Cape Woods Campground & Resort
Buxton, NC
Asking price
$15,000,000
Sites
200
Cap rate
6.50%
Price / site
$75,000
About this property
The Esterson MHC Team is pleased to present Cape Woods Campground & Resort, a 200-unit RV resort located in Buxton, North Carolina, on North Carolina’s scenic Outer Banks. Situated on 15.29 acres across two contiguous parcels in Dare County, the property is positioned within the Kill Devil Hills MSA, offering an exceptional cash-flow opportunity with stabilized operations, favorable infrastructure, and strong tourism demand. This income-producing RV campground features 195 RV lots that include 6 tenant owned cabins, 1 A-Frame apartment unit, 2 apartments, 1 single-family home, and 1 shop, with all 200 units currently occupied and performing. Over 90% of the income is collected annually in advance, typically from Nov-Jan. The property has generated $1,295,769 in gross revenue for the 2026 calendar year, with $974,409 in NOI, producing a 6.5% in-place cap rate. Renters typically leave their RVs onsite year-round and use it as a vacation home during the summer months. The property has maintained 100% occupancy over the last 6 years and has a waiting list that exceeds 300 people. The majority of residents are renewing tenants who have been staying at the park for many years in a row. 2026 rental income is supported by average RV lot rents of $486/month ($5,832/annual), with most RV renters paying the full annual rent in January. 24 RV tenants have renewed for the 2026 season at $7500/annual providing a clear path to higher rates for remaining RV lots moving forward. Cabin lot rents are $494/month, the apartments units generate $916/month, and the single family home earns about $2,000/month. The house was previously used as an owners home and is in good condition. Sub-metered electric is billed back to tenants. With 100% occupancy and increasing demand for seasonal and affordable coastal stays, the park offers multiple levers for revenue growth. Nearby parks are charging more than of $1000 a month for similar RV lots during the high season furthering a strong case to be made for charging monthly rents as opposed to the annual rents that current ownership is using. Proforma models support revenue growth to $1.618M and NOI of $1.205M, yielding a stabilized exit value of $20.0M at a 6.0% cap rate. The park includes well maintained roads, a swimming pool and turn-key management. The park is in a flood zone but sits on the highest elevation in Buxton, significantly mitigating the risk of any flooding. It has no park-owned homes, RTOs, or other operational complexities. Trash service is included in taxes, and cable is directly billed. This simplicity and durability of income make it an ideal passive investment for yield-seeking RV park or MH community investors. The Outer Banks region of North Carolina remains a top-tier tourism destination attracting tens of thousands of RVers, seasonal workers, and long-term coastal tenants. Cape Woods is uniquely positioned to serve that demand with strong infrastructure, flexible unit types, and professional operations. Investors can capitalize on continued price appreciation and revenue growth through seasonal rent premiums, dynamic pricing, and light infill of underutilized structures. We are asking investors to submit offers at or above $15,000,000, representing a unique opportunity to acquire a fully stabilized coastal RV resort with exceptional upside and efficient operations. All offers must include pricing, inspection period, funding source, and appropriate due diligence timelines.
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 | $15,000,000 |
|---|---|
| Sites | 200 |
| Price per site | $75,000 |
| Cap rate | 6.50% |
| Address | 47649 Buxton Back Road |
| First seen by UnitListed | Sep 6, 2026 |
| Source page last checked | Oct 24, 2026 |
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 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.
