118-Site RV Park in New York Wine Region with $340K+ in Recent Upgrades
New York
Asking price
$1,150,000
Sites
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Cap rate
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Price / site
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About this property
Additional info and photos: https://www.parksandplaces.com/finger-lakes-rv-park-for-sale-expansion-ready-3328136/ This 118-site RV resort represents a rare opportunity to acquire a stabilized asset with substantial approved growth in the Finger Lakes region. Spanning 41 acres with significant frontage on a namesake creek, the property has undergone a $340,000+ renovation program. The park is positioned to capture immediate upside through the development of 62 pre-approved sites and the transition of 30-amp service to 50-amp capacity. With a strong seasonal base and existing winter infrastructure, this property is a turnkey platform for an investor seeking to scale in a top-tier tourism market. Established 118-Unit Resort: This 41.48-acre property features 89 full-hookup sites and is situated in a premier tourism corridor. Turnkey Operational Status: A comprehensive $340,000 capital improvement program was recently completed, including a new bathhouse, office renovation, and pool upgrades. Immediate Expansion Potential: Stamped plans and local approvals are in place for 62 additional sites, with existing sewer capacity already permitted for a total of 168 units. Modern Infrastructure Upgrades: Recent investments include a newly installed parkwide WiFi system, a revenue-generating propane fill station, and 10 new frost hydrants to support winter operations. Strategic Tourism Location: The asset is positioned near world-class wineries and iconic state parks, located within a 90-minute drive of three major metropolitan areas. Buildings The facility includes a comprehensively renovated main office and camp store, a refreshed recreation hall, and a high-end bathhouse completed in 2023. Additional structures include a new 2024 pavilion, an expanded coin-operated laundry facility, and multiple lodging units ranging from rustic cabins to a deluxe tiny home. A two-story residence is also on-site for owner or manager use. Area Attractions Located within a short drive of world-class wineries and major state parks, this location benefits from high-traffic tourism corridors. The surrounding region is famous for its glacial lakes, waterfall hiking trails, and year-round outdoor recreation including premier skiing and boating. Major metropolitan areas are within a 90-minute drive, ensuring a steady flow of both transient and seasonal visitors. NEW york cooperating broker : BRUCE LIPPA 10491201627
All details
Figures are transcribed from the source listing as published. “Source page last checked” is when our crawler last fetched that page — it is not a check of the financials and not confirmation from the broker.
| Asking price | $1,150,000 |
|---|---|
| First seen by UnitListed | Sep 6, 2026 |
| Source page last checked | Oct 19, 2026 |
Before you call the broker
8 things are not disclosed on this listing. These are the questions that would close the gap — specific to a park, not a generic list.
Net operating income — not disclosed
What is the trailing twelve-month NOI, and what does it include and exclude?
The single number a lender will size debt against. Ask what is excluded — management fees and reserves are the usual omissions.
What period the financials cover — not disclosed
Are these figures trailing twelve months, last calendar year, or projected?
A projected stabilised NOI and a current operating NOI can differ by a third, and both get called "NOI".
Gross income and operating expenses — not disclosed
Can you share a trailing twelve-month profit and loss, with the expense lines itemised?
NOI alone hides whether income is high or expenses are being under-reported. The split is what you underwrite.
Reason for sale — not disclosed
Why is the owner selling, and how long have they held it?
Never published on a listing, always worth knowing. Retirement and a looming capital bill are very different situations.
Site count and hookup mix — not disclosed
How many sites are there, and how many are full-hookup, partial or tent?
Full-hookup sites earn a multiple of what a tent site does. The count alone does not tell you the income.
Operating season and seasonal mix — not disclosed
Is this year-round or seasonal, and what is the split between seasonal, monthly and transient guests?
A seasonal park with a five-month window is a different business from a year-round one at the same annual revenue.
Utility infrastructure — not disclosed
Are water, sewer and electric municipal or private, and what condition is the infrastructure in?
A private septic or well at end of life is a capital item that can exceed a year of NOI, and it will not appear in the expenses.
Permits and non-conforming use — not disclosed
Is the current site count permitted, and is any of it legal non-conforming?
A park operating more sites than it is permitted for cannot be financed at the income it shows.
Asking price — disclosed
Currency of the asking price — disclosed
Whether the land is included — disclosed
What has changed
Every date below is when we observed a change, not when it happened. We first saw this listing on Sep 6, 2026; that is not the same as when it came to market, and we have no way to know the latter.
- Oct 22, 2026Status changedactive → stale (source absence)
- Sep 6, 2026First seen by UnitListed
The asking price has not changed across any of our observations.
