Crystal Coast RV Resort Portfolio - NC

The Esterson MHC Team is pleased to present the Crystal Coast RV Resort Portfolio in North Carolina, consisting of Harkers Island RV Resort and newly developed Atlantic RV Resort.

Situated across 72.38 total acres on North Carolina's Crystal Coast, this portfolio offers a rare combination of stabilized RV resort income, marina operations, and significant development potential in one of the state's most desirable coastal markets. Both parks are open year round and nearly all tenants pay annual lot rent and boat lift fees upfront, resulting in highly predictable and consistent income.

Harkers Island RV Resort is a 100% occupied, 201-unit waterfront RV resort and marina located at 288 Guthrie Drive, Harkers Island, NC, spanning 13.52 acres on the Straits waterfront.

The property features 128 occupied RV lots (24 straits-front at $7,300/year and 28 harborfront/marshfront at $6,800/year, plus interior lots at $6,200/year), 43 boat lifts averaging $4,800/year, 30 dry boat storage lots at $550/year, and fee income from transfer fees and other ancillary sources. The park operates with city water and city sewer (landlord pays, included in rent), with electric direct-billed to tenants.

Harkers Island is permitted to expand from 42 to approximately 82 total boat lifts, representing meaningful upside in marina revenue.

Atlantic RV Resort is a newly developed (Fall 2025) 137-unit RV resort and marina located at 1001 Morris Marina Road, Atlantic, NC, spanning 58.86 acres with expansive waterfront access and a newly renovated restaurant. The property currently operates 33 occupied RV lots at an average of $6,545/year, 9 boat lifts averaging $3,889/year, 1 ferry slip rented at $2,500/month, and 1 construction slip at $750/month.

The park currently offers overnight stays while annual lot lease-up occurs generating approximately $65,000 in revenue annually. The property is permitted for 282 total RV lots with roads already paved and built out for approximately 175 additional sites, plus permits to add 20 additional boat lifts.

Soil has been tested for additional septic, and the park includes 30 dry storage lots and a newly redeveloped restaurant that currently operates at breakeven and is open to the public.

On a combined portfolio basis, the two parks are generating $1,462,965 in gross revenue and projected $1,237,270 NOI for 2026 (P&L 1) across 338 capitalized units at 71.9% blended occupancy. Broker-adjusted P&L 2 projects $1,597,320 in revenue and $1,059,080 in NOI by 2027 accounting for planned rent increases at both parks and some lease-up at Atlantic (P&L 2 does not include development).

With full stabilization and development of 175 expansion RV lots, approximately 60 additional boat lifts, 30 storage lots, and the restaurant, there is substantial value add and income opportunity beyond 2027 P&L 2 projections. Investors can capitalize on the current income stream while executing a phased development plan to unlock substantial value creation across both properties.

We are asking investors to submit their best offer on this unpriced opportunity. All offers must include pricing, inspection period, funding source, and appropriate due diligence timelines. This portfolio represents a unique opportunity to acquire two coastal RV resorts with marina operations and significant permitted development upside in one of North Carolina's most attractive recreational markets with high barriers to entry.