Selective acquisition focus

Profitable RV parks with durable demand and real estate

RV parks remain in the XitSource opportunity set, but only where the existing operation already demonstrates durable demand. We prefer cash-flowing parks with real estate, drive-to accessibility, and diversified revenue rather than speculative resort development.

Last reviewed: September 2026

Why this fits the XitSource thesis

Operating business and real estate can be acquired together.
Revenue can be diversified across nightly, weekly, monthly, seasonal, storage, and ancillary uses.
Operational improvements can meaningfully affect occupancy, pricing, merchandising, and guest experience.
Drive-to leisure and extended-stay demand can provide multiple demand sources.

What we look for

  • • Existing profitable operations with credible historical occupancy.
  • • Drive-to locations near population centers, employers, recreation, infrastructure projects, or travel corridors.
  • • Parks with a mix of transient and longer-stay demand where appropriate.
  • • Utility infrastructure with manageable deferred capital needs.
  • • Under-managed digital marketing, pricing, reservation, or ancillary revenue.
  • • Real estate basis supported by current park economics.

Market screen

  • • Regional employment and population support beyond tourism alone.
  • • Accessible highway or drive-to positioning.
  • • Season length and weather exposure understood in underwriting.
  • • Local zoning and barriers that limit easy new competitive supply.
  • • Demand from tourism, workforce, extended stay, or multiple sources rather than a single event.
  • • Current NOI supports the acquisition before resort-style repositioning assumptions.

What makes us cautious

  • • Projects that require major new development before producing acceptable cash flow.
  • • Single-season demand with weak shoulder periods and high fixed costs.
  • • Infrastructure systems with unknown or outsized replacement needs.
  • • Revenue dependent on one employer, event, or tourism driver.
  • • Properties priced primarily on future cabin, glamping, or amenity development.

2026 demand context

The Federal Reserve reported that tourism activity increased nationally in the August 2026 Beige Book, but consumers remain price sensitive and performance varies by district. That supports a selective strategy: buy demonstrated demand and defensible cash flow rather than assuming tourism growth will lift every campground.

Market sources reviewed

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