Gold Country Campground Resort
Pine Grove, CA
Asking price
$4,250,000
Sites
—
Cap rate
—
Price / site
—
About this property
Park Brokerage, in cooperation with California Broker of Record ParaSell Inc. is proud to bring to market Gold Country Campground Resort a premier, year-round outdoor hospitality destination nestled in the breathtaking, heavily wooded Sierra Nevada foothills of Pine Grove, California. Designed as a true "Paradise in the Pines," this 45.7-acre resort seamlessly blends rustic mountain charm with resort-quality amenities. It offers a pristine, quiet getaway perfectly suited for experiential travel and family entertainment. Strategically positioned along the widely traveled Highway 88 corridor, the resort is exceptionally accessible for large Class A motorhomes and fifth-wheel trailers. It is an easy drive from the San Joaquin Valley and major Northern California urban hubs like Sacramento, Modesto, and Stockton, alongside neighboring cities like Merced and Lodi. While summer temperatures in these valley cities regularly spike to over 100 degrees daily, Gold Country Campground Resort rests comfortably at an elevation of 3,500 feet. This prime elevation offers a much-needed retreat, with temperatures typically 15 to 20 degrees cooler, ensuring a highly comfortable camping experience for guests. Furthermore, sitting just 45 minutes from the resort community of Lake Tahoe, the property serves as a natural and convenient stopover spot for vacationers heading to the high Sierras. The property also benefits from a concentrated cluster of entertainment venues, with three full-service casinos located within an hour's drive: Jackson Rancheria Casino, Harrah's Northern California, and Acorn Ridge Casino. Together, these destinations provide year-round dining, live entertainment, and gaming options that drive consistent adult visitation. Combined with world-class winter snow sports at Kirkwood Ski Resort—located just forty-five minutes up the alpine corridor—the surrounding area delivers diverse, year-round demand drivers that protect against seasonal lulls. The resort caters to a wide demographic of outdoor enthusiasts with 130 total units and a diverse array of lodging options including spacious, big-rig friendly sites featuring full hookups, 30/50 amp service, and premium upgrades like Deluxe Sites with private fire pits. For those seeking a more traditional stay, the property boasts charming stick-built rental cabins, comfortable motel rooms, a spacious multi-room vacation lodge, and dedicated tent camping sites. Guests enjoy exclusive access to a large, sparkling swimming pool and an interactive water splash pad that serves as a major draw for families during the summer months. The on-site experience includes a well-maintained mini-golf course, an arcade, billiards, horseshoes, basketball, a playground, beautifully wooded nature trails, and two large clubhouses. The park provides complimentary premium Wi-Fi, basic cable at RV sites, immaculate restroom and shower facilities, and a spacious, dedicated dog park for four-legged guests. Serviced by public water and septic, the property includes a double-wide manufactured home for on-site management and three park models. The resort offers massive value-add potential and immediate upside for a future operator. Immediate revenue growth can be captured by raising currently below-market rates and activating one unused park model. Additionally, the offering includes over 27 acres of currently unutilized land, providing a substantial footprint to explore potential park expansion or alternative uses—such as installing a solar to offset electrical costs and further drive NOI. Ownership also has county confirmation that converting existing tent sites into RV sites requires no Conditional Use Permit (CUP) or planning entitlements. Two prime conversion sites are already outlined in the offering, and the majority of existing tent sites can easily accommodate any size RV.
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 | $4,250,000 |
|---|---|
| Address | 13026 Tabeaud Road |
| 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.
