RV Park Sale Facilitator · Texas, Oregon & Washington

Sell Your RV Park on Your Terms. We Guide the Sale. You Pay 0%.

Sellers pay 0% commission. Vetted buyers pay a flat 1.9% Transparency Premium at closing. Every $1 of leaked utility or septic income costs you $11.76 at the closing table—we find the glitches, protect your price, and handle everything in writing. No phone pitches. No Zoom theater.

I Own an RV Park

See what unmetered utilities cost your sale price at an 8.5% cap rate, or take the 4-question field checkup.

Run the Utility Leak Calculator

Or take the 60-Second Park Friction Self-Check →

I'm a Broker With a Stalled Listing

Bank killed your escrow over septic capacity, 30A pedestals, or a T-12 gap? We structure the Seller Carry or Wrap so you keep your full listing commission.

Email the OM & Glitch: wayyago@gmail.com

I'm an Investor or Deal Finder

Looking for forensic-audited RV parks priced on a real 50%–55% expense floor, or have an unlisted mom-and-pop lead?

Email the Desk: wayyago@gmail.com
Interactive Split-Reality Estimator · 55% Expense Floor & 8.5% Cap Rate

See How a Buyer Builds Your Number (And What Utility Leaks Cost You)

Buyers and lenders rebuild RV park income using a 55% operating expense floor (leaving 45% as Net Operating Income) and divide by an 8.5% cap rate ($1 of NOI = $11.76 in park value). At 80% sub-meter recapture, every $100/mo of unmetered utility bill costs you about $11,294 at the closing table.

Total site rents collected over the last 12 months (55% expense floor applied).

Monthly electric/water paid by the park and not billed back (80% recapture applied).

Bank Baseline NOI (55% Expense Floor)
$108,000 / yr
As-Is Value @ 8.5% Cap: $1,270,588
Utility Leak Value (at 80% Recapture)
+$135,529 Recoverable
Recovers $11,520/yr NOI ÷ 0.085
Value With Utility Leak Cured
$1,406,118
Baseline + 80% Utility Recapture @ 8.5% Cap

House Math & Assumptions (Illustration Only, Not an Appraisal): Baseline NOI = Annual Gross Revenue × 45% (55% operating expense floor). Utility Value Restored = (Monthly Utility Bleed × 12 × 80% sub-meter recapture) ÷ 0.085 cap rate (about $11,294 in value per $100/mo of unmetered bill). Sellers pay 0%; vetted buyers pay a 1.9% Transparency Premium at closing.

Email These Numbers + My 4 Documents to wayyago@gmail.com →

I Love the Land. I’m Tired of the Work.

You bought this place because you loved it. The quiet mornings, the regulars who come back every season, the land itself. But somewhere along the way, the park started owning you.

It’s 2:00 AM and a breaker trips on the back row, and you’re the one walking out there with a flashlight. You lie awake wondering how much longer the septic field will hold. The insurance renewal came in higher again. And the books? They live in a shoebox, and they don’t quite match the tax return.

None of that makes you a bad operator. It makes you a tired one. Most mom-and-pop owners I talk with aren’t trying to get rich. They want a fair price, a clean exit, and to know the next owner will take care of the place.

That’s the job. We guide your sale: we find the glitches dragging its value down, match you with a vetted buyer, and help you get it home, without a commission coming out of your pocket.

Mike Johnson, Deal Architect

At an 8.5% Cap Rate, Every $1 of Lost NOI Costs You $11.76 in Park Value.

$1 ÷ 0.085 = $11.76. Small leaks in net operating income (NOI) turn into big cuts at the closing table.

Six Glitches That Quietly Shrink Your Price

1

Utilities baked into rent

When electric, water, and sewer are folded into the site fee, every utility rate hike comes straight out of your NOI, and buyers can’t see what the park really earns.

2

Uncounted owner labor

If you and your family run the office and the mower for free, the bank won’t count it that way. It budgets for paid management you aren’t paying, and your NOI shrinks on paper.

3

Shoebox books that don’t match tax returns

When your books and your tax returns tell different stories, buyers and lenders trust the lower number, or walk away.

4

Flat nightly and monthly rates

One rate all year leaves money on the table in your busiest weeks and tells a buyer the park has no pricing plan.

5

No online booking

Guests who want to reserve late at night go somewhere they can book in a few taps. Buyers see that revenue as work they’ll have to do themselves.

6

Deferred septic and 30A/50A electrical upgrades

A tired drain field or undersized pedestals read as an immediate repair bill, and buyers take that bill off your price.

Three Ways to Sell. An Honest Comparison.

