(828) 367-6711 Send us a park

Private buyer · Southeast United States

We buy RV parks, and we have run them ourselves.

Waterfall Parks Holdings is a principal buyer, not a broker and not a fund. Two parks acquired, one built from raw land, all three operated and sold. We pay cash and we close in under 45 days.

Send us a park Direct line · (828) 367-6711

What we buy

The buy box, stated plainly.

If it fits this, send it. If it is close, send it anyway and we will tell you in a day.

Asset type
RV parks, campgrounds, and marinas. Combination RV and mobile home properties considered. Marina-plus-campground waterfront especially.
Geography
North Carolina, South Carolina, Georgia, Virginia, Tennessee. We travel. Distance is not the constraint; the asset is.
Size
25 to 100 sites. Smaller than most institutional buyers will look at, which is the point.
Purchase price
$400,000 to $3,000,000. All cash at every point in that range.
Condition
Deferred maintenance is fine. Distress is fine. Failing septic, undersized electrical, tired sites, half the park closed — we have fixed all of it on our own dime, and built one park from raw land. These are not deal breakers and they will not trigger a re-trade if they are disclosed up front.
Land
Yes — with entitlements and approvals already in place. We built Pisgah Forest RV Park from ten raw acres, so a permitted site with an approved plan is a live target rather than a stretch. What we will not do is carry a parcel through the approval process on spec.
Not a fit
Fractional or membership-interest deals. Anything requiring a partner vote.

Track record

Three parks. Two bought, one built.

All three operated and sold. Not a pipeline, not letters of intent — closed transactions, each one run by us before it changed hands.

McIntosh Manor
Townsend, Georgia

20 sites · 24-month hold

Renovated the rental units, rebuilt the roads, and added laundry, landscaping, and high-speed wifi. Converted a struggling bed and breakfast into a high-performing short-term rental, and took a long-term cabin on the property to the same. Sold as a stabilized rural park.

Land of Waterfalls RV Park
Pisgah Forest, North Carolina

12 sites · 18-month hold

A boutique park bought with infrastructure already in place. We added private landscaping at every site, a dog park, a visitors lodge, high-speed wifi, and new roads, and expanded the site count. Sold stabilized.

Pisgah Forest RV Park
Penrose, North Carolina

41 sites · 10 acres · built from raw land · 24-month hold

Built from nothing on ten acres: roads, utilities, a fiber mesh network, oversized RV sites with mature landscaping, a visitors center, and a dog park. Added a 40-unit boat and RV storage facility with six covered spaces on power and water.

Sold at 41 sites with room to expand and an engineering firm already engaged on a wastewater treatment plant — the buyer inherited the entitlement head start along with the park.

How we transact

Short timelines, and we hold to them.

The value of a buyer is not the number on the first page. It is whether that number is still there at closing.

Underwriting
Under 7 days
From complete financials to a written offer.
Close
Under 45 days
From executed contract to funded. Every park so far.
Funding
100% cash
No bank, no appraisal, no loan committee.
Source of funds
Cash. We do not use bank financing. Proof of funds provided on request, before any site visit.
Financing contingency
None. There is no lender who can kill this deal, because there is no lender.
Due diligence
Short and defined, with terms locked at contract. Books, septic and well, electrical, survey, title. We do not use the diligence window to renegotiate.
Seller financing
Considered where a seller wants to spread the gain, though we do not need it to close.
Re-trades
We do not re-trade on disclosed condition. If it was in the disclosure or we could see it on the walk, the price stands.

For brokers and attorneys

What we are asking for.

  • Your commission is protected on anything you bring us, including off-market and pocket listings. Put it in writing and we will sign it.
  • Send it before it is packaged. We would rather see a tired park with no offering memorandum than a polished listing that has been shopped for six months.
  • You will get a straight answer fast. If it is not a fit, we say so the same week and tell you why, so you stop wasting calls on us.
  • We do our own diligence. You will not be asked to chase down septic permits or explain the electrical.
  • Estates, partnership splits, and deferred-maintenance situations are welcome. Those are the deals we are built for.

Disclosure

We also advise park owners. You should know that.

Waterfall Parks Holdings is affiliated with The RV Park Advisors, an advisory practice serving small RV park owners. Same principal, separate entities, different purposes.

Where an advisory relationship and an acquisition interest touch the same property, we disclose it to the owner in writing and convert the relationship formally before proceeding. We would rather tell you this on the first page than have you find it later.

Contact

Send us a park.

Address, approximate site count, and whatever financials exist is enough to start. If there are no books, say so — that is common and it is not disqualifying.

Calls are answered by the principal. There is no analyst to get past.

Brian Zmich
Principal