If you own a campground, RV park, cabin resort, or seasonal hospitality property in Michigan, you’ve probably asked the same question every owner eventually asks:
“What is my Michigan campground or resort worth?”
The honest answer is: it depends on more than just the books. These properties are a blend of real estate, business performance, and lifestyle value—and getting the highest and best value requires understanding all three.
Work With a Local Specialist: Ken Weaver
Ken Weaver is a Mid to Northern Michigan expert in campground and resort sales, with deep local knowledge across the markets that matter most—waterfront, recreation corridors, small towns, and tourism-driven destinations.
When you’re considering a sale (or even just planning ahead), you want more than a generic estimate. You want a valuation that reflects what buyers are truly paying for in today’s market—and what your property could command with the right positioning.
How We Determine What Your Property Is Worth
A Michigan campground or resort valuation should never be “one size fits all.” We use a highest-and-best-value approach, combining the hard numbers with the factors that drive demand and premium pricing.
1) Real Estate Value (Land + Improvements)
We evaluate the property as real estate first:
- Acreage, layout, and usable land
- Waterfront, river frontage, views, or proximity to public access
- Buildings: office/store, bathhouses, cabins, homes, maintenance buildings
- Utility infrastructure: electric, sewer/septic capacity, well/municipal water, fiber/internet
- Site count and site types (full hookup, partial, rustic, seasonal)
- Condition, deferred maintenance, and replacement cost considerations
- Zoning, permits, nonconforming uses, and expansion potential
2) Financial Performance (The Business Side)
Then we analyze the business fundamentals:
- Revenue mix (nightly, seasonal, cabins, store, rentals, marina, livery, etc.)
- Expense trends (labor, insurance, utilities, repairs, supplies, advertising)
- Net operating income and true owner benefit
- Season length and occupancy patterns
- Pricing strategy and comps (how your rates compare to the market)
- Add-back items and normalization (what a new owner will really see)
- Opportunities to increase revenue (often significant)
We don’t just “apply a multiplier.” We interpret the financials in the context of real estate value, buyer demand, and future upside.
3) Location & Market Demand
In Michigan, location drives premium value—sometimes more than owners expect. We look at:
- Proximity to Traverse City, Petoskey, Grayling, Gaylord, Alpena, Cadillac, Manistee, etc.
- Nearby attractions (lakes, rivers, trails, ski areas, ORV routes, state/federal land)
- Tourism traffic, repeat-visit patterns, and market seasonality
- Accessibility, road frontage, visibility, and signage potential
- Local supply/demand (how many comparable parks exist and how full they run)
4) Amenities That Create “Buyer Pull”
Amenities aren’t just “nice to have”—they influence the buyer pool and the price:
- Waterfront, beach, docks, boat slips, or launch access
- Pools, splash pads, playgrounds, dog parks, event spaces
- Store/restaurant potential, laundry, bathhouses, modern upgrades
- Cabins, glamping, rental units, and expansion land
- Wi-Fi quality and remote-work friendliness
5) Lifestyle Value (A Major Emphasis)
For many buyers, the decision isn’t purely financial.
A well-located Michigan campground or resort can represent:
- A family legacy business
- A “live where you work” lifestyle
- A seasonal operation with winters off
- Outdoor recreation every day—on the river, lake, trails, or woods
- A community-centered business with loyal guests
We place a large emphasis on lifestyle because lifestyle is a real driver of buyer motivation—and buyer motivation influences price.
Why Owners Ask for a Valuation (And When It Helps)
A confidential market analysis can help if you’re:
- Considering selling now or within the next 1–3 years
- Curious about “as-is” value vs. value after upgrades/expansion
- Planning a refinance, partnership change, or estate planning
- Wondering what buyers would pay for the land alone vs. land + business
- Not sure whether to keep operating, expand, or sell at a premium
Fully Confidential Market Analysis
Your valuation request is handled with complete confidentiality.
- No public marketing
- No “broadcasting” that your property might be for sale
- No contact with staff or guests
- No pressure—just real insight so you can make the best decision
Request Your Confidential Campground or Resort Valuation
If you want to know what your Michigan campground or resort is worth, start here. Provide a few details and we’ll take it from there.
Basic info that helps:
- Property location and type (campground, RV park, cabin resort, mixed-use)
- Approx. site count and cabin/rental count
- Waterfront or key amenities
- Expansion potential (if any)
- Recent gross revenue range (optional to start)
Get your confidential market analysis from Ken Weaver—Mid to Northern Michigan’s local expert in campground and resort sales.
MICHIGAN CAMPGROUNDS and RESORTS 