Lodge & RV park with riverfront views on the doorstep of Yellowstone
Wyoming
Asking price
$1,500,000
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/campground-for-sale-from-parks-and-places-3333579/ Lodge & RV park with riverfront views on the doorstep of Yellowstone Traffic past the business in the direction of Yellowstone, totaled 166,943 in 2024. There is no place like this in the valley, rooms are very large and historic and the original hardwood floors are still in the main lodge. A 2 story owner’s home offers spectacular mountain and river views and can also be used as a rental. The lodge boasts modern comfort and convenience for guests with kitchenettes, WiFi, and cable TV. Guests enjoy viewing the spectacular scenery surrounding the lodge, and fishing a private stretch of the Shoshone River. In addition to the Sportman’s Cabin and Hunter’s Cabin; six suites are available, all capturing the style and elegance of past and present. In addition to the rooms there are 5 FHU RV sites. The current owner has closed the on-site restaurant but all licenses are active and the space can be utilized or rented out for additional income. There is immense potential to take this commercial space further. Some ideas to expand business include leasing the space to an operator, adding a farmers market, or adding a coffee shop, candy/ice cream store, laundromat, and gift shop. An included ±13 acre parcel across from the property could be expanded on. Amenities The lodge and RV sites offer phenomenal views of the river and mountains. A 2 story owner’s home offers breathtaking views from a large balcony. The river is known for great trout fishing, and can be accessed directly from the lodge property. The property has approx. 1/4 mile of river frontage. Horseshoe courts are near the river. Area attractions Yellowstone National Park. Rodeo. River rafting trips. Center of the West Museum. Horseback riding. Fishing, hunting, hiking. Ski resort. Main building Log cabin, built in 1904, which houses the front desk area and 6 suites that are nightly rentals as well as the bar/restaurant space, in addition to the rear of the main lodge. There is also a space within the lodge to expand business with a gift shop, coffee shop, laundromat, or spa area. Owner’s home This is a 2 story cabin with a balcony and amazing views. 2 bedrooms with 2 queen beds and a twin with trundle. Full kitchen with 1 1/2 baths. This building can also be used as rental. Laundry Standalone building that houses laundry equipment. Located to the west of the restaurant area. No public laundry at this time. Storage buildings 2 steel buildings currently used for storage, sitting on a little over 12 acres with spectacular views. Suites & Cabins Suite – 1 king bed. Located off the sitting room of the main lodge. Has a private bathroom and kitchenette. Suite – 2 queen beds. Located off the front porch of the main lodge. Has a private bathroom and kitchenette. Suite – 2 queen beds. Located off the front porch of the main lodge. Has a private bathroom and kitchenette. Suite – 3 queens plus twin with trundle. Located to the west of the front porch of the main lodge. Has a private bathroom and kitchenette. Suite – 2 queen beds. Located to the lower rear of the main lodge. Has a private bathroom and kitchenette. Suite – 3 queen beds. Located at the lower rear of the main lodge. Has a private bathroom and kitchenette. Cabin – 2 bedroom cabin with 2 full beds, private bathroom and a full kitchen. Located to the west of the main lodge. Cabin – 2 queen beds with private bath and a full kitchen. Located to the far east of the main lodge. WYOMING COOPERATING BROKER : JON NESBITT 16537
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 | $1,500,000 |
|---|---|
| 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.
