RV Parks & Mobile Home Communities for Sale in Vermont

Vermont has 172 parks and only 29 with phone numbers — 16.9%, the lowest contact rate of any state in this batch. That gap is striking. It likely means a large number of small, informal campgrounds that operate without advertising, town-owned or state-adjacent sites, or parks that have closed and haven't been delisted.

Zero parks currently for sale. Cap rates at 8.2% — moderate for in this batch and among the highest you'll find anywhere. Valuations of $856K to $1.3M — the lowest floor in this group.

Here's the tension: 21% cap rates at under $1.2M maximum valuation sounds like a great market. But look at what's actually there. Vermont has some of the tightest land use regulation in the Northeast. Act 250 development controls, town zoning, and environmental permitting make it difficult to expand, improve, or change the use of a Vermont park. You're often buying exactly what's there and not much more.

Seasonal limitations are severe. Vermont parks in the Northeast Kingdom and along the Green Mountain corridor are operating May through October at best. The foliage season (late September, October) is the single most profitable window. Some parks make 25-30% of their annual revenue in three October weekends.

Risk: Vermont property tax rates are high. Act 250 and local permitting make any capital improvement project expensive and slow. If you're planning to add sites, build amenities, or meaningfully change operations, budget 18-24 months for permitting — minimum.

The 21% cap rate is real but it's also a signal. High cap rates often mean high risk, limited growth, or operational complexity. In Vermont's case, it's mostly the latter two.

Zero listings in a 172-park state means you're making calls to the 172 parks without phone numbers — which is harder when 83% of the market isn't listed in any directory.