Riverfront Campground in Eastern PA
Pennsylvania
Asking price
$4,125,000
Sites
160
Cap rate
—
Price / site
$25,781
About this property
Strong Financial History and High Traffic Area! Imagine waking up to the sound of flowing water and stunning riverfront views every morning. This established campground in Eastern Pennsylvania offers you the perfect blend of natural beauty and solid business fundamentals. You'll find over 150 well-positioned sites that welcome travelers seeking that perfect riverside getaway. The property features sweeping river frontage that guests absolutely love - it's the kind of scenery that keeps campers coming back and generates those five-star reviews. The cabin rentals add a nice revenue stream, giving you multiple income sources from your guests. Whether families want to pitch a tent or prefer the comfort of a cabin, you've got them covered. As a primarily transient operation, you'll enjoy steady turnover and cash flow without the complexities of long-term resident management. Your guests come to relax and explore, then move on to their next adventure. The main building really shines with its well-appointed store and office space. You'll have everything you need to serve your guests, plus additional space that opens doors for expanding services or adding new revenue streams. Think camp store essentials, local crafts, or even a small café. This is your chance to own a piece of Pennsylvania's beautiful landscape while running a business that brings joy to families and travelers. The riverfront location is truly special - once you see those views, you'll understand why guests choose to stay here. With an established customer base and proven operation, you're stepping into a business that's ready for your personal touch and vision. This operation is open in the summer season only. Facilities: Beautiful main building, with newer log cabin rentals. River could support river trip operations (kayak, raft, tube). Turn key business includes assets needed for full operation. Competition: some competition in this popular tourist area. Growth & Expansion: Add more cabins and full hookup sites Support & Training: 2 weeks; more can be negotiated.
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 | $4,125,000 |
|---|---|
| Sites | 160 |
| Price per site | $25,781 |
| Year built | 1970 |
| First seen by UnitListed | Sep 6, 2026 |
| Source page last checked | Oct 24, 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
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.
