Free Tool — Owners and Buyers
Enter your site mix, current rates, and occupancy. See what your park earns now — and what it would earn at market-rate benchmarks. The gap between those two numbers is your value-add opportunity.
Site mix and current rates
Long-term monthly sites (if any)
Long-term sites are excluded from occupancy calculations — they're assumed fully occupied year-round.
Occupancy
Not sure of your market benchmark? Use 65–70% for mid-market parks, 75%+ for destination parks. See the benchmarks table below.
Seasonal operation
Market rate benchmark
What are comparable parks in your area charging? Enter a percentage above or below your current rates to model market pricing.
110 = market rates are 10% higher than yours. 95 = market rates are 5% lower.
Ancillary revenue
Laundry, vending, camp store, storage fees, etc. Industry average is 6–12% of site revenue.
Value estimate inputs
Current vs. potential
Current
$0
Annual gross revenue
At market rates and occupancy
$0
Annual gross revenue potential
Annual revenue gap
Current revenue breakdown
NOI estimate
Implied value — at 9% cap rate
A park earning $180,000 NOI today but capable of $280,000 NOI with better rates and occupancy has a value-add story worth $1M+ at a 9% cap rate. Buyers who can execute the improvement pay more for the asset because they're buying the upside.
If you're a seller who has already captured most of the upside, that's reflected in your current NOI — and your current valuation should reflect it. If there's a meaningful gap, that's leverage in a price negotiation.
See how NOI drives value →Occupancy improvements usually move the needle more than rate increases, because they affect every site simultaneously. Going from 60% to 70% occupancy on 50 transient sites at $55/night adds roughly $100,000 in annual revenue.
Rate increases are faster to implement — many parks are simply charging below market because rates haven't been raised in years. Even a $5 to $10 per night increase across all sites can add $50,000 to $100,000 annually on a 50-site park.
Cap rates by state →Monthly long-term tenants provide income stability but typically generate significantly less revenue per site than transient sites at market occupancy. A site renting for $650/month generates $7,800/year. That same site at $55/night and 65% occupancy generates $13,000/year.
Parks with a high percentage of long-term residents at below-market monthly rates often have a large gap between current and potential income — which buyers price in as value-add opportunity, not as a liability.
Full buying guide →| Park Type | Typical Occupancy | Full Hookup Rate Range | Ancillary Revenue |
|---|---|---|---|
| Destination resort Near national park, coastal, lake |
70% – 85% | $65 – $120+/night | 10% – 18% |
| Mid-market regional park Suburban, near metro, mixed use |
60% – 75% | $50 – $75/night | 6% – 12% |
| Highway transient park Short-stay, limited amenities |
50% – 65% | $40 – $60/night | 3% – 8% |
| Seasonal park (Midwest / Northeast) Open 5–8 months, closed winter |
65% – 85% (peak season) | $45 – $75/night | 8% – 15% |
| Long-term resident community Monthly tenants, stable income |
85% – 95% | $500 – $900/month | 2% – 6% |
Whether you're at current income or potential income, we can tell you what a buyer would pay for your park today. No obligation — just a real conversation.