Sell your campground
Selling a campground? Tents, cabins and bathhouses included.
Same cash, same timeline as an RV park. Here is what we look at differently in a campground, and how each of our states regulates them.
Campground vs. RV park
What is different when you sell a campground.
Same buyer, same cash, same timeline. But a campground gets looked at differently, and you should know how.
The bathhouse is the infrastructure
In an RV park, every site carries its own water, sewer and power. In a campground, a lot of guests depend on one bathhouse, one septic system and one dump station. That makes those three things the first stop on our walk. South Carolina’s wastewater rule is a good example of why: it requires campgrounds to provide adequate toilet and bathing facilities unless every campsite has its own sewer connection, and it sets one dump station per 100 campsites.
Seasonal books need monthly numbers
A campground that does most of its business between Memorial Day and Labor Day can look great or terrible depending on which months you show us. Send monthly revenue and expenses for at least two years. We underwrite all twelve months.
Cabins, rentals and the house on the hill
Rental units are their own income stream with their own costs. We have run that play: at McIntosh Manor in Townsend, Georgia, we renovated the rental units and converted a struggling bed and breakfast into a high-performing short-term rental.
No books is common
Plenty of family campgrounds run on a cash box and a notebook. That is not disqualifying. It means we rebuild the income from deposits and reservation records, and the number is more conservative than it would be with clean books.
What does not fit
Membership campgrounds, fractional-interest deals, anything that needs a partner vote, and parcels that still need approvals to become a campground.
Permits
Is a campground regulated like an RV park? In our states, mostly yes.
This matters when you sell because the permit usually does not move with the deed. Here is what each state’s own rules say.
| State | How campgrounds are covered | Detail |
|---|---|---|
| Florida | Chapter 513, Department of Health. | An “RV park” is any place renting space to five or more RVs or tents; “campground” is treated as the same thing. The permit is not transferable. |
| Georgia | Tourist Accommodation rules, Department of Public Health. | The definition of tourist accommodation expressly includes campgrounds and RV parks. Permits expire on a change of ownership. |
| Tennessee | Organized Camp Law, Department of Health. | The law defines a “travel camp” that accommodates travel trailers and campers, and requires a permit. A change of ownership needs a new application. |
| South Carolina | Wastewater rule R.61-56. | Bathhouses required unless every site has a sewer connection; one dump station per 100 campsites. |
| North Carolina | Onsite wastewater rules, local health departments. | State RV park guidance treats two or more RVs on one tract as an RV park for wastewater design. |
What we buy
The buy box, same as for RV parks.
The full process — steps, paperwork, pricing — is on the sell your RV park page. It applies to campgrounds word for word.
Campground questions
FAQ.
Do tent-only sites count toward the 25-site minimum?
Yes. A site is a site. What matters is what the campground earns and what it costs to run.
My campground only makes money four months a year. Can you still value it?
Yes. We underwrite a full twelve months, including the slow ones. Send monthly numbers, not just the annual total, so we can see the season.
I rent cabins and a house on the property. Do those count?
Yes, as their own income stream. At McIntosh Manor we turned a struggling bed and breakfast and a long-term cabin into short-term rentals, so we know how to look at them.
Do you buy membership campgrounds?
No. Fractional and membership-interest deals are outside what we buy.
Sources
Every outside fact on this page comes from these pages, opened on November 14, 2026. Rules change; your closing attorney has the final word.
- S.C. Regulation 61-56, Onsite Wastewater Systems (copy published by SCDES)
- Florida Statutes (2025), Chapter 513, Mobile Home and Recreational Vehicle Parks (Florida Senate)
- Ga. Comp. R. & Regs. Subject 511-6-2, Tourist Accommodations (Georgia Secretary of State)
- Tennessee Department of Health, Organized Camp Law (Tenn. Code Ann. § 68-110)
- Tenn. Comp. R. & Regs. 1200-01-05-.03, Permitting and Inspection (Cornell LII)
- NC DHHS, Onsite Water Protection Branch, “Wastewater Treatment and Dispersal Systems for RV Parks” guidance (revised Oct. 20, 2017)
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.
- Direct (828) 367-6711
- Email Brian@waterfallparks.com
- Based in Hendersonville, North Carolina