Mountainside Campground & RV Park in Smithville, Oklahoma for Sale
Smithville, OK
Asking price
$939,000
Sites
—
Cap rate
—
Price / site
—
About this property
Welcome to Mountainside Campground and RV Park located on State Highway 144 between the communities of Octavia and Honobia, Oklahoma. This immaculately maintained campground is 100% turnkey ready for immediate occupancy. While touring the property it is evident that the current owners are passionate about providing a quality camping experience for their guests. The property consists of 12.33 acres of gently sloping terrain with large trees scattered throughout that provide shade, privacy and a country feel for your guests. Near the north boundary, there is a meadow with a pond that is the perfect place for future expansion of campground. Near the center of the property is the main house that was constructed in 2018. It is a 2,014sf +/- custom log home built by Real Log Homes, Claremont, New Hampshire that features 3 bedrooms and 2 bathrooms. The main floor of this beautiful home features a wood cathedral ceiling, hardwood floors, a double-sided wood burning fireplace, formal dining room, custom kitchen cabinets and the large master suite. The master suite measures 16'x31' and consists of the bedroom, 2 walk-in closets and a large bathroom with a walk-in shower, soaking tub, single vanity and toilet. At the top of the stairs, you will find a 10'x11' loft that could become a reading area, office or craft room. Upstairs, you will also find 2 bedrooms and the second bathroom with a single vanity, shower and toilet. Both the front and back porches measure 8'x40' and are where you or your guests will want to have your morning coffee as you watch the deer wander through the yard. The Guest Cabin is a 2 story, 3 bed/2bath log sided home with a large, inviting front porch that was constructed in 2023. The cabin features an open floor plan with a cathedral ceiling and a living, kitchen and dining area that measures 13'x35'. Also, on the main level are 2 bedrooms, bathroom with shower, vanity and toilet and the laundry room with washer and dryer. At the top of the stairs, you are greeted by a rec room with a regulation size pool table. Adjacent to the rec room is a second full bathroom and the third bedroom with very unique, built in drawers and closet. All of the furniture and appliances in this cabin convey to the new owner. Near the Guest Cabin is the campground office and two small sleeping cabins that measure 12'x12' respectively. These cabins have wooden front porches where you can sit and watch the sunrise as you have your first cup of coffee. Across the drive, and centrally located in the campground, is the pavilion that measures 20'x45'. It has outdoor kitchen cabinets, a covered gas grill, roll down curtains for year-round use and 2 bathrooms, each with a shower, vanity and toilet. Near the pavilion, there are several tent camping sites among the large trees that are scattered across the property. Also adjacent to pavilion are the 20 gravel covered RV pads. Three of the pads are "pull through" sites. Nine of the sites have 50 amp service and the other eleven have 30 amp service. All of the sites have dedicated frost proof water hydrants. There are 2 pull through dump sites conveniently located nearby. There is a second shower house centrally located among the RV sites that features 4 gender specific showers and vanities. The children's playground is also centrally located among the sites. There are 2 barns with a total of 14 horse stalls for guests that like to trail ride in the surrounding mountains. For the owner or maintenance staff, there is a 14'x24' workshop with electricity and a 10'x10' storage building for supplies. Additional infrastructure include a Kohler 20kw generator that powers the main house as needed. The generator's fuel is supplied by a 250 gallon propane tank. There is a water well on the property that supplies water to the campground while the 2 houses are supplied by rural water. An in-ground storm shelter is strategically located near the Guest Cabin.
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 | $939,000 |
|---|---|
| Address | 28494 Oklahoma 144 |
| 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.
