Valuation
How Much Is My Texas RV Park Worth?
There is no honest one-line answer, but there is an honest method. Value follows sustainable income, the risk attached to that income, and what the land is worth on its own. Everything else is detail on top of those three.
Interactive
Estimate a range in about a minute
This tool uses the same starting arithmetic an investor uses. It is deliberately conservative and deliberately incomplete — it cannot see your utilities, your land or your records.
RV Park Value Estimator
Enter what you know about the park. The model builds a stabilized NOI, applies a Texas cap-rate range adjusted for market, condition and income durability, then subtracts deferred capital and adds usable land. It is educational — not an appraisal or an offer.
1. Income
2. Operating expenses
3. Market, condition & risk
4. Adjustments
Educational value range
$1,963,698 – $2,312,284
Implied value per developed site: $39,274 – $46,246
- Gross annual revenue
- $515,850
- Effective revenue after vacancy
- $382,808
- Total operating expenses
- -$187,420
- Stabilized NOI
- $195,388
- Expense ratio
- 49%
- Cap rate range applied
- 8.45% – 9.95%
- Income value before adjustments
- $1,963,698 – $2,312,284
What moves your range
- Verifiable income is worth more than reported income — clean books tighten the cap rate.
- Failing water, wastewater or electrical systems get priced as capital, dollar for dollar, before value.
- Monthly workforce tenancy underwrites tighter than seasonal or event-driven occupancy.
- Below-market rates with room to raise can add value; above-market rates raise retention questions.
- Expansion-ready acreage can carry value well beyond what today's income supports.
This model cannot see your pad sizes, permitted wastewater capacity, entitlement issues, flood exposure, tenant quality, or the actual sale comps in your submarket. Two parks with identical inputs routinely trade at very different numbers. Use the range as a conversation starter, then call for a real evaluation.
What actually drives the number
Eight factors that move Texas RV park value
Sustainable net operating income
Collected revenue minus the true cost to operate, including management the owner currently performs for free. This is the single largest driver of value.
Occupancy mix and durability
A park at 92% occupancy on monthly workforce tenants is underwritten differently from one that hits 92% for eleven weeks each summer.
Rate position
Whether current rates sit below, at, or above what the local market supports. Below-market rates can add value; above-market rates raise questions about retention.
Utility infrastructure
Water source, wastewater system and permitted capacity, electrical service and pedestal age. This is where large, unavoidable capital costs hide.
Site condition and rig compatibility
Pad size, levelness, surface, spacing and whether the layout accommodates modern 40-foot rigs with slide-outs.
Land value and expansion
Usable acreage for additional phases, or an underlying land value that exceeds what the current income supports — common near growing metros.
Documentation quality
Records that let a buyer verify income narrow the pricing range. Gaps get priced as risk, which usually means a lower number.
Local demand drivers
Energy, industrial, construction, military, medical, tourism or winter-Texan demand — and how durable each is in that specific market.
Why revenue multiples mislead owners
Owners are frequently told a park is worth some multiple of gross revenue. It is an appealing shortcut and it is usually wrong, because two parks with identical revenue can have wildly different expense loads. A park on a municipal water and sewer connection with metered electricity and a resident manager runs at a very different margin from a park on an aging aerobic system where the owner absorbs electricity in the site rate.
Expense ratios in Texas RV parks commonly land between 35% and 55% of revenue. That twenty-point band alone can swing value by 30% or more at the same top line.
The adjustments buyers make to owner numbers
Expect a buyer to normalize your financials rather than accept them as presented. The usual adjustments are not adversarial — they are what any lender or investor would do:
- Adding market-rate management and payroll if the owner works the property
- Adding a capital reserve, typically per site per year
- Removing one-time revenue, such as a storm-recovery occupancy spike
- Removing personal expenses run through the business
- Re-assessing property taxes at the likely post-sale valuation
- Adjusting insurance to a realistic current quote, especially on the coast
When land value leads instead of income
In parts of Dallas–Fort Worth, Austin, San Antonio and Houston, the underlying acreage can be worth more than the park’s income supports. When that happens, value is driven by comparable land sales, access, utilities at the boundary and development potential rather than by cap rate math. Owners of infill parks on well-located acreage are often surprised by this in a good way.
What a Titan evaluation includes
We look at your documented income, the physical systems, the market the park serves and the land itself, then explain the number rather than just stating it. If the range is lower than you hoped, you will hear why, and you will know exactly which factors would change it. If we are not the right buyer, we say that too.
The estimator and this page are educational. A Titan Property Investors evaluation is an investor-oriented opinion of value based on information you provide, not a formal appraisal by a licensed appraiser.
Want a real number instead of an estimate?
Send your site count, occupancy and whatever financial detail you have. We will give you a documented range and the reasoning behind it.