Florida RV Park Seller Questions, Answered

A Florida RV park is valued on its net operating income (NOI) divided by a market capitalization rate. Take trailing 12-month collected revenue, subtract real operating expenses (property taxes, insurance, utilities, payroll, management, repairs, reserves) and divide the result by the cap rate buyers are paying for comparable parks in your submarket.

In practice, well-occupied Florida RV parks and resorts with annual and seasonal tenancy trade at meaningfully lower cap rates — and therefore higher prices — than transient-heavy or utility-deferred parks. Site count alone does not set price: two 150-site parks can differ by millions based on metering, road condition, flood zone, and how much of the income is contractual.

The fastest way to a real number is a trailing 12-month P&L and a current rent roll. We return an indicative value range, usually within three business days, at no cost and with no listing agreement.

Cap rates for Florida RV parks generally span a wide band driven by income durability. Stabilized resorts with annual leases, master-metered or submetered utilities, and paved infrastructure sit at the low end of the range. Transient or seasonal-only campgrounds, parks with septic and well systems, or properties with significant deferred maintenance sit materially higher.

Value-add parks with below-market lot rents are frequently priced off an in-place cap rate while the buyer underwrites a stabilized rate after rent adjustments. If someone quotes you a single statewide cap rate, they are guessing — the number moves with tenancy mix, utility structure, insurance cost, and submarket.

We will show you the cap rate we are applying to your park and the comparable transactions supporting it, so you can judge the offer rather than take it on faith.

You can sell directly to a principal buyer. When the buyer is acquiring for its own account, there is no listing agreement, no marketing period, no public exposure of your property, and no 4–6% brokerage commission coming out of your proceeds.

The direct process is straightforward: a confidential conversation, financials and rent roll, a written offer, a purchase and sale agreement, a due diligence period, then closing through a Florida title company.

A broker adds value when you want a competitive marketing process across many bidders. A direct sale adds value when confidentiality, certainty, speed, and net proceeds matter more than running an auction. Many owners compare both — we are happy to be the benchmark offer you measure against.

A direct sale typically runs 45 to 90 days from the first conversation to closing. A written offer usually follows within three to five business days of receiving financials. Due diligence — survey, title, environmental, utility and permit review, and a rent roll audit — commonly takes 30 to 45 days, and closing follows shortly after.

A brokered listing typically takes considerably longer, often six to twelve months, because it includes preparation, marketing, showings, bidder selection, and a higher chance of retrade or financing failure.

The single biggest schedule risk is document readiness. Owners who already have a T-12, rent roll, tax bills, insurance loss runs, permits, and a recent survey close markedly faster.

A sale generally triggers federal capital gains tax on appreciation, depreciation recapture on the improvements you have written off, and potentially net investment income tax. Florida has no state personal income tax, which is a meaningful advantage relative to most states, though documentary stamp taxes apply at closing.

A Section 1031 like-kind exchange can defer the federal gain if you reinvest in other investment real estate. The timing is strict: you must identify replacement property within 45 days of closing and complete the purchase within 180 days, and a qualified intermediary must be engaged before the sale closes — not after.

We regularly structure closings around exchange timelines, including delayed closings and flexible closing dates that give you room to identify replacement property. This is general information, not tax advice; confirm your specific position with your CPA or tax attorney.