RV park facilitator · Not a buyer

We Don’t Buy Your RV Park. We Help You Sell It — For $0 Seller Commission.

“We Buy Parks” cash buyers lowball owners, while traditional brokers charge 6%–10% and take 12–18 months.

Sellers pay 0% commission. Vetted buyers pay a flat 1.9% Transparency Premium at closing.

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 don’t buy your park. 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 deducts 15.5% for paid management, 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 Broker6%–10% feeA listing, a commission off the top, and a long wait.Pristine 200-site resorts with 18 months to wait.
Direct Cash Buyer0% feeLowballs the as-is price by 30%–40%, and a lump-sum sale can trigger a large IRS tax hit.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.

Is a utility leak quietly shrinking what your park is worth?

Enter your trailing 12-month numbers below. We evaluate using a strict 55% Expense Floor and 8.5% Cap Rate.

Estimate only, not an appraisal or broker price opinion.

Your Park Diagnostic Estimate Breakdown

True Baseline NOI (55% Expense Floor): $0

As-Is Baseline Value (at 8.5% Cap): $0

Post-Fix Turnaround Value (Post Sub-Metering):Assumes about 80% of utility costs recovered through sub-metering. $0

Rule: At an 8.5% Cap, every $100/mo in recaptured utility bleed adds $14,118 in park value.

You built this park. Let’s make sure the sale pays you for it. Send your T-12, utility bills, rent roll and septic permits, and we’ll show you the fix plus buyer-matched options in writing.

Deals with documents get reviewed first. Email your T-12, 12-month utility bills, rent roll, and septic permits to:

Send Docs to wayyago@gmail.com

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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