Shade Valley Camp Resort
Sturgis, SD
Asking price
$7,750,000
Sites
—
Cap rate
—
Price / site
—
About this property
The Shade Valley Camp Resort is a rockin’ campground situated on 398 +/- acres on Spring Creek minutes from Sturgis and is a huge gathering hub during the Rally. The Eye Candy Saloon has rustic charm for slinging your favorite drinks with multiple indoor/outdoor bars, upper & lower decks & an indoor stage. This building has a commercial kitchen replete with large range hood, beer & food coolers, freezer, among a myriad of other cooking/storage amenities. Private green room area for bands to congregate, lay low & do meet & greets. The amount of places for people to stay & congregate here is staggering. There’s 100 +/- sleeping cabins that sleep 2-8 people, 450 +/- full service RV sites (approx.300 are100'x50'), 40 +/- electric & water RV sites, 50 +/- electric RV sites, 150 +/- electric tent sites, 60 +/- electric & water tent sites, 3 comfort stations/shower houses. The towering 50'x80' National Stage built in 2021 is capable of hosting National acts & features views of Bear Butte. The Eye Candy Saloon decks look out on the National stage and concert venue. There’s also an additional 50’ small outdoor stage that has access to VIP rooms nearby. The log cabin General Store is a great hub for check-ins & general supply sales. Building has bathrooms and a large basement good for storage and utility access. The Burger Shack has a sprawling covered outdoor bar with full kitchen & bathroom. Three homes located on property could be used for VIP lodging/owner's living quarters. Shade Valley runs on its own sewer system and has well water. It is hooked up to Bear Butte Water as a backup. This property has multiple mechanic shops/equipment buildings, homes, cabins, and a former church building. There is a laundry facility located on the property as well. All information within this datasheet is a good faith estimation, measurements and acreage are approximate. Information and data were obtained from county records and seller provided information. Buyers and buyer's agent to verify all information on this datasheet. Contact listing agents for more information! Greg Klein 605-920-1342 Kathleen Scott 605-580-0111 Matt Klein 605-920-1341
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 | $7,750,000 |
|---|---|
| First seen by UnitListed | Sep 6, 2026 |
| Source page last checked | Oct 23, 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.
