Campgrounds for Sale in California

Introducing an exceptional investment opportunity: 7601 Soledad Canyon in Acton, CA. This expansive 58-acre property is now available for savvy investors at $9,900,000. 7601 Soledad Canyon Road is home to an established RV resort located in Los Angeles County, operating continuously since the 1950s. The property combines large-scale land control, a recognized recreational use, and a cash-generating operating business. The opportunity is well suited for experienced owner-operators or family offices seeking operating cash flow, land value, and long-term optionality rather than a passive cap-rate investment.

CBRE’s National Manufactured Housing & RV Specialty Practice is pleased to present the Northern CA MHC Portfolio, a rare opportunity to acquire three well-positioned manufactured housing communities totaling 112 sites across the Northern California markets of Yuba City, Chico, and Oroville. Offered at an asking price of $9,250,000 ($82,589/site), this portfolio represents a compelling acquisition with meaningful rent growth potential, operational upside, and the scale benefits of a three-community platform. The sellers preference is to sell all three communities together but will consider offers for Harmony MHC on a one-off basis (Gumtree & Orolake must be sold together). The portfolio currently operates at a strong 91% occupancy with potential to grow by filling vacancies at Orolake MHC. Rent increase notices have been delivered at all three parks, going into effect in May 2026 for an immediate increase of revenue for a new buyer with average MH site rents of +/-$668. The portfolio benefits from public water and sewer across two of the three communities (Harmony MHC on Septic), a majority of resident-owned homes, and recent capital improvements including sewer and water line replacements, road repaving, tree removal, and landscape beautification — reducing near-term deferred maintenance risk for an incoming buyer. The geographic proximity of the three parks, ranging from 25 to 55 minutes apart, creates meaningful shared staffing opportunities that can optimize operational efficiency and compress management costs relative to standalone acquisitions. To see more information click the link below: https://www.cbredealflow.com/handler/modern.aspx?pv=WSYck6SjX2t_DeB5bk1_d1ErtKLbVRnqF10sq5l3d35tEVytyDTVa5m1Iq-_47sSVBk7oP-Se_NFJGJA-P4jrQ

Marcus & Millichap is pleased to present Woods Valley Kampground & RV Park, a premier RV park and campground investment located in Valley Center, California (San Diego County). Situated on approximately 67 acres in the scenic foothills of North County San Diego, the property offers a unique outdoor hospitality experience surrounded by mature cottonwood, oak, and sycamore trees, along with two streams, a fishing pond, and abundant natural beauty. The campground is improved with three park owned homes (two manufactured home sites and one beautiful single-family house), 94 RV sites, and 44 tent sites that can be converted to RV use, together with a comprehensive amenity package that includes a clubhouse, swimming pool, camp store, laundry facilities, playground, recreational areas and a catch-and-release fishing pond. Woods Valley Kampground & RV Park offers substantial operational upside through enhanced marketing and revenue management initiatives. Reservations are currently accepted exclusively by telephone and in person, creating an immediate opportunity to expand visibility through online booking platforms and third-party distribution channels. Further upside exists through increasing permanent occupancy levels and maximizing site utilization. Located approximately ten minutes from Escondido and Highway 78 and just twenty minutes from the San Diego Zoo Safari Park, the property benefits from convenient access to some of Southern California's most popular destinations while maintaining the secluded, family-oriented atmosphere that has made it a longtime destination for repeat visitors.

View Crest Lodge is a dual-revenue coastal asset on 8.2 acres just north of Trinidad: 11 freestanding cabins (all with kitchens; several with hot tubs and gas fireplaces; one ADA), plus a fully occupied 38-space long-term RV community. Operations include a housekeeping lodge, guest laundry/ice, breakfast prep room, BBQ pavilion, and commercial generators that back up the hotel, office, manager’s unit, and main house. The property runs at roughly ~90% annual occupancy and is consistently top-rated online; it’s also been featured by Sunset Magazine. Redwood National & State Parks and Arcata–Eureka airport are about 15 minutes away. IN ASSOCIATION WITH SCOTT REID & PARASELL, INC. A LICENSED CALIFORNIA BROKER #02101543 broker@parasellinc.com

Space in the Shade Mobile Home Park is a stabilized, 50-space community offering consistent income in Waterford, California centrally located in the Modesto metropolitan area with direct access to Highway 99 and Interstate 5. The park comprises 41 mobile home spaces, 11 RV spaces, and one single-family home occupied by the on-site manager. The park holds a valid HCD permit for 49 mobile home spaces and is 100% occupied. A $40/month rent increase took effect July 2026, providing immediate income upside from day one of ownership. City Annexation Recently Approved. In May 2026, the Stanislaus Local Agency Formation Commission (LAFCO) approved LAFCO Application No. 2026-02 the Fahmy Annexation bringing 43.27 acres at the northeast intersection of North Eucalyptus Avenue and Yosemite Boulevard (State Highway 132) into the City of Waterford. The annexation includes the Space in the Shade MHP parcel and adjacent lands. Development Potential Significant Value-Add Opportunity. Annexation into the City of Waterford is a transformative event for this parcel. City incorporation transfers zoning authority from Stanislaus County to the City of Waterford, unlocking access to urban land use designations and municipal entitlement pathways that are unavailable to unincorporated county land. For a patient or development-oriented buyer, this creates a dual-asset opportunity: the park generates stable, 100%-occupied cash flow at a 5.31% cap rate today, while the newly incorporated 6.13-acre Yosemite Boulevard parcel adjacent to schools, positioned on a state highway corridor, and now within city limits carries meaningful long-term residential or mixed-use redevelopment potential. Waterford's Yosemite Boulevard Corridor Study (2023) identified this stretch of SR-132 as a priority area for future growth, further supporting the case for land value appreciation above and beyond the park's income value. Buyers seeking both current yield and a future development optionality play will find this combination rare in the Central Valley market.

