Ashland/Huntington West Campground
Argillite, KY
Asking price
$4,450,000
Sites
—
Cap rate
—
Price / site
—
About this property
Ashland/Huntington West RV campground is located on the tristate border of Kentucky, West Virginia, and Ohio, in Argillite, KY, This RV campground offers an opportunity for campground enthusiasts. It is located along I-64, just a short drive to Ashland and Huntington WV, lakes, a 700 acre ATV park, golf courses, Carter Caves and entertainment venues. This property presents abundant growth potential. A new horse race track is scheduled to open and races have been announced for this summer ,with an accompanying Casino already opened. Featuring 92 spacious RV sites, including 4 cabins and on-site attractions like a swimming pool, mini-golf, hiking trails, guests can enjoy a variety of amenities. The campground boasts yearly growing income and has the capacity to do more income with current number of sites and cabins. The expansive 50 acres offers room for more RV sites, cabins, and event spaces. The campground is priced at $4,450,000 with a pro forma income projection of $1 million, up from $700k gross income in 2026. There are multiple revenue streams. Annually we have many long term guests as well as vacationers. Don't miss this chance to own a thriving campground in the heart of the Ashland/Huntington metro area. As mentioned, the area will attract additional tourism in the near future with a horse racetrack opening this summer. The race dates have already been announced. A casino opened recently as part of this project. In recent years, major concerts have been held within a few miles of the campground. Airbnb traffic for the cabins continues to increase as well. A month ago a Data Center was announced 2.5 miles from the campground. It is expected to attract well over a thousand construction workers and we are the closest accommodation by 8 miles.
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 | $4,450,000 |
|---|---|
| Year built | 2008 |
| Address | 80 Koa Lane |
| First seen by UnitListed | Sep 6, 2026 |
| Source page last checked | Oct 24, 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.
- Sep 6, 2026First seen by UnitListed
The asking price has not changed across any of our observations.
