Institutional Buyers Are Turning Eyes to Campgrounds and RV Parks


  • Buyers are eyeing income in campgrounds and RV parks as People flock to the nice open air.
  • Amenity-rich campgrounds {and professional} administration are additionally attracting buyers.
  • The pattern follows the institutionalization of mobile-home parks and single-family leases.

In January, a brand new Florida trip vacation spot started providing fruity cocktails, a pool with a 147-foot water slide, and the type of boozy, relaxed way of life that is helped draw guests from all corners of the nation to related places. However it’s not a stylish seaside resort or luxurious lodge.

It is the most recent iteration of Camp Margaritaville, a sequence of 4 RV parks developed by the entertainer Jimmy Buffett for the cell set, together with his “Parrothead” followers, a boomer-rich crowd searching for the great life that he is been singing about because the mid-Seventies. WiFi, hearth pits, and a nine-hole placing course spherical out the choices of the brand new campground in Auburndale, about an hour’s drive from Orlando’s theme parks.

The cult determine’s imaginative and prescient was made doable with backing from an uncommon supply: Wall Avenue buyers and bankers higher recognized for his or her financing of towering workplace buildings, condo complexes, motels, and warehouses.

Camp Margaritaville was constructed with a $37 million mortgage from ACORE Capital, the corporate based in 2015 by former executives of Starwood Property Belief, the biggest industrial real-estate funding belief within the nation. The financing from ACORE, whose different latest closings embody a $265 million mortgage for a sprawling north San Diego seaside resort and lodge, is the most recent instance of how refined buyers are planting their flags within the corners of US actual property heretofore dismissed as small potatoes, or simply too dangerous, for his or her capital.

Campsite at Camp Margaritaville's Auburndale, FL location, with RVs, palm trees, and a tiki hut.

A campsite at Camp Margaritaville’s Auburndale, Florida, location.

Brittany Chang/Insider


“There’s been a shift in who the buyers are” in campgrounds and RV parks, stated Norm Sangalang, a senior vice chairman within the CBRE capital-markets group overseeing manufactured housing communities, which, per {industry} norms, embody mobile-home and RV parks. “Initially it was the proprietor or household enterprise that constructed the park, often with one or three places. Now it is being handed over to the funding teams.”

The celebrities appear aligned for his or her success.

First off, RV campgrounds with the suitable facilities are more and more being sought by individuals who’ve discovered themselves untethered due to retirement, the “Nice Resignation,” or jobs that permit work-from-home preparations.

The pattern can also be pushed by demographics. Money-strapped or simply curious boomers are more and more looking for extra reasonably priced holidays for his or her leisure years, and thru their numbers, they’ve made themselves invaluable to native communities. Outdoorsy millennials who’ve began households are additionally including to the demand as they gravitate to the liberty that campgrounds can present. 

An overhead view of the pools at the camp. There's a waterslide sliding into one pool, and a shallower kids pool nearby.

The swimming pools at Camp Margaritaville.

Camp Margaritaville RV Resort and Cabana Cabins Auburndale, Central Florida


Veteran operators and analysts informed Insider that campground buyers had been certainly multiplying. They imagine investments racked up to this point are in all probability simply the tip of the iceberg for giant buyers, primarily based on inroads they’ve already made in mobile-home parks and since they should amass large holdings to realize higher economies of scale.

Buyers similar to Invitation Properties, Tricon Residential, and Pretium Companions have achieved simply that with single-family rental properties, an asset class that was as soon as regarded as a short-term revenue middle for Wall Avenue corporations shopping for properties at depressed costs after the monetary disaster, quite than a mature, sustainable enterprise.

“We’re used to sluggish development, but it surely’s obtained to the purpose the place, after the pandemic, there are such a lot of extra eyeballs on this house,” Jim Westover, who was the vice chairman of product growth and gross sales at Yogi Bear’s Jellystone Park, the campground franchising chain based in 1969, informed Insider early final 12 months.

Westover’s commentary proved prescient. Months later, Jellystone was absorbed by Solar Communities, a real-estate funding belief that owns cell properties, 55-plus housing, and RV resorts throughout the nation. Jellystone introduced 75 franchised places to Solar Communities, rising its complete variety of owned and franchised places to almost 250.

Solar has been extra aggressive with RV-park acquisitions over the previous two years than any of the opposite properties it targets. The corporate elevated its portfolio of RV resorts by 30% over that point to 161 properties, whereas its mobile-home communities grew by simply 6% to 283 properties.

“Inside the RV enterprise, sturdy demand continues as many new visitors uncover the enjoyment and affordability of an RV trip, which has solely accelerated over the previous two years,” Gary Shiffman, Solar’s CEO, stated on the corporate’s first-quarter earnings name. He added that Solar acquired $1.6 billion in properties over the 12 months and noticed extra income from its current properties. 

Solar’s first-quarter RV-park income elevated 20.5% in contrast with the identical interval in 2021. For its manufactured housing communities, income rose 4.4%.

Sam Zell’s Fairness Life-style Properties, one other giant REIT that invests in RV parks alongside cell properties, has additionally been busy. Within the fourth quarter of 2021, it took an 80% stake within the six RV properties owned by RVC Out of doors Locations for $49.2 million, capping off a 12 months through which it purchased 5 RV properties outright.

