RV Park Cap Rates in Virginia
Real capitalization rate data from 7 parks across Virginia. Understand what the market is actually returning before you write a check.
What This Means for Investors
Virginia is priced like a primary market. An average cap rate of 6.9% reflects compressed pricing — buyers are paying for stability, brand, or location certainty, not yield. This isn't necessarily a red flag, but it does mean you're betting on appreciation and rent growth more than current cash flow.
If you want to win in Virginia, you need to either buy before the market knows it's for sale, or bring operational improvement that creates NOI post-close. The range of 4.4%–9.1% shows there are still pockets with real yield — city-level data below will help you find them.
With data spread across 7 cities, Virginia 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 $7,683,111, most Virginia parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Virginia
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Buchanan | 9.1% | 1 | $2,117,390 |
| Urbanna | 8.2% | 1 | $6,693,751 |
| Colonial Beach | 7.7% | 1 | $12,600,000 |
| Newport | 7.7% | 1 | $4,612,013 |
| Danville | 6.2% | 1 | $1,178,165 |
| Poquoson | 4.9% | 1 | $3,894,490 |
| Williamsburg | 4.4% | 1 | $22,685,972 |
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 |
|---|---|---|---|---|
| Middle Creek Campground | Buchanan | 9.1% | 50 | $2,117,389 |
| Bethpage Campground | Urbanna | 8.2% | 150 | $6,693,750 |
| New River Park Campground - Newport Virginia | Newport | 7.7% | 100 | $4,612,012 |
| Monroe Bay Campground | Colonial Beach | 7.7% | 300 | $12,599,999 |
| Parker Estates MHC | Danville | 6.23% | 25 | $1,178,164 |
| Whitehouse Cove | Poquoson | 4.93% | 73 | $3,894,489 |
| Country Village Mobile Home Pk | Williamsburg | 4.43% | 400 | $22,685,971 |
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 |
|---|---|---|---|---|
| Country Village Mobile Home Pk | Williamsburg | 4.43% | 400 | $22,685,971 |
| Whitehouse Cove | Poquoson | 4.93% | 73 | $3,894,489 |
| Parker Estates MHC | Danville | 6.23% | 25 | $1,178,164 |
| New River Park Campground - Newport Virginia | Newport | 7.7% | 100 | $4,612,012 |
| Monroe Bay Campground | Colonial Beach | 7.7% | 300 | $12,599,999 |
| Bethpage Campground | Urbanna | 8.2% | 150 | $6,693,750 |
| Middle Creek Campground | Buchanan | 9.1% | 50 | $2,117,389 |
Get Full Owner Contact Data for Virginia
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 Virginia.
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