Seller is not considering offers based on seller financing. Do not visit the property without scheduling with the listing agent. Woodson Bridge RV Park is a 125-site community, located in Corning, Tehama County, CA and offered at $4,799,000. The Property consists of 110 long-term RV/MH sites, 14 transient RV sites, a 2-bed 2-bath site-built residence with 2-car garage, a convenience store, clubhouse, maintenance garage, and common area facilities including bathrooms, showers, and laundry. The community is currently self-managed by the owner, and generated approximately $650,000 of net operating income in the trailing twelve months. The financial underwriting assumes an increased operating expense load, and reduced income from the convenience store, resulting in current budget net operating income of $482,230. Even at this conservatively underwritten income level, the pricing equates to a 10.05% cap rate. 98 of the 110 long-term RV/MH sites are occupied at an average space rent of $612 per month, with all occupied homes owned by their residents. The 14 transient RV/MH sites generate supplemental income. The Property is HCD permitted for 134 total RV/MH sites (31 MH, 96 RV w/Drain, 7 RV w/o Drain), with 10 sites currently inactive. Additional income is generated from service fees for community facilities, maintenance, guest access, storage, and other ancillary charges. PG&E electricity is submetered and billed back to residents, residents obtain their own propane, and private well water, septic, and trash service are included in the rent. The Property is currently managed by the owner, who visits the property weekly and receives support from four staff members responsible for the convenience store, check-ins/reception, maintenance, and other day-to-day operations. Currently most repairs and maintenance tasks are handled by staff, rather than outside contractors. The Current Budget assumes a transition to third-party off-site management to reduce operational burden of new owner as well as a 100% increase in repairs and maintenance costs. Woodson Bridge RV Park is strategically positioned to capture both long-term housing demand and seasonal recreational tourism along the Sacramento River. The Property enjoys over 1,000 feet of river frontage, providing scenic views and a natural amenity base that supports both resident retention and daily RV demand. Corning sits at the heart of one of California's primary olive and orchard agriculture regions, with steady workforce housing demand from the surrounding agricultural and food processing sectors. Woodson Bridge RV Park offers a rare combination of strong current return, tenant-owned home stability, and identifiable upside.

CRI brokerage is pleased to present Lighthouse Waterfront RV Resort, a ±32.26-acre waterfront RV resort on the Mokelumne River in Isleton, California. The resort includes 172 RV sites, with 92 extended-stay sites and approximately 80 nightly sites. Thirteen extended-stay sites include furnished rental cabins. Extended-stay rents are approximately $850 per month plus electric, and nightly rates range from $80 to $120. The resort also has approximately 500 active members who receive discounted rates and other benefits. Storage includes 29 covered bays, a ±6-acre gated RV and boat storage yard with approximately 65 rented spaces, and a ±10,000 SF covered storage building. There is additional upside by marketing storage to the surrounding community. Wide range of amenities including large clubhouse building, fitness center, pool tables, 18-hole mini golf, sport courts, laundry, dog park, playground, Wi-Fi, gated entry, and convenience store. Water is supplied by a private on-site well. Ownership is also in the process of installing two new 5,000-gallon water storage tanks for more capacity. The restaurant, docks, and boat launch are located on State-owned land and are not included in the sale. Continued resort access to the boat launch and shared utility arrangements will be documented as part of the sale. Please execute the Confidentiality Agreement to receive the Offering Package and Data. **UNDER NO CIRCUMSTANCES SHOULD ANY INTERESTED PARTY CONTACT OR DISTURB THE PROPERTY OFFICE, ON-SITE MANAGEMENT, STAFF, OR RESIDENTS. ALL QUESTIONS, PROPERTY TOURS, AND REQUESTS FOR INFORMATION MUST BE COORDINATED EXCLUSIVELY THROUGH THE LISTING BROKERS.** **SELLER IS NOT INTERESTED IN, AND WILL NOT CONSIDER UNDER ANY CIRCUMSTANCES, SELLER FINANCING, CREATIVE FINANCING, OR ANY OTHER FORM OF ALTERNATIVE FINANCING STRUCTURE.**

Marcus & Millichap and The Bench Group are pleased to exclusively present New Horizons Mobile & RV Park, an all-age gated manufactured housing community located at 3147 W. Olive Avenue in Fresno County. Built in 1958 the property consists of 65 Mobile Home and RV sites and one Single Family Residence. The Property spans close to 10 Acres and is serviced by a private well and septic system. All spaces have their own electric meter and most have the infrastructure for a gas meter to be installed as well. Over the last several years the owners have put a lot of work into the park adding a security gate to enclose the park, new solar panels, new trash compactor as well as having new electrical and gas service lines installed by PG&E. New Horizons is well located in the County of Fresno and is currently operating at close to a 95% occupancy rate. Residents enjoy a peaceful atmosphere while being close to all major shopping, dining and other amenities. Residents of New Horizons also enjoy amenities such as a pool, onsite laundry, off street parking, and recreation room making it a desirable community throughout the area Fresno California is a city within the San Joaquin Valley and is the county seat of Fresno County. It is also the largest and most populated city in the greater Central Valley Region and is the fifth most populous city in the state. Fresno's highlights include unique cultural sites, museums, zoo, entertainment district, and nearby National Parks making it one of the more desirable areas for people moving tom the State. New Horizons offers either a seasoned investor, or a first-time investor a great cash flowing opportunity with some value add upside. The park is outside the city limits so it does not have to abide by the city rent control restrictions. A new investor would be able to increase space rent, fill up vacancies, increase ancillary charges, install gas meters and use the RV Storage space as well as add additional amenities to the park for the resident’s enjoyment, and continue to build off the work the current owner has put into the park.