Whereas it isn’t clear how a lot massive buyers have thrown into RV campgrounds, manufactured housing communities as a complete have seen a burst of Wall Avenue financing. For instance, lenders that bundle their loans in industrial mortgage-backed securities financed 211 of the properties in 71 offers totaling greater than $3 billion in 2021, up from simply 28 properties in 38 offers totaling $197 million in 2020, in accordance with the info supplier Trepp.

The brand new cash is bringing modifications to campgrounds which will shift perceptions of People and make the parks extra well-liked for short- or longer-term stays, and, in flip, make them extra well-liked with massive buyers. Even small particulars, similar to crushed seashells that give RV operators audible discover that they’ve missed their parking slabs and the location of eating areas away from the Florida solar, assist distinguish the properties for his or her hospitality, stated Christopher Haynes, the president of Broadacre Monetary, the dealer that coordinated the Margaritaville mortgage.

Haynes informed Insider he hoped this mortgage deal would assist show RV parks will be as worthwhile and professionally run as any lodge and pave the way in which for conventional financing with a preferred kind of economic mortgage-backed securities. Bankers are already stitching language about RV parks into deal prospectuses, acknowledging in a single with a manufactured housing element that such properties are typically RV parks, which might have risky income, rental charges, and bills as a result of seasonality and short-term nature of the leases.

“It’s actually a sport changer for the standard of those RV parks,” Haynes, a former rainmaker in Merrill Lynch’s industrial real-estate finance group, stated.

Primarily based on the institutionalization playbook, curiosity from massive buyers means related companies will possible evolve, too. At one level, giant single-family rental portfolios appeared not possible to handle at scale, however proptech startups like Mynd Administration at the moment are signing $5 billion offers with corporations like Invesco to handle huge portfolios of properties.

Tenting’s in, and buyers took notice

RVs, tenting, and outside life have been the main focus of enormous buyers for some time now, however the precise actual property has principally averted institutional curiosity, as buyers selected as an alternative to speculate as an alternative in tech corporations that serve rising demand for outside recreation or the RV producers themselves. The private-equity large KKR was among the many buyers getting a chunk of the motion because the pandemic endured in 2020 by main a $100 million funding in a platform that connects RV house owners with renters.

A fire pit at night. There are two people sitting by the fire.

A fireplace pit at Camp Margaritaville.

Camp Margaritaville RV Resort and Cabana Cabins Auburndale, Central Florida


One notable exception on the property facet has been the possession of European Tenting Group, which operates 310 campsites throughout France, Italy, Spain, and Croatia. In 2014, it was bought by the US private-equity agency Carlyle Group, which later shared possession with the Ontario Academics’ Pension Plan and finally offered it to PAI Companions final 12 months.

RV-industry information displays the identical constructive developments. A file 600,240 RVs had been offered by wholesale by producers in 2021, with simply barely fewer RV gross sales predicted for 2022. In 2021, 93.8 million People recognized as energetic campers, and tenting accounted for greater than 40% of all leisure journeys within the US, in accordance with a North American Tenting report. 

Rising demand for RV campsites is colliding with restricted choices, not in contrast to the core downside of right now’s residential housing market. The pattern has helped ignite a building growth, with the Nationwide Affiliation of RV Parks and Campgrounds projecting that 81,000 new campsites might be inbuilt 2022, up from a projection of 53,000 in 2021

“Solely just lately have we heard that parks are at such occupancy ranges that campers cannot guide something now,” Sangalang stated.

Campground M&A

Institutional cash will rework the sector, if buyers can wrap their heads across the operational quirks, stated Ricky Jenkins, proprietor of The Jenkins Group, a privately owned firm that manages greater than half a billion {dollars}’ price of economic actual property. He is seen it earlier than in self-storage properties, one other area of interest space of economic actual property that has turn into a staple of Wall Avenue’s CMBS offers.

Jenkins launched his firm in 1989 with a easy, repeatable play. He would construct self-storage amenities, lease them, after which promote them to a publicly traded REIT that will pay premiums for a leased-out property. On the time, many self-storage corporations had been owned by native operators, whereas massive buyers had been few in quantity, he stated.

Three years in the past, Jenkins felt prefer it was time to exit self-storage and check out one other asset class. After wanting exhausting at multifamily and industrial, he settled with RV parks.

“At first, it was by no means actually on my radar, however the extra I appeared into it, it appeared just like the storage {industry} 30 years in the past: very fragmented, with a lot of mother and pops,” Jenkins stated.

There have been few third-party administration corporations that massive buyers wanted to scale their commerce, he added.

In early 2019, he purchased his first RV park. He is since been on a tear with acquisitions, with assist from a $120 million fund raised for the technique. His web site counts 17 RV resorts that he has acquired and developed since then, together with a 120-acre property in Austin, Texas, one of the crucial well-liked residing locations because the begin of the pandemic, and eight parks which might be managed with Jellystone Park.

Smaller corporations have additionally sped up their growth plans.

AutoCamp, based in 2013, operates 4 campsites throughout the nation, offering every visitor with an Airstream trailer as a part of a partnership with the enduring American model. The corporate, which is backed by $115 million of private-equity funding, builds or redevelops campgrounds inside driving distance of main cities, close to leisure areas like nationwide parks, and near “explorable” cities, Tim Trauth, the director of investments at AutoCamp, informed Insider.

“It wasn’t actually an enormous redesign,” Trauth stated of the enlargement deliberate in the course of the pandemic. “We simply put the pedal to the metallic and appeared for extra places.”



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