OptionWhat you payWhat it means for youBest fit
Traditional BrokerA commission in your listing agreement. Published ranges vary: one RV park brokerage lists 1%–6% (North Star Brokerage & Advisory FAQ). Get yours in writing.A listing, a commission off the top, and a long wait.Larger parks with clean books and time to wait out a full marketing period.
Direct Cash Buyer0% feeOften prices the park as-is, with every glitch counted against you. Taking the whole price in one year can raise your tax bill; payments over time are taxed differently (IRS Publication 537). Ask your CPA.Owners who value speed over price.
Way-Ya-Go Facilitator0% seller fee. Vetted buyers pay a 1.9% premium at closing.We match you to Cash, Hybrid Debt-Takeover, or 100% Seller-Financed Installment offers.Mom-and-pop owners who want a fair price and a clean exit.
How Seller Carry Actually Works · The F-150 Rule

Why Smart Park Owners Act Like the Bank (Instead of Taking a Cash Haircut)

Think about buying a Ford F-150. If you walk onto the lot and demand a massive cash discount, the dealer holds firm—because they make their best money when you put a down payment on the hood and make monthly payments. And if the buyer ever stops making payments? Ford doesn't argue; they take the truck back and keep the down payment.

Selling your RV park on a Seller Carry or Hybrid Wrap works the exact same way:

  • You Protect Your Price: Traditional banks slash your value or demand huge repair holdbacks over aging septic fields, 30A pedestals, or shoebox books. A vetted operator buying on terms pays for the real dirt and fixes the glitches on their dime.
  • Mailbox Income Without 2:00 AM Calls: You collect a down payment at closing plus steady monthly checks secured by the real estate—without fixing another breaker or mowing another row.
  • Tax Spread (Ask Your CPA): Taking 100% cash in one tax year can trigger a massive capital gains hit. Spreading principal payments across multiple years under IRS Publication 537 (Installment Sales) often keeps more net money in your family's pocket.

Want to see how a Cash vs. Seller-Carry offer looks on your park? Email your 4 documents to wayyago@gmail.com →

What We’ll Never Do

  • Never ask you, the seller, for proof of funds. Proof of funds comes from buyers.
  • Never charge you a fee. Sellers pay 0%.
  • Never pitch you by phone or Zoom. Everything is in writing, by email.
  • Never pitch your sale as a secret or hidden listing. We tell you plainly how your park will be shown.
  • Never list your park publicly without your consent.
  • Never give you a price opinion. We show you how a buyer builds their number from your documents.

Deals With Documents Get Reviewed First — 48-Hour Written Turnaround

No guesswork and no phone pitches. Email these four items to wayyago@gmail.com and we will send back a plain-English written review showing how a buyer or lender will build their offer. (Even if your books live in a shoebox, send what you have—we know how to read raw bank statements and utility bills.)

  • 1. Bank-audited T-12 (trailing 12-month profit & loss tied to bank deposits): Your last 12 months of income and expenses from QuickBooks or your bookkeeper—or, if your books live in a shoebox, your Schedule E tax return plus 12 months of raw bank statements so we can tie out the deposits.
  • 2. Pad-by-pad rent roll by type (transient or monthly, amps, rate, deposit): One line per site showing monthly vs. nightly, 30A vs. 50A service, current rate, deposits held, and any park-owned units or dry storage.
  • 3. 12–24 months of master utility bills: Master bills for electric, water, sewer, propane, and trash (plus any record of sub-meter or flat-fee utility recapture).
  • 4. Environmental/septic permits plus pump logs: Your state or county septic operating permits (showing design GPD flow), well test records, and recent pumper receipts.
Inside Your 48-Hour Written Review

What You Get Back Within 48 Hours of Sending Your 4 Documents

We don't send a generic broker pitch or schedule a sales call. Within 48 hours of receiving your documents at wayyago@gmail.com, we reply in plain English with a written audit covering three things:

  1. The Bank-Baseline Number vs. Your Books: Exactly how an underwriter will rebuild your T-12 at a 55% expense floor—and how much NOI you are losing to unmetered utilities or uncounted labor.
  2. The Physical Glitch Flag List: What a buyer's inspector will flag on your septic permit (GPD capacity), well logs, and 30A/50A pedestals—and which items to fix vs. leave alone before closing.
  3. Your 3 Exit Tracks Side-by-Side: How your park stacks up for an As-Is Cash exit, a Hybrid Debt-Takeover, or a Seller-Financed Installment sale—with 0% seller commission on all three.

Read a complete sample 48-hour written review (redacted example) →

Email My 4 Documents to wayyago@gmail.com

Sellers pay 0%. If we introduce the buyer, the buyer pays a flat 1.9% Transparency Premium at closing. See a sample 48-hour written review →

The Owner Letter: One Glitch a Month

A free monthly written brief for RV park owners in TX, OR, and WA: one real infrastructure or NOI glitch, what a buyer sees, and how to fix it before you sell. No phone calls. Email only.

Seller Guides

We diagnose the physical glitches, engineer the turnaround, and structure the clean exit.

Way-Ya-Go Development · Architects of the Managed Exit

Email desk: wayyago@gmail.com

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