Park Brokerage, in cooperation with California Broker of Record ParaSell Inc. is proud to bring to market Gold Country Campground Resort a premier, year-round outdoor hospitality destination nestled in the breathtaking, heavily wooded Sierra Nevada foothills of Pine Grove, California. Designed as a true "Paradise in the Pines," this 45.7-acre resort seamlessly blends rustic mountain charm with resort-quality amenities. It offers a pristine, quiet getaway perfectly suited for experiential travel and family entertainment. Strategically positioned along the widely traveled Highway 88 corridor, the resort is exceptionally accessible for large Class A motorhomes and fifth-wheel trailers. It is an easy drive from the San Joaquin Valley and major Northern California urban hubs like Sacramento, Modesto, and Stockton, alongside neighboring cities like Merced and Lodi. While summer temperatures in these valley cities regularly spike to over 100 degrees daily, Gold Country Campground Resort rests comfortably at an elevation of 3,500 feet. This prime elevation offers a much-needed retreat, with temperatures typically 15 to 20 degrees cooler, ensuring a highly comfortable camping experience for guests. Furthermore, sitting just 45 minutes from the resort community of Lake Tahoe, the property serves as a natural and convenient stopover spot for vacationers heading to the high Sierras. The property also benefits from a concentrated cluster of entertainment venues, with three full-service casinos located within an hour's drive: Jackson Rancheria Casino, Harrah's Northern California, and Acorn Ridge Casino. Together, these destinations provide year-round dining, live entertainment, and gaming options that drive consistent adult visitation. Combined with world-class winter snow sports at Kirkwood Ski Resort—located just forty-five minutes up the alpine corridor—the surrounding area delivers diverse, year-round demand drivers that protect against seasonal lulls. The resort caters to a wide demographic of outdoor enthusiasts with 130 total units and a diverse array of lodging options including spacious, big-rig friendly sites featuring full hookups, 30/50 amp service, and premium upgrades like Deluxe Sites with private fire pits. For those seeking a more traditional stay, the property boasts charming stick-built rental cabins, comfortable motel rooms, a spacious multi-room vacation lodge, and dedicated tent camping sites. Guests enjoy exclusive access to a large, sparkling swimming pool and an interactive water splash pad that serves as a major draw for families during the summer months. The on-site experience includes a well-maintained mini-golf course, an arcade, billiards, horseshoes, basketball, a playground, beautifully wooded nature trails, and two large clubhouses. The park provides complimentary premium Wi-Fi, basic cable at RV sites, immaculate restroom and shower facilities, and a spacious, dedicated dog park for four-legged guests. Serviced by public water and septic, the property includes a double-wide manufactured home for on-site management and three park models. The resort offers massive value-add potential and immediate upside for a future operator. Immediate revenue growth can be captured by raising currently below-market rates and activating one unused park model. Additionally, the offering includes over 27 acres of currently unutilized land, providing a substantial footprint to explore potential park expansion or alternative uses—such as installing a solar to offset electrical costs and further drive NOI. Ownership also has county confirmation that converting existing tent sites into RV sites requires no Conditional Use Permit (CUP) or planning entitlements. Two prime conversion sites are already outlined in the offering, and the majority of existing tent sites can easily accommodate any size RV. Furthermore, the Transient Occupancy Tax (TOT) only applies to the lodges and cabins—not the RV sites—resulting in a natural enhancement to the bottom line. Finally, the park has showcased incredible resilience over the last three years despite a PG&E easement violation that temporarily blocked guest access and suppressed revenue. With that project now fully completed, a new owner is perfectly positioned to see a substantial revenue bounce-back in Year 1.

Penngrove Village is an all-ages manufactured housing community located at 6070 Old Redwood Hwy in the Penngrove area of Sonoma County, California. This charming community is nestled next to Lichau Creek with great access to US 101 and the San Francisco Bay Area. The property is walking distance to downtown Penngrove and only 5-15 minutes driving time to local amenities such as Sonoma State University, shopping outlets, and more. The community consists of 34 mobilehome spaces and 7 RV spaces, which are 100% owner-occupied, plus 3 stick-built rental units (a duplex and a “cottage”) on 3.18 acres. The property operates on public water and sewer. Gas, electric, and disposal services are directly billed by local service providers. Annual rent increases are permitted at 70% of the CPI change or 4%, whichever is less, plus 5% on turnover.

TO VIEW FINANCIALS, CLICK **VIEW OM” OR “SEE DUE DILIGENCE”, SIGN THE CONFIDENTIALITY AGREEMENT, AND YOU WILL HAVE IMMEDIATE ACCESS”. CONTACT HARRY GREWAL WITH ANY QUESTIONS HARRYG@MHPVALUE.COM OR 424-249-5469 The MHP Value Team is pleased to present Bradford Run RV Resort, a 64-unit mobile home and RV community on 59 acres in Aguanga, California, roughly 20 minutes from Temecula. To be clear, this is a development opportunity based on entitlement, not in-place income. The property is permitted for 179 total sites and carries a Conditional Use Permit (CUP) authorizing development of an additional 115 pads. We are underwriting the asset to that CUP — acquiring the land, phasing out the existing RV sites over time, and investing approximately $6.6M to build the community to standard. In place today: 47 long-term RV tenants at $424/month, 3 storage sites, one monitoring station, and 13 vacant lots with full hook-ups. The business plan is to redevelop the site under the CUP as a park-model / tiny-home community and sell completed homes at a profit over the hold period — an exit expressly contemplated by the permit. We model roughly 20 home sales per year, with lot rents raised moderately during lease-up to build a captive resident base before stepping to a market rate of $750/month at stabilization. An investor has the opportunity to acquire an asset in Temecula Valley, one of California's fastest-growing wine regions, where single-family homes run around $700K. That growth has outpaced affordable housing supply, and Bradford Run delivers attainable ownership product into a market that needs it. We project an investor can achieve an IRR of approximately 28%, with the community fully developed and leased by Year 7. Important Note to Prospective Buyers from Pace Morby: Congrats to all new members of the Pace Morby “Creative Finance” and “Subto” communities. We appreciate your interest and enthusiasm. Please note that we work exclusively with qualified, verified buyers. Our clients are not seeking first-time purchasers attempting to acquire mobile home parks with no capital investment. We will also not share proprietary Seller information with any intermediaries, including, but not limited to, scouts, “bird dogs,” or third parties.

