | 16 | $720,000 |
| Elvis Presley Boulevard RV Park | Memphis | 14.0% | 60 | $3,300,000 |
| Piney River Resort | Bon Aqua | 13.1% | 54 | $2,970,000 |
| Whispering River RV Resort | Walland | 13.1% | 77 | $4,235,000 |
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 |
|---|---|---|---|---|
| Mama J’s Cabin & Powder Horn Campground | Lawrenceburg | 2.9% | 30 | $1,650,000 |
| Fall Creek Campground | Russellville | 3.6% | 125 | $9,375,000 |
| Loretta Lynn’s Ranch and Campground | Hurricane Mills | 3.7% | 290 | $29,000,000 |
| Agricenter International RV Park | Memphis | 5.3% | 300 | $30,000,000 |
| Nashville I-24 Campground. | Smyrna | 5.4% | 148 | $11,100,000 |
| Unhitched Nashville North | Goodlettsville | 5.8% | 105 | $7,875,000 |
| Fall Hollow Campground RV Park And B&B | Hohenwald | 6.0% | 35 | $1,925,000 |
| Spring City RV Park and Storage | Rhea County | 6.1% | 1931 | $193,100,000 |
| Grand Ole RV Resort and Market | Goodlettsville | 6.2% | 107 | $8,025,000 |
| Tanbark Campground | Dickson | 6.3% | 38 | $2,090,000 |
Get Full Owner Contact Data for Tennessee
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 Tennessee.
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