We buy campgrounds.
If you're thinking about selling your RV park or campground, talk to us before you call a broker.
We buy parks directly. No listing process. No public marketing of your business. No 6% broker commission. One conversation with the founder, an NDA, a few weeks of due diligence, and a real number on a real piece of paper.
No commitment. Nothing public. Reply comes from Sean personally.
Tell us about your park.
Send a note, we'll reply within one business day. Everything you share is confidential.
Goes directly to Sean Hakes. Not shared, not sold, not added to any list.
A note from the buyer
Why we're a different conversation than a broker.
I'm Sean. I run Campground Management, which is the booking software a lot of independent parks use. That means I look at park P&Ls all day. I know what a healthy 60-site park makes, what a struggling 200-site park needs, and how seasonal labor and deferred maintenance show up in the numbers.
When a broker lists your park, your business gets put on a public website with your revenue numbers visible to your competitors, your campers, and your staff. The phone rings for nine months. Most of those calls are tire-kickers. A 6% commission comes out of the closing wire. The whole experience is exhausting and not very private.
When you talk to us, none of that happens. We sign an NDA, we ask for the financials, we look at the property (sometimes in person, sometimes from photos and Google Earth), and we come back with a number. If the number works for you, we close. If it doesn't, we shake hands and you can go list with a broker without us ever having shared a thing about your park with anyone.
And because we already run the software side of the industry, we keep parks running. We don't strip them down, sell the land off, and walk. The reason we buy parks is to operate them.
How it works
Four steps. No surprises.
You send a quick note.
Park name, location, a few words about why you're considering selling, and whatever you're comfortable sharing. The form above does this in about 90 seconds. We reply personally within one business day.
We sign an NDA and look at the financials.
Mutual NDA so what you share stays private. Then we ask for the basics: last 2-3 years of revenue, site count and mix, ownership structure, debt situation, and any known liabilities or deferred maintenance. We do not contact your staff, your guests, or your suppliers.
We make you an offer.
Usually within 10 to 14 days of seeing the financials. The offer is a written letter of intent with a price, the structure (cash, owner-finance, or a mix), the diligence timeline, and the proposed close date. If the price doesn't fit, we'll tell you what would make it fit, or we'll wish you well.
We close on your timeline.
You set the closing date and the transition plan. If you want to walk away on day one, you do. If you want to stay on as the operator or general manager for a season, we'd usually love that. Title transfers through a real estate attorney. Funds wire the day of close.
Full transparency
Here's what we'll ask for during diligence.
No tricks, no fishing for free information. If we sign an NDA and start talking, this is the actual list we'll ask you to gather. Most of it lives in your existing software, accountant's records, or a folder on the office desk.
- ›Last 3 years of profit & loss, plus the most recent 12-month trailing.
- ›Federal tax returns for the same period (we're looking for consistency, not surprises).
- ›Site count and mix: RV pads, cabins, tent sites, rentals, monthlies, seasonal vs transient.
- ›Occupancy and ADR by month, if you have it. If you don't, we can pull it from your booking software.
- ›Property: deeded acreage, survey if you have one, water/sewer system age, utility setup, easements.
- ›Capital projects in the last 5 years and known deferred maintenance.
- ›Existing debt structure, any seller financing assumptions, and lien situation.
- ›Staff situation: who's W-2, who's seasonal, what they're paid, and whether anyone's part of the sale.
If you don't have something on this list, that's not a deal-breaker. Most family-owned parks don't track every metric a corporate buyer would expect. We work with what you have.
What we'll look at
Any size. Any state. Any condition.
We're not picky. Family parks with 20 sites that grandpa built in the 70s. Mid-size resorts pushing 150 RV pads. Destination glamping operations with a dozen yurts. Year-round Florida parks full of snowbirds. Seasonal northeast parks that close November to April. Distressed parks needing infrastructure work. Healthy parks where the owner just wants out.
If your park makes money (or could with the right operator), we want to hear about it. The only situation we can't help with is straight-up land sales with no operating business attached, since we're buying the campground, not just the dirt.
Common owner questions
What sellers ask us most.
Do you actually have the cash, or are you just lead-gen?
We are the buyer. The offer that comes back is signed by us, the wire on closing day is ours. We're not a broker, we're not a lead aggregator, and we don't sell your information to anyone.
What if my park has problems? Old infrastructure, an environmental issue, a difficult lease?
Tell us. Every park has something. We'd much rather know on day one than discover it in diligence and have to re-price the deal. We've seen most of it, and we still buy parks with real issues. The price reflects the reality.
Can I stay involved after the sale?
Yes, if you want to. Some sellers want a clean walk-away on closing day. Others want to stay on as the GM through a season for transition pay. Some keep a minority stake. We'll structure it whichever way fits.
How long does the whole thing actually take?
From your first note to a signed LOI is usually 3 to 5 weeks. From signed LOI to closing wire is usually another 6 to 10 weeks, mostly to give the title attorney and the lenders (if any) time to do their work. If you need it faster for a personal reason, tell us when you reach out.
Will my staff and guests find out?
Only when you decide to tell them. We don't contact anyone at your park during diligence. No site visits in branded shirts. No "buyer's representative" calling your manager. Public announcement happens after closing, on your terms.
What if I'm just exploring and not sure I want to sell?
That's the most common situation. Send a note, we'll have a quiet conversation, you can find out what a real number might look like, and you walk away with information you didn't have before. No pressure.
Do I need a broker or an attorney?
You don't need a broker on our side of the table, but if you want one representing you, that's your call. You should absolutely have a real estate attorney review the LOI and the purchase agreement. We always recommend it.
Start the conversation
Tell us about your park.
Send a note. Sean replies personally. Whatever you share stays between us and goes nowhere else, full stop.
"We're not trying to be the biggest. We're trying to be the best one for the family-owned park."
Sean Hakes, Founder · Read our story