Park Brokerage Services | Industry & Investment Update
June 2026 RV Park & Campground Market Snapshot
June 2026 brought notable activity across RV park and campground acquisitions, portfolio expansion, and manufactured housing financing. Outdoor hospitality investors continued evaluating destination-oriented properties and established operating businesses while monitoring a changing backdrop for RV manufacturing and consumer demand.
Executive Market Overview
Regional operators continued pursuing acquisitions in established travel destinations, and reported property sales demonstrated the variety of opportunities available across the RV park sector. Financing activity in manufactured housing also highlighted the distinction between stabilized acquisitions and transitional investments.
- Portfolio expansion: Operators entered new geographic markets through campground acquisitions.
- Destination-oriented investment: Properties near outdoor recreation, lakes, and tourism destinations attracted attention.
- Disciplined underwriting: Historical income, infrastructure, and realistic capital budgets remained central to investment decisions.
1. RV Park & Campground Acquisition Activity
Open Road Resorts Expands into Tennessee and Kentucky
During June, Open Road Resorts announced the acquisition of Raccoon Mountain Campground and Caverns near Chattanooga, Tennessee, followed by Elkhorn Creek RV Park in Frankfort, Kentucky. The properties provide exposure to different tourism drivers, including cave attractions, regional recreation, and Kentucky's Bourbon Trail travel market.
PBS Investment Perspective: Established destinations and recognizable tourism demand may support interest from multi-property operators. Sellers can strengthen their positioning with dependable financial records and clear evidence of local demand.
Reported June Brokerage Closings
NAI Outdoor Hospitality Brokers reported June closings involving 4 Guys RV Park in Stanton, Kentucky, and Cypress Landing RV Park & Lakeside Club in Alabama. The properties illustrate the range of buyer objectives, from access to destination recreation to potential operational improvement and expansion.
Texas: Town & Country RV Park
REBusinessOnline reported that Marcus & Millichap brokered the sale of Town & Country RV Park in Bridge City, Texas, in June. The property was described as a 110-site park on approximately 26 acres; the reported sale price was not disclosed.
PBS Investment Perspective: Texas RV parks span transient, extended-stay, and workforce-oriented operating models. Buyers should compare properties on the basis of actual revenue composition and operating costs rather than site counts alone.
2. Manufactured Housing Financing
Financing reports during June illustrated how loan structures vary with the property's condition and investment strategy. The Madison Group reported manufactured housing transactions in Illinois and Michigan involving conventional acquisition debt and shorter-term bridge financing.
| Reported transaction | Loan amount | Financing profile |
|---|---|---|
| Illinois manufactured housing acquisition | $1,275,000 | Reported five-year acquisition financing |
| Michigan manufactured housing community | $1,900,000 | Reported shorter-term, interest-only bridge financing |
PBS Investment Perspective: Buyers should assess debt service, capital improvements, refinance exposure, and stabilization timelines. Terms reported for one transaction should not be treated as broadly available financing.
3. Outdoor Hospitality Demand & Operating Fundamentals
KOA's 2026 camping research, reflecting prior-year activity, underscored the scale of North American camping participation and the continued importance of outdoor recreation, wellness, and guest experience.
Transient Versus Extended-Stay Operations
Transient properties may benefit from weekend, seasonal, and destination demand but often require more active reservations, housekeeping, and guest services. Extended-stay parks may offer more predictable recurring revenue, although local employment and housing conditions can influence occupancy.
PBS Investment Perspective: Neither operating model is automatically superior. A reliable valuation considers revenue mix, occupancy history, labor, utilities, maintenance, and local demand drivers.
4. RV Industry Update: June Data Releases
In June, the RV Industry Association released May 2026 wholesale shipment figures showing approximately 22,900 units, a decline of about 18.7% from May 2025. Wholesale shipments measure manufacturers' deliveries to dealers, not campground reservations or park occupancy.
For investors, shipment trends are one indicator of the wider recreational vehicle ecosystem, but a property's operating statements, reservations, rate trends, and customer retention provide more direct insight into its performance.
5. What June's Activity Means for Owners and Investors
For Independent Park Owners
- Maintain accurate monthly financial statements, reservation data, and occupancy records.
- Document utilities, infrastructure upgrades, maintenance, and capital expenditures.
- Separate established income from projected expansion or amenity revenue.
- Explain the property's primary demand drivers and competitive position.
For Institutional and Portfolio Investors
- Evaluate local market dynamics rather than relying on national averages.
- Assess management efficiency and the scalability of operating systems.
- Underwrite infrastructure needs and expansion risk independently from existing NOI.
- Match financing terms and investment hold periods to the property's business plan.
6. PBS Investment Outlook
June's acquisition and financing reports point to ongoing opportunities across RV parks, campgrounds, and manufactured housing communities. The quality of historical cash flow, market positioning, and realistic capital planning remain essential to informed investment decisions.
Park Brokerage Services will continue monitoring reported transactions, financing conditions, and outdoor hospitality operating trends as the summer season progresses.
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This publication provides general market information based on reported third-party industry activity. Transaction details and figures should be confirmed with their original publishers. PBS Investment Perspective comments are general observations, not property-specific valuations. Images are illustrative.