Buying and Selling Camps and RV Parks in Pennsylvania (2026 Market Guide)

2/5/2026

Buying and Selling Camps and RV Parks in Pennsylvania (2026 Market Guide) 

Camps and RV parks have become one of the fastest-growing land-based real estate asset classes in Pennsylvania. Driven by outdoor recreation trends, regional tourism, remote work flexibility, and a renewed interest in experiential travel, demand for both established campgrounds and new RV park development sites continues to rise.

For landowners, operators, and investors, Pennsylvania offers a rare combination of diverse geography, strong population access, and year-round recreational demand—making it a highly attractive market for campground and RV park ownership.

Popular Regions for Camps and RV Parks in Pennsylvania

Pocono Mountains (Monroe, Pike, Carbon, Wayne Counties)

Popularity: Very high

Demand Outlook: Strong and growing 

The Pocono region remains Pennsylvania’s premier camping and RV destination, driven by:

  • Proximity to New York and New Jersey
  • Four-season tourism
  • Established recreation and hospitality infrastructure

Most in-demand types:

  • Full-hookup RV resorts
  • Seasonal campgrounds
  • Glamping and cabin hybrids

Laurel Highlands (Fayette, Somerset, Westmoreland Counties)

Popularity: High

Demand Outlook: Strong

Known for scenic landscapes and outdoor recreation, this region supports:

  • Family campgrounds
  • Cabin-oriented parks
  • Adventure-based camping

Allegheny National Forest & North Central PA (Elk, Forest, Warren, McKean, Potter Counties)

Popularity: High

Demand Outlook: Strong, especially for rustic offerings

This region is ideal for:

  • Primitive and semi-improved camps
  • Hunting and fishing-oriented parks
  • Seasonal and long-term stay campgrounds

Lake Regions (Pymatuning, Raystown Lake, Lake Wallenpaupack)

Popularity: Very high

Demand Outlook: Extremely strong

Water access drives premium pricing for:

  • RV resorts
  • Seasonal lakefront camps
  • Mixed-use camp communities

Central Pennsylvania & I-80 / I-81 Corridors (Centre, Lycoming, Clinton, Dauphin Counties)

Popularity: Moderate to high

Demand Outlook: Growing

Demand is driven by:

  • Traveling RV users
  • Sports, events, and university activity
  • Pass-through tourism

Areas with the Greatest Need for New Camps & RV Parks in 2026 

  • Eastern Pennsylvania outside the Pocono core
  • Western Pennsylvania near metro areas
  • Central PA travel corridors
  • Lake-adjacent markets with limited inventory

Municipalities increasingly recognize the economic benefits of campgrounds, improving zoning acceptance in select areas.

Types of Camps and RV Parks & Where Demand Is Strongest

Primitive & Rustic Campgrounds

  • Size: 20–100 acres 
  • Demand: North Central PA, forest regions
  • Buyer profile: Private owners, conservation buyers

Family Campgrounds

  • Size: 30–150 acres
  • Demand: Statewide
  • Amenities: Bathhouses, pools, playgrounds

RV Resorts (Full-Hookup)

  • Size: 40–200+ acres
  • Demand: Pocono Mountains, lake regions
  • Buyer profile: Institutional and regional operators

Seasonal / Membership Campgrounds

  • Size: 50–300 acres
  • Demand: Eastern and Central PA
  • Revenue: Stable recurring income

Glamping & Hybrid Parks

  • Size: 10–75 acres
  • Demand: Scenic and tourism-driven areas
  • Growth segment: Very strong

Pricing & Valuation of Camps and RV Parks (2026)

Typical Pricing Ranges

  • Small rustic campgrounds: $500,000 – $1.5M
  • Family campgrounds: $1.5M – $4M
  • RV resorts: $3M – $12M+
  • Seasonal membership parks: $4M – $15M+

Per-Site Pricing

  • Rustic sites: $10,000 – $25,000 per site
  • Improved RV sites: $40,000 – $90,000 per site
  • Resort-style sites: $100,000+ per site

Valuation Methods

  • Used Income capitalization
  • EBITDA multiples
  • Per-site valuation
  • Replacement cost analysis
  • Land value plus infrastructure

Zoning, entitlements, expansion potential, and utility capacity significantly impact value.

Sales Volume & Buyer Activity in Pennsylvania

Annual Transactions

  • Approximately 60–100 campground and RV park sales per year
  • Majority are small to mid-size properties

Buyer Sources

  • Pennsylvania-based owner-operators
  • Regional investors (NY, NJ, OH, MD)
  • Institutional outdoor hospitality groups
  • Lifestyle and family buyers

Popularity & Future Outlook

Camps and RV parks in Pennsylvania are expected to see:

  • Continued demand growth through 2030
  • Increased institutional interest
  • Rising land and infrastructure costs
  • Greater emphasis on amenities and experience

The asset class has proven recession-resilient and adaptable.

Why a Land & Development Specialist Matters

Camps and RV parks sit at the intersection of:

  • Land use and zoning
  • Hospitality operations
  • Infrastructure and utilities
  • Environmental regulations
  • Long-term expansion planning

A land-focused real estate professional brings:

  • Zoning and feasibility expertise
  • Development and expansion analysis
  • Off-market opportunities
  • Valuation modeling 
  • Buyer targeting 

This expertise is critical for both sellers maximizing value and buyers minimizing risk.

Final Thoughts

Pennsylvania remains one of the strongest states in the Northeast for camp and RV park ownership. From rustic forest retreats to high-end RV resorts, the diversity of land, demand drivers, and buyer interest makes this asset class both financially compelling and operationally flexible.