Black Hills KOA Holiday Campground
Hot Springs, SD
Asking price
$2,500,000
Sites
46
Cap rate
—
Price / site
$54,348
About this property
Black Hills KOA Holiday is an established 74-site campground on 19.29 acres near Hot Springs, South Dakota. The property includes 46 RV sites, 15 tent sites, and 13 cabins, providing a mix of accommodation types for Black Hills visitors. RV sites include full-hookup, water-and-electric, and no-hookup configurations. Guest amenities include a heated seasonal pool, camp store, pavilion, laundry facilities, recreation room, playground, mini golf, fenced dog park, and other outdoor recreation areas. The property also includes a 2,113 SF manufactured home for an owner or manager, a 1,755 SF main building, guest bathhouse, utility building, and additional operational support structures. FF&E used in campground operations is included in the sale. The campground operates seasonally from April 1 through October 31. Recent ownership improvements include a new septic line on the north side in 2023, updates to the camp store, new store air conditioning, and pool lighting. Financial information is available upon execution of an NDA.
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 | $2,500,000 |
|---|---|
| Sites | 46 |
| Price per site | $54,348 |
| Address | 27585 South Dakota 79 |
| First seen by UnitListed | Sep 19, 2026 |
| Source page last checked | Sep 19, 2026 |
| Source last changed | Sep 19, 2026 |
Trade area
We have not resolved this listing to a US county yet, so there is no public-record context to show. This happens when a listing has no precise location, or sits outside the United States.
Before you call the broker
7 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.
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
Site count and hookup mix — 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 19, 2026; that is not the same as when it came to market, and we have no way to know the latter.
- Sep 19, 2026First seen by UnitListed
The asking price has not changed across any of our observations.