Red Bluff RV & MH Village is a 68-site, all-age manufactured housing and RV community located in Red Bluff, within Tehama County in Northern California. The property is offered at an asking price of $2,800,000 and consists of approximately 13.05 acres across five separate parcels. The community is approved for 74 MH and RV sites and currently operates with 68 sites, as 6 RV spaces were combined to create larger RV sites. The current site mix consists of 18 manufactured home sites, 32 RV sites, and 18 vacant sites, presenting a significant infill and value-add opportunity through future occupancy growth. The property currently operates at approximately 74% occupancy, while nearby manufactured housing and RV communities report occupancy levels near 96%, supporting the potential for future lease-up and rental growth. Current average rents are approximately $623 per month for manufactured home sites and $561 per month for RV sites. The vacant sites are utility-ready and available for immediate occupancy, creating an opportunity for increased revenue through the placement of additional manufactured homes or RVs. Red Bluff RV & MH Village benefits from a strategic location just off Interstate 5 and minutes from downtown Red Bluff, providing convenient access to shopping, dining, healthcare, and employment centers throughout Northern California. The property also benefits from proximity to the Sacramento River recreation corridor, Interstate 5 travel traffic, and regional employment drivers including healthcare, agriculture, government services, and tourism. Nearby demand generators include St. Elizabeth Community Hospital, Rolling Hills Casino and Resort, and regional economic hubs such as Redding, Chico, and Sacramento. The community is serviced by city water and sewer utilities, with water currently master-metered and paid by ownership while sewer service is billed back to tenants through flat monthly fees. Electricity and natural gas are individually submetered and billed back to tenants based on usage, while trash service is provided through onsite commercial bins and billed to tenants through flat monthly fees. The property also benefits from onsite management, with the manager residing in a park-owned home within the community and overseeing day-to-day operations, utility management, and general property maintenance. Community amenities include an onsite management office that could be converted to a clubhouse, swimming pool, laundry facilities, and restroom facilities with showers. In addition, the property includes approximately 1.69 acres utilized for leased solar panel infrastructure and an additional 1.22 acres of excess land currently unused. The combination of below-market occupancy, vacant utility-ready sites, excess land, and operational upside positions Red Bluff RV & MH Village as a value-add investment opportunity with the potential for future revenue growth and increased operational efficiency. Please do not visit, drive through, call, or disturb the property or its residents without prior approval from the listing broker.

SELLER FINANCING: 25% DOWN | INTEREST-ONLY STARTING AT 3.5% Hidden Harbor Marina & RV Park is a 95-site waterfront investment opportunity situated on approximately nine acres along the Sacramento River in Los Molinos, California. The property features a diversified mix of manufactured housing and RV sites, cabins, apartments, RV storage, laundry facilities and ancillary income streams. Residents and guests enjoy direct river frontage, fishing access and a private boat launch. Currently operating at approximately 60% occupancy, Hidden Harbor offers substantial upside through improved management, targeted marketing, lease-up of vacant sites and cabins, utility reimbursements and rental growth. The property is not subject to rent control and is offered at approximately $28,947 per permitted site. Seller financing is available with 25% down and a $2,062,500 seller-carried note, with interest-only payments starting at 3.5% and annual rate escalations. Hidden Harbor combines attractive financing, multiple income sources and significant lease-up potential in a Northern California riverfront setting.

The property encompasses approximately 1.41 acres and is improved with a thoughtfully integrated collection of income-producing uses, including a country store and food market, bar and grill, RV park, gasoline sales, on-site office, and a residential unit. The improvements are legally conforming and located outside FEMA-designated flood zones, enhancing long-term usability and financing appeal.At the heart of the property is a rustic country store and food market, serving as a key supply stop for lake visitors, RV guests, and local residents. The market offers grocery staples, snacks, beverages, ice, and propane exchange, and is supported by a Type 21 ABC license permitting off-sale beer, wine & Spirits . Adjacent to the market is a bar and grill with a full Type 47 ABC license, allowing on-sale beer, wine, and spirits in a casual lodge-style setting with both indoor service and outdoor picnic seating beneath mature pine trees. The bar and grill functions as a natural gathering place for the community and visitors alike.The resort also includes an RV park with 10 full-hookup spaces, set in a shaded, forested environment that appeals strongly to seasonal and weekend recreational travelers. RV demand is closely tied to Jenkinson Lake usage, which includes boating, fishing, hiking, and camping throughout much of the year.A notable feature of the property is on-site gasoline sales, provided via a single fuel dispenser. In a mountain market where fuel access is limited, this component enhances the property’s role as an essential service stop while driving additional convenience store traffic and inside sales with minimal staffing impact.

DESCRIPTION AND TENANT INFORMATION: Pine View is an easily managed family park in Susanville, California. The tenants pay direct for gas, trash and electricity. All spaces have 200 amp service, except the 6 RV spaces. There is no rent control and the rents are $50 below market. The manager receives free rent on 2 spaces and no other compensation. She is a long term resident with deep ties to the park. Pro-forma includes a modest rent increase effective August 1st. The owner rarely has interaction with the city and county. Pine View needs new roads and street lighting. The property has increased revenue for 5 straight years.

Marlins RV Park presents a rare opportunity to acquire a fully occupied 15-space, +1 overflow space, RV community in Martinez, California. Situated on approximately 0.51 acres, the property generated $178,343 in actual 2025 net operating income and offers investors strong in-place cash flow with significant upside potential. The community features city water, sewer, and trash service, sub-metered electricity, on-site laundry facilities, restrooms, showers, and an office. All spaces are occupied by tenant-owned units, minimizing capital expenditure requirements and reducing landlord maintenance responsibilities. The property currently generates $16,866 per month in gross scheduled income. The tenant-owned unit structure creates a stable operating model with limited exposure to unit replacement costs and interior maintenance expenses commonly associated with park-owned housing communities. Conveniently located near Interstate 680, Highway 4, downtown Martinez, and the Martinez Amtrak Station, the property benefits from strong demand for affordable housing alternatives within the Bay Area. Opportunities to acquire stabilized RV parks with documented rent upside, strong historical occupancy, and tenant-owned units are exceptionally limited. Marlins RV Park offers a compelling combination of current cash flow, operational simplicity, and long-term income growth potential.

