High-Occupancy Family Retreat Near Allegheny National Forest
Pennsylvania
Asking price
$1,050,000
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/pennsylvania-rv-park-for-sale-atv-trails-3319907/ This 100+ site family campground in Pennsylvania offers a stable investment with a 90% seasonal guest base and extensive modern infrastructure. Situated on over 56 acres, the property includes a large main building with a retail store, a heated concrete pool, and direct access to regional trail systems. The ownership has invested heavily in utility upgrades, including individual meters and city water, making this a turnkey opportunity with approximately 20 acres remaining for future development. Investment Highlights Modern Infrastructure: All sites feature individual electric meters and city water distribution via PVC piping. High Retention: 90% seasonal occupancy provides immediate and consistent revenue. Growth Potential: Significant acreage is available for additional sites, cabins, or recreational amenities. Owner’s Accommodations: Includes a spacious 4-5 bedroom residence plus a separate income-generating rental house. Outdoor Lifestyle: Prime location for ATV enthusiasts and nature lovers near a major National Forest. Buildings The property features a substantial 4,800+ sq. ft. main building that serves as the operational hub, housing the store, office, and guest amenities. Additional facilities include a multi-purpose pavilion with a wood stove, a laundry room, two modern cabins, and an on-site rental trailer. The residential package is exceptional, consisting of a large primary owner’s home and a secondary four-bedroom rental house. Area Attractions Located in a premier outdoor recreation region of Pennsylvania, the park is minutes from a major National Forest and world-famous state parks. The area is a destination for motorized trail riding, trophy hunting, and water sports, ensuring a steady draw of outdoor enthusiasts throughout the year.
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 | $1,050,000 |
|---|---|
| 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.
