Persistence is what separates the RV park buyers who “see a few deals” from the ones who actually close the right deal at the right price, even when the market is noisy and sellers are slow to adjust.
Why persistence matters more in 2026
RV parks sit at the intersection of real estate and operations, so “good” is rarely obvious on the first pass. Demand is still real, but the math is more disciplined than it was a few years ago. In the broader camping market, KOA reports camping spend hit $61 billion in 2024, and daily spend rose to $200 per household. That consumer tailwind supports well-run parks, but it does not guarantee you will buy one at a sensible basis.
Also, pricing is more property-specific now. Cap rates are commonly discussed in wide bands (often higher for rural or operationally messy parks, lower for premium destination assets), which means you win by being selective, not by being fast.
Volume creates luck
If you want a real shot at buying a winner, you have to review a lot of parks. Not because you enjoy looking, but because patterns show up only after repetitions: who is overpricing, who is tired, what “deferred maintenance” actually costs, and what kind of upside is real.
Here's the simplest rule: the more qualified deals you screen, the less likely you are to force a bad one to work.
Where persistent buyers consistently source deals
- Broker listings (yes, even if they feel picked over)
- Direct-to-owner outreach (calls, mail, drop-by)
- On-line listings on such websites as Loopnet.
- Local referrals (contractors, managers, suppliers)
- Re-contacting parks you passed on 3 to 12 months earlier
Don't settle for “close enough”
Many buyers quit too early because they find a park that almost fits. The problem is that you usually only buy one (or a few) parks, and the wrong one can eat years.
A buyer with patience can wait for terms that actually protect the downside. In 2026, that matters because financing often demands real equity. It is common to see commercial down payments around 20% to 30%, while SBA-backed structures are often discussed in a 10% to 30% range depending on the program and risk profile.
Translation: if you buy the wrong park, you may not have the spare cash (or time) to recover quickly.
Why mom-and-pop sellers take time
For most mom-and-pop owners, selling is not a “transaction.” It is a life decision. The first answer is often, “Let me think about it.” Then it becomes, “Let me talk to my accountant.” Then, “Maybe next season.”
That is normal.
Persistent buyers follow up calmly, keep the conversation warm, and stay helpful without being pushy. Over time, you become the obvious buyer when the seller finally decides to act.
Closing thought
Persistence is not stubbornness. It is disciplined repetition: more deal flow, better screening, and steady follow-up. If you build that habit, you will see more opportunities, avoid more mistakes, and eventually land the RV park that makes the whole effort worthwhile.