Fresno is pleased to present Wagon West Mobile Home Park for sale in Porterville, CA. The park features 28 homesites and spaces with full hook-ups comprised of (19) manufactured housing sites, (6) RV sites, and (3) Single-Family Residences. Situated on 3.22 acres and built in 1975, the community is serviced by public/city water, a septic sewer system, and an onsite laundry facility. Located in the foothills of the Sierra Nevada Mountains in Tulare County, the City of Porterville is home to over 62,000 people. Full of history and small town charm, Porterville has an array of family oriented activities scheduled year round. It is centrally located between the big cities to the north and south, the Pacific Ocean to the West, and just minutes away from the mountains to the East. Porterville is home to a large man-made body of water, Lake Success, that when in season, offers an abundance of recreational activities. Porterville is also home to historical landmarks including the Zalud House, the Porterville Historical Museum, Tule River Indian Reservation and both Sequoia and Kings Canyon National Parks. The community’s charming downtown area offers a number of attractions such as unique boutiquestyle retailers, antique stores, restaurants, a multicultural art center and beautiful historic downtown murals. Porterville serves as a Gateway to the Southern Sierras

Riverside Crossing Mobile Home & RV Park is a rare Sacramento River-front mobile home and RV park opportunity located in Los Molinos, California. Situated on approximately 9.9 acres with approximately 700 feet of river frontage, the property includes approximately 70 mobile home/RV sites plus an additional apartment, creating a compelling value-add investment with multiple paths to revenue growth. The property is currently operating below stabilized occupancy, with current occupancy around 40%, giving an experienced operator the ability to increase income through lease-up, rent optimization, improved utility reimbursements, operational efficiencies, and broader repositioning efforts. The offering includes multiple existing income streams, including mobile home rent, RV rent, apartment rent, utility fees, and potential future riverfront camping/RV income. One of the strongest upside components is the property’s underutilized riverfront area. The OM identifies the potential to activate approximately 16 riverfront tent/RV-style sites with water and electric hookups, subject to buyer verification. This creates an additional revenue opportunity tied directly to the property’s natural amenity: direct Sacramento River frontage. Riverside Crossing also benefits from a highly marketable setting near Mill Creek Park, river recreation, nearby boat launch access, and convenient regional connectivity to Chico, Red Bluff, and surrounding Northern California markets. Neighboring riverfront parks and recreational uses help demonstrate the demand for affordable housing, RV, and outdoor-oriented occupancy in this corridor. For investors seeking a value-add mobile home/RV park with a rare riverfront location, seller financing potential, and multiple income-expansion strategies, Riverside Crossing offers a compelling opportunity to acquire a reposition-able asset at an attractive basis.

Interstate 5 north of Red Bluff, Tehama County, California consists of a ±136 acre entitled development site with direct freeway frontage and visibility. The property holds an approved Use Permit allowing a fuel and service station with mini-mart, a 100-unit RV park, a 60-unit motel, and a restaurant, supporting a range of highway-oriented and traveler service uses. A key infrastructure feature is an improved agricultural well producing approximately 2,000 gallons per minute from a 16-inch, 440-foot-deep well, providing substantial water capacity suitable for RV, hospitality, food service, and fire water needs while reducing up-front utility investment. The site is located just north of Red Bluff within Tehama County along Interstate 5, one of the West Coast’s primary north-south freight and travel corridors. Caltrans traffic counts in the Red Bluff area indicate strong daily vehicle volumes, supporting high exposure and convenient access for freeway-oriented commercial uses. The surrounding area includes regional services, agricultural operations, and established traveler amenities, with ample land area to accommodate on-site circulation, parking, and phased development strategies.

Rambling Rose MP and Knotty Estates are a two-property manufactured housing community portfolio totaling 33 sites consisting of 16 mobile home sites, 13 RV sites with drain, 3 detached single family residences, and one bar/restaurant building in Oroville, California. The combined portfolio is priced at $1,700,000 and is 88% occupied with 4 vacant sites including one vacant park owned home and two vacant mobile homes that were abandoned by the prior owner and are in process of having title transferred to seller. With current NOI of $127,399, the pricing equates to a 7.49% going-in cap rate. The majority of current resident rents fall between $350 - $450 per month, however there have been some new sites in-filled at premium rates. Portfolio average site rents are $445, which equates to a 32% discount to the comparable communities nearby. There is a clear path to increased income at Rambling Rose MP and Knotty Estates through in-filling the remaining vacant sites and measured increases to in-place rents to approach market rates. Rambling Rose MP is 16-site manufactured home community with 14 MH sites and 2 detached single family residences. The single family residences are in good condition and leased long term for $1,400 per month. There are two vacant mobile homes that were abandoned by the prior owner and are currently in the process of being renovated and having title transferred to the seller. Knotty Estates is a 17-site RV & manufactured home and community with 2 MH sites, 13 RV sites, 1 detached single family residence, and a commercial building that is leased to a bar. There is one vacant park owned mobile home which may be renovated and then sold or leased to a new resident, or removed and replaced with a new home. There is also one vacant RV site ready for a resident. Both properties are served by city water and city sewer, which are paid by the landlord and included with the rent. Trash is collected in commercial bins, service is provided by recology and paid for by the landlord. Electric is provided by PG&E, submetered, and billed back to the residents based on usage. Knotty Estates operates without gas, excluding the resident in Site #15 that obtains their own propane. Rambling Rose receives gas service from PG&E, which is submetered and billed back to the residents. Strategically located in Oroville, CA, serving an approximate population of ~55,000 and serving as the county seat of Butte County, the Rambling Rose MP and Knotty Estates benefit from a stable regional economy supported by healthcare, government services, higher education, agriculture, water and energy infrastructure, and recreation anchored by Lake Oroville. With convenient access to State Route 70 and close proximity to Chico, Yuba City, and Sacramento, the properties are well positioned to meet sustained demand for affordable workforce housing throughout Northern California. Please do not visit, drive through, call, or disturb the property or its residents without prior approval from the listing broker.

We are pleased to present the opportunity to acquire a 13.73-acre partially entitled RV park development located at 301 Jackson Slough Road in Isleton, California. Combining existing income with a well-advanced development opportunity, the property offers investors the ability to generate interim revenue while completing a thoughtfully planned outdoor hospitality destination. With major development approvals already secured, existing income helping offset carrying costs, and an exceptional location in the Sacramento–San Joaquin Delta, this property offers a compelling opportunity to develop a premier RV and tiny home destination in one of Northern California's most sought-after outdoor recreation markets. Property Highlights • 13.73 Acres • 135 Approved Sites • 121 RV Sites • 14 Tiny Home Sites • Major Entitlements Completed • CEQA/MND Approval • Site Plan Approval • Construction Permit Drawings • Existing Income • Home leased at ~$1,495/month • 30 Hipcamp dry camping sites • Prime Delta Location • Boating & fishing • Easy access to Northern California population centers As always, this is a confidential sale. Please do not go to the community without setting up a showing appointment with the listing agents. If on site, do not under any circumstances speak with any tenants or employees. Please contact us for additional information.

