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RV Park & Campground Loans in Texas

An RV park sits between hospitality and multifamily and is underwritten as a blend of the two. A park full of annual tenants behaves like a housing community; one full of overnight stays behaves like a motel with far thinner margins and real seasonality.

What the file turns on

The split between annual, monthly and nightly sites, full-hookup versus partial, the condition of water, sewer and electrical infrastructure, and the occupancy pattern across a full year rather than a peak month.

Where deals fail

Aging septic or well systems that cannot support the site count, a pro-forma built on peak-season nights, and amenities counted as revenue that no one actually pays for.

Mobile home communities

Park-owned homes and tenant-owned homes finance differently — park-owned units are depreciating personal property, not real estate, and lenders separate them.

Our minimum loan is $200,000. We are a direct commercial lender working across the 43 states we serve, in business since 1998. We do not publish a rate for this product because the number depends on the file — call and we will quote the deal in front of us.

Commercial lending · Investment property financing · Hard money loans · All loan types · All property types

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Service Areas: Houston | Dallas | Austin | San Antonio | Fort Worth | Near Me TX Construction Rates
Common Questions: Credit Score Required | How Long to Close | Hard Money vs DSCR | Bad Credit OK | DSCR Requirements | No Income Verification | Minimum Down Payment | Documents Required
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Outdoor Hospitality Finance

RV Park & Campground Loans in Texas:
The Asset Class That Thrived While Hotels Struggled

RV parks and campgrounds were the breakout commercial real estate story of the 2020s — occupancy surged as Americans discovered outdoor travel, land values appreciated alongside rising site rates, and institutional buyers (Blackstone, Sun Communities, Equity LifeStyle) entered the market at scale. Texas, with Hill Country, Gulf Coast, and Big Bend drawing millions of visitors, is one of the top RV park markets in the country. Here's how the financing works.

55–65%
LTV Range
1.30×
Min DSCR
7–9%
TX Campground Cap Rate
SBA 10%
Down (Owner-Operated)
Most Lendable

Destination RV Resort

Full-amenity resort with pools, clubhouse, activity programming, and pull-through/back-in sites with full hookups (50-amp, water, sewer). Premium nightly rates $60–120. Monthly site rentals add predictable base revenue. Fredericksburg, Wimberley, and New Braunfels are top TX destinations.

LTV: 60–65% · Rate: call for today's rate · DSCR: 1.30×
Stable Income

Monthly RV Community

Long-term monthly tenants — snowbirds, traveling workers, and semi-permanent residents. More predictable income than transient parks. Texas has substantial demand from oilfield workers, traveling nurses, and retirees seeking affordable housing. Operates like a mobile home park with RV pads.

LTV: 60–65% · Rate: call for today's rate · Month-to-month leases
Value-Add

Transient / Highway RV Park

Overnight stop along I-10, I-35, or US 290 — travelers stopping for 1–3 nights. Lower amenities, lower rates ($35–65/night), simpler operations. Strong location (near attractions or on major corridor) drives consistent occupancy. Value-add potential through adding amenities and premium sites.

LTV: 55–62% · Rate: call for today's rate · Location critical
Premium Segment

Glamping / Luxury Outdoor

Safari tents, geodome cabins, tiny homes, and upscale yurts. AirDNA-eligible revenue, premium nightly rates ($150–500). Fastest-growing outdoor hospitality segment. Lenders underwrite on actual T-12 revenue — well-established glamping operations now command favorable terms from specialty lenders.

LTV: 55–62% · Rate: call for today's rate · AirDNA income counted
Dual Use

RV Park + Storage

RV parks frequently add RV/boat storage as complementary income — $75–200/month per stored unit. Diversifies revenue beyond site fees. Lenders view storage as positive — it's the same land, incremental revenue, and very low CapEx addition that improves DSCR and lowers risk.

Storage adds: $75–200/unit/mo · Improves: DSCR + collateral
Opportunity

Underdeveloped / Value-Add Parks

Older TX campgrounds with low site rates, minimal amenities, and below-market occupancy. Buy at 6–8× NOI, invest in site improvements and amenity upgrades, push rates to market, and capture the occupancy upside. Bridge financing during repositioning, then perm at stabilization.

Acquire: 6–8× NOI · Bridge: 10–13% · Refi at stabilization

Top Texas RV Park & Campground Markets

Texas Hill Country

Fredericksburg, Wimberley, New Braunfels, Kerrville

Highest nightly rates in TX ($80–150+). Wine tourism, Guadalupe River tubing, and scenic drives drive year-round demand. Fredericksburg occupancy 85%+ peak season. Trophy market for RV investors.

Gulf Coast

Port Aransas, Rockport, South Padre, Galveston

Snowbird season November–March fills parks to capacity. Summer beach traffic adds second peak. South Padre RV rates reaching $100+/night in peak. Coastal surge protection is the main underwriting concern.

Big Bend / Trans-Pecos

Terlingua, Marathon, Marfa, Alpine

Destination travelers — Airbnb and RV parks both benefit from Big Bend National Park proximity. Marfa's art scene drives premium glamping demand. Remote location limits supply — occupancy is exceptional for parks that are well-operated.

DFW / Houston Metro Adjacent

Lake Texoma, Lake Travis, Possum Kingdom, Lake Conroe

Weekend getaway market for major metro populations. Lake properties command waterfront premiums. Consistent demand from DFW (7.8M people) and Houston (7.3M people) within 1–2 hour drive radius.

East Texas Piney Woods

Sam Rayburn, Lake Fork, Toledo Bend, Caddo Lake

Fishing destination with legendary bass lakes. Seasonal peaks around fishing tournaments. Lower land cost = better acquisition economics. Lenders favorable on well-established fishing-destination campgrounds with stable T-12.

I-10 / I-35 Corridor Parks

San Antonio, Seguin, Uvalde, Del Rio

Transient traffic parks serving I-10 and I-35 through-travelers. Lower nightly rates ($35–65) but consistent year-round occupancy. Simpler operations, lower management intensity, predictable revenue base.

What RV Park Lenders Want to See

3 years of T-12 revenue with occupancy rates broken out by site type — transient vs monthly vs seasonal
Stabilized occupancy of 70%+ for transient parks; 80%+ for monthly communities
Infrastructure condition: well/septic vs municipal water/sewer (municipal preferred), electrical hookup capacity, paved or gravel site pads
Texas TCEQ permits for water systems and septic if on well/septic — compliance documentation required
Strong location with demand generators — lake, park, attraction, or major highway
Professional management or strong owner-operator track record — absentee first-time RV park owner is difficult to finance

What Creates Friction

Well and septic systems that fail inspection or are at capacity — limits site count and requires capital expenditure
Revenue almost entirely seasonal (1–2 months) with no base occupancy through the year
Deferred infrastructure maintenance — electrical systems, water lines, and site pads in disrepair increase lender risk
Flood plain location without adequate elevation certificate and flood insurance — Gulf Coast and river parks especially
Very small parks (under 30 sites) — limited income diversification and less appealing to most commercial lenders; SBA is the primary option
No management system (reservation software, online booking) — signals unsophisticated operation that lenders struggle to underwrite

RV Park or Campground Deal in Texas? Let's Underwrite It.

Hill Country resorts, Gulf Coast snowbird parks, lakefront campgrounds, and highway transient stops — we've financed RV parks across every Texas market. SBA 7(a) at 10% down for owner-operators, conventional at today's rates LTV, and bridge for value-add acquisitions. Send us your T-12, site count, and deal terms for a 24-hour term sheet.

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