RV Park Cap Rates in Utah
Real capitalization rate data from 72 parks across Utah. Understand what the market is actually returning before you write a check.
What This Means for Investors
Utah sits in the healthy mid-range. An average cap rate of 9.0% 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 2.2%–20.6% spread across 72 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 56 cities, Utah 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 $4,404,791, most Utah parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Utah
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Moab | 11.2% | 4 | $2,705,000 |
| Nephi | 7.8% | 3 | $1,820,000 |
| Panguitch | 6.0% | 3 | $3,226,667 |
| Helper | 11.6% | 2 | $4,425,000 |
| Fillmore | 9.8% | 2 | $3,987,500 |
| Parowan | 9.4% | 2 | $2,320,000 |
| Mantua | 9.0% | 2 | $1,980,000 |
| Monticello | 8.9% | 2 | $1,325,000 |
| Bluff | 8.7% | 2 | $1,035,000 |
| Beaver | 8.3% | 2 | $4,510,000 |
| Hurricane | 8.3% | 2 | $8,705,000 |
| Bryce Canyon City | 7.7% | 2 | $9,825,000 |
| Provo | 20.6% | 1 | $4,620,000 |
| Tremonton | 18.1% | 1 | $2,970,000 |
| Wayne County | 14.0% | 1 | $1,760,000 |
| Coalville | 13.9% | 1 | $12,000,000 |
| Farmington | 12.6% | 1 | $3,300,000 |
| Thompson Springs | 11.8% | 1 | $540,000 |
| Huntington | 11.5% | 1 | $2,750,000 |
| New Harmony | 11.5% | 1 | $1,980,000 |
| Green River | 10.9% | 1 | $360,000 |
| Kanab | 10.5% | 1 | $630,000 |
| Mexican Hat | 10.5% | 1 | $750,000 |
| Kemmerer | 10.2% | 1 | $585,000 |
| Cove Fort | 10.0% | 1 | $990,000 |
| Holden | 10.0% | 1 | $225,000 |
| Ivins | 9.8% | 1 | $11,475,000 |
| Washington | 9.6% | 1 | $4,400,000 |
| Leeds | 9.5% | 1 | $405,000 |
| Spanish Fork | 9.5% | 1 | $1,080,000 |
| Heber | 9.4% | 1 | $7,800,000 |
| Cedar City | 9.3% | 1 | $2,035,000 |
| Snowville | 9.3% | 1 | $1,870,000 |
| Oljato-Monument Valley | 9.1% | 1 | $405,000 |
| Apple Valley | 8.9% | 1 | $3,575,000 |
| Mount Carmel | 8.7% | 1 | $450,000 |
| Grand County | 8.4% | 1 | $3,025,000 |
| Torrey | 8.4% | 1 | $3,025,000 |
| Blanding | 8.2% | 1 | $2,255,000 |
| Red Canyon | 8.2% | 1 | $3,300,000 |
| Kanarraville | 7.7% | 1 | $990,000 |
| Fort Bridger | 7.5% | 1 | $2,090,000 |
| San Juan County | 7.5% | 1 | $1,815,000 |
| Brigham City | 7.1% | 1 | $3,025,000 |
| Escalante | 7.1% | 1 | $2,145,000 |
| Ogden | 7.1% | 1 | $16,320,000 |
| West Haven | 6.8% | 1 | $14,400,000 |
| North Salt Lake | 6.7% | 1 | $13,875,000 |
| Orderville | 6.2% | 1 | $540,000 |
| Draper | 6.0% | 1 | $8,250,000 |
| Saint George | 5.1% | 1 | $540,000 |
| Alpine | 4.6% | 1 | $70,000,000 |
| Wellington | 4.5% | 1 | $360,000 |
| Henefer | 3.8% | 1 | $1,375,000 |
| Circleville | 3.3% | 1 | $225,000 |
| Teasdale | 2.2% | 1 | $450,000 |
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 |
|---|---|---|---|---|
| Provo River Resort | Provo | 20.6% | 84 | $4,620,000 |
| Aspen Grove Rv Park | Tremonton | 18.1% | 54 | $2,970,000 |
| Red Desert RV Park | Moab | 15.4% | 6 | $270,000 |
| Offroad RV Resort | Wayne County | 14.0% | 32 | $1,760,000 |
| Roam Echo Island RV Resort | Coalville | 13.9% | 160 | $12,000,000 |
| Cedar Mountain RV Resort | Fillmore | 13.7% | 90 | $4,950,000 |
| Westerner Trailer Park | Monticello | 12.9% | 20 | $1,000,000 |
| Dowd Flats RV Park | Moab | 12.6% | 32 | $1,760,000 |
| Painted Hills RV Park | Parowan | 12.6% | 68 | $3,740,000 |
| Lagoon RV Park & Campground | Farmington | 12.6% | 60 | $3,300,000 |
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 |
|---|---|---|---|---|
| Capitol Reef RV Park & Glamping | Teasdale | 2.2% | 10 | $450,000 |
| Paradise RV Park & Campground | Panguitch | 3.3% | 95 | $5,225,000 |
| Piute Trail RV Park | Circleville | 3.3% | 5 | $225,000 |
| Weber Crossing Campground | Henefer | 3.8% | 25 | $1,375,000 |
| Nine Mile Guest Ranch & RV/Campground | Wellington | 4.5% | 8 | $360,000 |
| Camp Host | Alpine | 4.6% | 700 | $70,000,000 |
| Jones High Country RV Camp | Nephi | 4.7% | 30 | $1,650,000 |
| Canyonlands Outpost Campground | Monticello | 4.9% | 30 | $1,650,000 |
| St. George RV Park and Campground | Saint George | 5.1% | 12 | $540,000 |
| Wagons West RV Park & Campground | Fillmore | 5.8% | 55 | $3,025,000 |
Get Full Owner Contact Data for Utah
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 Utah.
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