Southern Maine on Beautiful Pond
Maine
Asking price
$2,500,000
Sites
—
Cap rate
9.00%
Price / site
—
About this property
Solid Financial History with growth potential! Imagine yourself owning this charming family campground nestled on @20 pristine acres in sought-after Southern Maine. You'll find yourself managing just under 100 well-positioned sites, making this property perfectly sized for hands-on ownership without overwhelming operations. Picture your guests waking up to stunning waterfront views from the many pond-side sites you'll offer. The natural beach area becomes your guests' favorite gathering spot, while the fishing docks provide endless entertainment for families. You'll love how the swimming pool adds that extra touch guests expect from a quality campground experience. The location works in your favor - Southern Maine draws consistent tourist traffic, giving you a built-in customer base that returns year after year. You'll appreciate how the pond setting creates that peaceful retreat atmosphere guests crave, yet you're positioned where people actually want to visit. Your living situation is completely sorted with the included 3-bedroom owner's residence right on the property. The additional 1-bedroom apartment gives you flexibility - extra income potential, staff housing, or space for family visits during your busy season. This established operation means you're stepping into a business with proven demand and existing systems. You won't be starting from scratch - you'll be building on a foundation that's already attracting families who love the Maine outdoor experience. The size is ideal for owner-operators who want to be involved without being overwhelmed. You'll know your regular guests by name and create the kind of personal touches that keep families booking year after year. This is your chance to own a slice of Maine's beautiful outdoors while building a sustainable business. Detailed Information Employees: 6 (2 Full-time, 4 Part-time) Competition: Some competition due to its great Southern Maine location Growth & Expansion: Add more cabins for growth. There is about 7 acres of undeveloped land for possible expansion. Support & Training: 1 week training and transition Reason for Selling: Other businesses
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 | $2,500,000 |
|---|---|
| Cap rate | 9.00% |
| Year built | 1970 |
| 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.
