Sell your RV park · Tennessee
Sell your Tennessee RV park or campground for cash.
Principal buyer, not a broker. Written offer under 7 days from complete financials, no lender, close in under 45 days from contract.
Tennessee and us
We haven’t owned a park in Tennessee yet.
Straight answer: our three parks were in North Carolina and Georgia. East Tennessee is one ridge over from where we built Pisgah Forest RV Park, and nothing about how we pay or close changes at the state line. Cash, no financing contingency, no re-trade on disclosed condition, under 45 days from contract to funded.
Tennessee rules that matter when you sell
5 things every Tennessee park seller should know.
Sourced to the state itself. These are the items that change your timeline, your closing costs, or what the buyer has to do the day after closing.
Campgrounds are permitted by the Department of Health as “organized camps.”
Tennessee’s Department of Health Environmental Health program permits and inspects organized campgrounds, along with hotels, pools and food service. The Organized Camp Law (Tenn. Code Ann. § 68-110) defines a “travel camp” as one that accommodates travel trailers, truck coaches or campers.
Source: Tennessee Department of Health, Environmental Health program; Tennessee Department of Health, Organized Camp Law (Tenn. Code Ann. § 68-110)
The permit is in the owner’s name, for that camp.
The law requires a valid permit to operate, issued in the name of the person for the specific camp. A new owner needs their own.
Source: Tennessee Department of Health, Organized Camp Law (Tenn. Code Ann. § 68-110)
Selling the land vs. selling the company matters here.
Rule 1200-01-05-.03 requires a new permit application on a change of ownership, and counts a sale between corporations or a change in who owns the corporation as a change. But if the owning corporation’s federal tax ID number stays the same, there is no change of ownership for permit purposes. Ask your attorney which structure fits your sale.
Source: Tenn. Comp. R. & Regs. 1200-01-05-.03, Permitting and Inspection (Cornell LII)
Inspections every six months — have your reports ready.
The same rule directs the Department to inspect every organized camp at least once every six months. A buyer will ask for recent inspection reports. Pull yours before they do.
Source: Tenn. Comp. R. & Regs. 1200-01-05-.03, Permitting and Inspection (Cornell LII)
Transfer tax: 37 cents per $100, on price or value, whichever is greater.
Tennessee’s realty transfer tax is 37¢ per $100, generally based on the greater of the consideration paid or the value of the property. A mortgage is taxed separately as indebtedness (11.5¢ per $100, minus the first $2,000); an all-cash purchase records no mortgage.
Source: Tennessee Department of Revenue, REC-1 Recordation Tax Overview
Closing cost math
The deed tax, worked out.
On an example $1,000,000 sale, Tennessee’s transfer tax is $1,000,000 ÷ $100 × $0.37 = $3,700. If the property’s value is higher than the price, the tax is figured on the value. The state source doesn’t say who pays; settle it in the purchase agreement.
Where we look
What we want in Tennessee.
Preferences, not data. If your park is somewhere else in the state, send it anyway.
East Tennessee first — the mountain and lake country closest to the parks we have run. Anywhere with a real draw (a national park, a lake, an interstate) is worth a call.
The buy box doesn’t change by state: 25 to 100 sites, $400,000 to $3,000,000, all cash, deferred maintenance fine. Here is how the process works when you sell your RV park to us — steps, paperwork, and how we price.
Tennessee questions
FAQ.
Does my Tennessee campground permit transfer when I sell?
Not usually. A change of ownership needs a new permit application. The exception in the rule: if a corporation owns the camp and its federal tax ID number doesn’t change, there is no change of ownership for permit purposes.
What is the transfer tax on an RV park sale in Tennessee?
37 cents per $100, based on the greater of the price paid or the property’s value.
You haven’t owned a park in Tennessee. Why sell to you?
Because the terms don’t change: cash, no financing contingency, proof of funds before the site walk, no re-trade on disclosed condition, under 45 days to close. If another buyer beats that, take their offer.
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.
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