How We Work

Buying a campground, in three phases.

Most buyers find out what a deal really costs them after the closing table. We work alongside you in three distinct phases, starting long before you have picked a park, so the numbers, the structure, and the tax consequences are settled before you sign anything you cannot take back.

Navigate your journey →Not sure where you are? Take the 2-minute quiz

The three phases

Each phase ends at a natural decision point. You choose whether to keep going, and nothing gets researched twice.

Tents pitched on a ridge at sunrise, the exploring stage of buying a campground

Phase 1

Investigation

Begins before you have picked a park, when you know you want one but not what kind.

Decide which flavor of campground fits you, from primitive tent sites to full hookup RV resorts to cottages and glamping
Compare regions of the country and what each one does to your season length and your labor pool
Learn how campgrounds are commonly listed and sold
Understand cap rates and how sellers use them to justify an asking price
Spot a deal worth digging into, and recognize an overpriced park before you waste a month on it

Time frame: Two to three weeks
Includes: Strategy sessions plus email advice throughout

An accountant marking up a set of financial statements in red pen

Phase 2

Due Diligence

Begins once the non-disclosure agreement and letter of intent are signed.

Discuss asset purchase versus stock purchase and what each one means for you
Review the seller's financial statements and tax returns in depth
Give you the questions to ask during your investigation and the risks behind each one
Discuss the tax ramifications and structure the purchase in your best interest
Keep you moving so the diligence window does not close before the answers arrive

Time frame: One to two months
Includes: Up to three strategy sessions plus email advice
Optional: Pro forma projections and forecasts for your lender

Two people shaking hands over a signed agreement at closing

Phase 3

Allocation and Closing

Begins at the time the purchase agreement is signed.

Finalize the tax ramifications and the structure of the sale in your best interest
Advise on entity selection for the resulting business
Assist with the formation of a new entity
Record the fixed assets purchased, or the sale of fixed assets
Prepare the Asset Acquisition Statement for IRS filing

Time frame: Up to one month
Includes: One strategy session plus email advice

Why the phases are separate

You are not locked into all three at the start. Plenty of buyers spend a while in Phase 1 before a park is ever on the table, and that is exactly how it should work. Learning what you are actually looking for costs you a fraction of what buying the wrong park would have.

When a deal does keep going, every phase builds on the work already done. The purchase price allocation at closing reflects analysis that started before you toured your first property.

Ready to figure out which park is yours?

Bring us the deal you are looking at, or bring us nothing at all. Phase 1 exists for buyers who are still deciding what they want.

Navigate your journey →Browse buying & selling resources