TO VIEW FINANCIALS, CLICK **VIEW OM” OR “SEE DUE DILIGENCE”, SIGN THE CONFIDENTIALITY AGREEMENT, AND YOU WILL HAVE IMMEDIATE ACCESS”. CONTACT HARRY GREWAL WITH ANY QUESTIONS HARRYG@MHPVALUE.COM OR CALL 323-345-8397. The MHP Value Team is pleased to offer for sale a 24-unit mobile home and RV community located in Anderson, California. The community consists of eight tenant-owned homes paying $560/m, four long-term RV residents paying $560/m, six occupied park-owned homes paying $1,157/m, four vacant park-owned homes, and two vacant RV pads. The park operates on well water, septic, and master metered electric with individual units submetered and billed back. The property is currently 75% occupied and offers strong in-place cash flow with an attractive 8.39% cap rate. There is also a manager on site to support a buyer's future operations. Current rents are estimated to be approximately $75 below market, providing a clear opportunity to increase revenue through gradual rent increases while continuing to improve occupancy. The investment strategy for this community involves increasing occupancy, selling park-owned homes, remodeling and filling the four vacant units, and raising rents toward market levels to maximize long-term NOI and overall asset value. Important Note to Prospective Buyers from Pace Morby: Congrats to all new members of the Pace Morby “Creative Finance” and “Subto” communities. We appreciate your interest and enthusiasm. Please note that we work exclusively with qualified, verified buyers. Our clients are not seeking first-time purchasers attempting to acquire mobile home parks with no capital investment. We will also not share proprietary Seller information with any intermediaries, including, but not limited to, scouts, “bird dogs,” or third parties.

Contact direct, not through site dozer0099@gmail.com Walters Camp RV Park presents an exceptional investment opportunity in the thriving outdoor recreation industry. Established in 1979, this 18-acre waterfront campground sits on the scenic Colorado River in Palo Verde, California, operating under a secure 30-year BLM land lease with 28 years remaining and renewal clause.The property currently generates $353,000 in annual revenue from 52 permanent RV spots, with significant upside potential as current rental rates are below market value. The BLM permit allows up to 72 RV spots, providing immediate expansion capability without additional permitting.Key Revenue Streams:• RV site rentals (52 permanent spots with expansion to 72 permitted)• Convenience store operations• Fuel dock services• Beer and wine sales (on-site consumption and carry-out license)• Boat launch and dock facilitiesPrime Amenities:• Direct Colorado River access with private boat launch• Private dock for guest use• Modern restrooms with shower facilities• Three-bedroom owner's residence• Management quarters• Easy access to off-road trailsThe location offers year-round appeal to outdoor enthusiasts seeking boating, fishing, water sports, and off-road adventures. With strong demand for outdoor recreation experiences, multiple expansion opportunities exist including additional RV sites, glamping accommodations, and rate optimization.Financial Highlights:• Established 44-year operating history• Below-market rental rates present immediate revenue enhancement opportunity• Multiple revenue streams provide diversification• Particial seller financing available 40% at most. No 0% down seminar offers.• Turnkey operation with experienced management systemsThis unique waterfront property combines the stability of an established business with substantial growth potential in Imperial County's expanding outdoor recreation market. The long-term land lease with automatic renewal provides operational security while the expansion-ready infrastructure offers multiple paths to increased profitability.

