Historic Val-Du Lakes Resort | Campground & RV Park with Expansion Potential
Mears, MI
Asking price
$3,965,000
Sites
300
Cap rate
—
Price / site
$13,217
About this property
Rare opportunity to acquire the complete historic Val-Du Lakes Resort in Mears, Michigan, just minutes from the iconic Silver Lake Sand Dunes and near Silver Lake and Lake Michigan. This approximately 66.61-acre hospitality property combines an established campground and RV park, restaurant and bar, outdoor concert and event venue, high-value short-term rental property, and additional undeveloped acreage with future expansion potential. The approximately 49.4-acre campground features 100 existing campsites in a natural wooded setting, with 30-amp electric hookups at each site, select water hookups, picnic tables, and fire rings. Additional amenities include a 690 SF camp store, 1,750 SF pole barn with living quarters, bathhouses, laundry facilities, dump and fill systems, camper rentals, and overflow parking. The undeveloped land offers the potential to expand the campground to more than 300 sites, subject to local zoning. Beyond the campground, the property includes the Val-Du Lakes Bar & Grill, offering approximately 4,412 SF with a full bar, dining areas, indoor stage, full kitchen, basement storage with walk-ins, and an upstairs loft with pool tables. The outdoor entertainment grounds feature a 9,500 SF event deck, 4,800 SF open-air concert pavilion with stage, 320 SF concession stand, high-capacity power distribution, and ample parking for large gatherings. These amenities provide opportunities to complement campground operations through dining, entertainment, weddings, and private events. The offering also includes the historic Manor, a beautifully restored 2,864 SF property featuring eight bedrooms and four bathrooms, with accommodations for up to 20 guests. Currently positioned as a short-term rental, the Manor adds another lodging component to the overall resort. With approximately 66.61 acres, 100 existing campsites, established hospitality and entertainment infrastructure, and significant expansion potential, Val-Du Lakes offers campground operators, RV park investors, and hospitality groups an opportunity to acquire and grow a destination property in Michigan's popular Silver Lake recreation area.
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 | $3,965,000 |
|---|---|
| Sites | 300 |
| Price per site | $13,217 |
| Address | 1511 North Wilson Road |
| First seen by UnitListed | Sep 18, 2026 |
| Source page last checked | Sep 18, 2026 |
| Source last changed | Sep 18, 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
Trade area · Oceana, MI
5 of 6 availableContext about the county from the public record — not from the seller, and not a valuation. The seller's own figures are shown separately above and are never mixed with these.
Oceana, MI has 8 rv parks and campgrounds recorded by Census across 26,788 residents — about 3,349 people per facility.
- Mapped competitors nearby
- —
- Residents per competing facility
- 3,349
- Renter-occupied housing
- 14.9%
- Median SBA loan approved, this asset class
- $460,000
- SBA loans in this industry that charged off
- 4%
- FEMA composite risk rating
- Very Low
Not yet looked up for this listing.
OpenStreetMap contributors · current
US Census County Business Patterns + ACS · 2022 · county level
US Census ACS 5-year, table B25003 · 2023 · county level
SBA 7(a) and 504 FOIA loan disclosures · FY2011-FY2026 · state level
SBA 7(a) and 504 FOIA loan disclosures · FY2011-FY2026 · state level
FEMA National Risk Index · 2025 · county level
SBA figures are loan amounts approved, not sale prices — a loan covers only the financed part of a purchase, and most acquisitions are financed conventionally and never appear here. They describe what lenders committed to comparable businesses in this county, not what this property is worth.
Sources: US Census Bureau (County Business Patterns, American Community Survey), US Small Business Administration 7(a)/504 loan disclosures, FEMA National Risk Index, and © OpenStreetMap contributors. Public records describe a county, not this property.
What has changed
Every date below is when we observed a change, not when it happened. We first saw this listing on Sep 18, 2026; that is not the same as when it came to market, and we have no way to know the latter.
- Sep 18, 2026First seen by UnitListed
The asking price has not changed across any of our observations.