Quail Ridge RV Park is comprised of (66) large RV spaces each with full hook-ups for water, septic, and 30/50 amp electrical, approximately (30'W x 70'L) situated on 16.31 forested acres, located in Strawberry Valley/Clipper Mills, California at a perfect elevation of 3,800 ft. along the Sierra/Nevada mountain range. This means it is cool in the summer and is close enough to the town of La Porte for fun winter activities such as snow mobile and cross-country skiing. The park is serviced by a monitored private well system featuring (2) - 90 gallon water storage plus an above ground wastewater treatment facility tested monthly to comply with State & Local laws. The owners have made significant capital improvements such as, new digital electric meters, improved sewer lines with added clean out ports, and a new electric water pump for the well. Each space has its own electric meter that is read by the park maintenance team and then sent to PG&E to calculate the tenant's electric charge for the month. Overall, the property is well maintained and managed. Quail Ridge increased it's occupancy to 71% with solid historical occupancy along with 7 spaces reserved for weekend RVers, weekend campers, travelers, and vacationers. Unlock the full potential of this remarkable property—transform it into a thriving retreat with an extraordinary tent camping experience or glamping yurts. Create a campsite and equestrian area and have riding trails to the lake, or have a wedding venue in the beautiful forest. These ideas can easily be possible with a change to the current zoning designation. With your creative imagination this property has the potential to become a SERIOUS income-producing business. The park offers a perfect blend of nature and modern conveniences. Due to the ever improving satellite availability Quail Ridge is able to offer WiFi to its residents and for those who need a dedicated work-from-home setup, you're welcome to install your own satellite system to ensure seamless productivity in the heart of nature. Whether you're working remotely or simply unwinding, the park provides the ideal balance of connectivity and tranquility. For individuals who may be interested in the park, the current owners are willing to stay a short time and help the new owners learn everything you need to know about running the park. With an excellent maintenance team already in place, this is truly a one-of-a-kind turn-key opportunity. Financially, the property has 31 spaces currently rented to long-term tenants, generating approximately $15,313 in gross monthly income. The upside lies in leasing the remaining 35 vacant spaces through strategic short or long-term rental marketing, which could provide an estimated additional income of +/- $14,800 per month. Quail Ridge RV Park is comprised of (66) large RV spaces each with full hook-ups for water, septic, and 30/50 amp electrical, each with full hook-ups, water, septic and 30/50 amp electricity, approximately (30'W x 70'L) situated on 16.31 forested acres, located in Strawberry Valley/Clipper Mills, California at a perfect elevation of 3,800 ft. along the Sierra/Nevada mountain range. This means it is cool in the summer and is close enough to the town of La Porte for fun winter activities such as snow mobile and cross-country skiing. The park is serviced by a monitored private well system featuring (2) - 90 gallon water storage plus an above ground wastewater treatment facility tested monthly to comply with State & Local laws. The owners have made significant capital improvements such as, new digital electric meters, improved sewer lines with added cleanout ports, and a new electric water pump for the well. Each space has its own electric meter that is read by the park maintenance team and then sent to PG&E to calculate the tenant's electric charge for the month. Overall, the property is well maintained and managed. Quail Ridge maintains 55% average historical occupancy along with 7 spaces reserved for weekend RVers, weekend campers, travelers, and vacationers. Unlock the full potential of this remarkable property—transform it into a thriving retreat with an extraordinary tent camping experience or glamping yurts. Create a campsite and equestrian area and have riding trails to the lake, or have a wedding venue in the beautiful forest. These ideas can easily be possible with a change to the current zoning designation. With your creative imagination this property has the potential to become a SERIOUS income-producing business. The park offers a perfect blend of nature and modern conveniences. Due to the ever improving satellite availability Quail Ridge is able to offer WiFi to its residents and for those who need a dedicated work-from-home setup, you're welcome to install your own satellite system to ensure seamless productivity in the heart of nature. Whether you're working remotely or simply unwinding, the park provides the ideal balance of connectivity and tranquility. For individuals who may be interested in the park, the current owners are willing to stay a short time and help the new owners learn everything you need to know about running the park. With an excellent maintenance team already in place, this is truly a one-of-a-kind turn-key opportunity. *Location Quail Ridge RV Park is located on 16.31 wooded acres in the scenic Plumas National Forest. The property is surrounded by nature, with five nearby lakes and two major rivers. It is just a few miles from Sly Creek Reservoir and Lost Lake Reservoir, which are popular for fishing, boating, swimming, and paddling. There are also many trails for hiking and mountain biking. Even though the area feels quiet and remote, it is still close to several towns and cities. The property is about 1.5 hours from Yuba City, Marysville, Oroville, Grass Valley, and Nevada City. It is about 2 hours from Sacramento, Lake Tahoe, and Truckee, and 3 hours from Reno, Nevada. Nearby amenities include: Yuba-Sutter Medical Clinic, which has 2 doctors, a medical lab, x-ray capabilities and pharmacy, Gold Eagle Market, Dollar General and several restaurants are located in the nearby town of Brownsville. Oroville Hospital – about 1 hour and 15 minutes away Highway 70 – connects the area to Chico, Oroville, and Quincy Highway 20 – connects to Yuba City and Marysville west of the property and Penn Valley, Grass Valley and Nevada to the east. PUBLISHED RATES: DAILY - $60; WEEKLY - $250; MONTHLY - $495 most long-term residents pay between $445–$495/month (1st, last and $250 security deposit). Additional Inclusions and Features: The sale includes a remodeled 1,600 sqft home with new flooring, original Pergo Outlast waterproof flooring, a stacked-stone accent wall, barn sliding doors, new appliances, new electrical wiring and new outlets. New ceiling fans, new windows, new toilet and fresh paint. A gasoline generator is included in the sale plus the QuickBooks system will be transferred to the new owner at no cost. Heavy equipment such as a 1994 Chevy Silverado dual axel pick-up truck with a snow plow attachment, a front load tractor are available at a negotiated price. Additional supplies, tools, saws, pipes, electrical equipment, lawn mowers, weed eaters, etc. will be included in the sale to make this property truly turn key opportunity. Professionally engineered underground septic system plans will be included with the sale. These plans have been approved by Yuba County. What an incredible bonus!

RV Park & Storage For Sale –California/Oregon Border VALUE-ADD -$600,000 to $4,600,000 Operate & Rebuild/Expand in Stages OR Expand Up To 130 Sites All At Once. 17 Acres Total / 9.5 on CA Hwy 97 Main Eastern CA/OR,WA,ID Highway 26 Full Hook Up Sites -Currently Uses Only 1.7 of the 9.5 Acres 30/20 Amp Pedestals, Water, & Sewer City Water W/ 6” Main City Sewer 3/2 -1,581 Sqft Fleetwood Mobile Home on Permanent Foundation Large Bath House W/Laundry, and Work Shop 24x50 Metal Building Cabin/Camp Store Barn Private well W/ Block Well House Equipment Included, Backhoe, Riding Mower, Etc. Lots of Recent Repairs and Upgrades Current Rates: Monthly $500, Weekly $250, Daily $50 Close To/On The Way To 4 National Parks & Recreation Areas Close To/On The Way To 4 State Parks & Recreation Areas Close To/On The Way To 6 Major Tourist Attractions & Recreation Areas Value-add Opportunities: $600,000 - $4,600,000 (Modeled on 7% Cap Rate) 1) Add $4,600,000 -Expand to Approx 130 Sites (50% LT Occupancy) 2) Add $600,000+ -Rebuild/Repair 30 Sites Using Existing Infrastructure (70% LT Occupancy) and Add Additional Revenue Streams. IE: Boat & RV Storage, Commercial Truck & Equipment Storage, Lay Down Yard, Container Storage, Covered Storage, Mini Storage, Mobile Home Park, Glampground, Hobby farm, Petting Zoo, Etc 3) Add $100,000 -Easy Day 1 Operational Value-Adds: There Is NO Marketing, NO Website, NO Social Media Presence, NO Booking Software, NO Management Software, NO Payment Software, Billboard Is Old & Not Correct, NO “Up Ahead” Highway Signage, Etc. Cash Price: $1,050,000 Email: Info@BVRVP.com for For More info Showings By Appointment ONLY Serious Inquiries ONLY Will Contract with Principles/End Buyers ONLY Will work with Wholesalers ONLY If Disclosed UP FRONT. Buyers Agents Welcome –No Commissions Offered, Buyer Pays Commissions *Information Deemed To Be Reliable But Not Guaranteed*

Acres of Paradise is a 58-site, 15.2-acre all age manufactured home community development opportunity, located in Paradise, Butte County, CA, and offered at $1,050,000 with seller financing. The Property has an active permit to operate and is HCD-permitted for 53 manufactured home sites and 5 RV sites with drain, providing for a predominantly long-term community with the RV component offering income diversification. Substantial engineering, design, and utility work has already been completed, reducing a new owner's timeline to accepting residents. The Property is offered with attractive seller financing terms of 25% down payment and 6.00% interest only rate over a five-year term with no prepayment penalty. This structure is intended to provide runway for the buyer to obtain final approvals, develop sites, remaining infrastructure, and in-fill the community. Comparable manufactured home communities in Paradise command space rents averaging $582 per month and are achieving average occupancy of 88%, supporting the income potential of the completed community. The offering price of $1,050,000 for Acres of Paradise MHP equates to $18,103 per site and $69,079 per acre. Comparable manufactured home community development opportunities in Paradise, CA with gas and electric installed have traded for an average of $21,589 per site and $152,917 per acre. The property’s pricing equates to a 16% discount to the comparable average price per site and 55% discount to the comparable average price per acre, offering an attractive investment basis. Pre-development is in its final stages; the mobile home park site design and septic system engineering are complete, and PG&E has already installed new electric and gas lines and connections for direct-billed utilities. The septic system has been engineered as a wastewater treatment system consisting of one lift station, one 15,000-gallon tank, and leach lines located in the lower southeast portion of the Property. Public water service is available through Paradise Irrigation District. Water service is currently active, the city meter is operational, and the Town of Paradise has approved the initial plans. The current owner has completed all debris removal work and has engineered the unit layout, fire hydrant installation, grading, communication utility infrastructure, retaining wall, storm drain, erosion control, tree planting, and irrigation improvements, which are ready to submit for HCD approval. Following the 2018 Camp Fire, Paradise has experienced steady population recovery and rebuilding, while the high cost and measured pace of new single-family construction drives demand toward manufactured housing. The community sits within 7 min of retail and services in Paradise, 27 min of Chico, and 1 hour 40 min of Sacramento, with large commuter and retiree resident bases supporting long-term occupancy stability. Acres of Paradise offers a rare combination of entitled, utility-ready development and built-in seller financing! Please do not visit, drive through, call, or disturb the property or its residents without prior approval from the listing broker.

Rare investment opportunity in the heart of downtown Bridgeport! This unique mixed-use property includes the iconic Jolly Kone restaurant, a well-known roadside favorite for over 60 years, two additional commercial buildings, 1-bedroom/1-bath house, and six RV/mobile home spaces - all on a .69 acre parcel with Main Street frontage. The restaurant draws steady traffic from tourists and locals alike offering walk-up service, shaded dining area, and nostalgic charm. Seller will consider carrying the note with minimum 25 percent down. Additional address on the property, 178 Main Street, 108 Bryant Street. The Jolly Kone Restaurant in the scenic and historic town of Bridgeport, California, is a beloved local landmark brimming with nostalgic charm. This classic walk-up restaurant welcomes visitors with shaded outdoor dining areas and a friendly small-town atmosphere. A favorite stop for both tourists and loyal travelers who return year after year, The Jolly Kone is famous for its mouthwatering burgers, burritos, chicken sandwiches, hearty breakfast menu, and of course, its signature soft-serve ice cream - a sweet tradition that perfectly captures the spirit of summer in the Sierra’s. Bridgeport is located about half way between Lake Tahoe and Yosemite National Park along Highway 395. It’s surrounded by stunning mountain scenery, hot springs, trout-filled lakes and rivers, and historic sites dating back to the 1800’s mining days. One of the Sierra’s most picturesque small towns - known for its wide valley views, rustic charm, and friendly, small-town atmosphere.

Rare opportunity to acquire a 20-unit mobile home park plus 1 additional RV space situated on approximately 1.41 acres along Lacey Boulevard in Hanford. This is a fully self-managed investment property with all mobile homes owned by the seller and leased directly to tenants, creating a strong and consistent income-producing asset. The property offers investors long-term upside due to its strategic location and future infrastructure improvements planned within the area. According to information provided by the City Engineer for Hanford, the City is planning the future expansion of Ninth Avenue north to Grangeville Boulevard, which is expected to create a future signalized hard corner at Lacey Boulevard. Current understanding is that design work is anticipated to begin around 2028. In addition, information from Caltrans indicates the planned overpass project is projected to begin approximately in 2032 with anticipated completion around 2034 as part of the future southern expansion of Hanford. This presents a unique opportunity to generate immediate cash flow today while positioning for potential future redevelopment or increased commercial significance as the area continues to grow and improve.

Please DO NOT contact the business or its owners directly. Contact the Listing Broker to obtain an NDA and Buyer profile. Listing Broker will coordinate a meeting with the owners.Transform your entrepreneurial vision into reality with this exceptional turnkey campground and retail operation in California's stunning Sierra Mountains. This established 40+ year business delivers multiple revenue streams and lifestyle benefits that position you for immediate profitability and long-term wealth building.Your Investment Delivers:• Immediate cash flow from 31 established campsites serving loyal customers from Nevada, Central Valley, and Bay Area markets• Diversified income through retail store operations, equipment rentals (kayaks, paddleboards, canoes, fishing boats), and potential fast food service expansion• Exclusive market position as the only privately-owned campground within walking distance of popular Lake Davis fishing and recreation destination• 8.5-acre property provides expansion opportunities and asset appreciation potential• Included 3-bedroom owner residence eliminates housing costs while you build your businessMarket Advantages Working for You:• Prime location captures high-demand outdoor recreation market with consistent seasonal traffic• Established 15-year ownership track record proves business viability and customer loyalty• Strategic positioning 7 miles from Portola attracts both local and destination visitors• Peak season May-October with winter extension opportunities maximizes earning potential• Growing outdoor recreation industry trends support continued revenue growthOperational Benefits:• Turnkey operation means immediate income generation• Proven business model reduces startup risks• Multiple revenue streams provide financial stability• Seasonal operation allows work-life balance flexibility• Asset-backed investment protects and builds wealthSeller financing available with $250,000 down payment makes this opportunity accessible to qualified buyers with campground or retail management experience. Step into an established business where your investment delivers both lifestyle freedom and financial returns in one of California's most desirable recreational markets.