Broker, Cash Buyer, or Facilitator? Three Ways to Sell Your RV Park
If you own a park, your mailbox already knows you might sell. Postcards from cash buyers. Calls from brokers who "have a buyer in mind." A neighbor who swears by the guy who sold his place. They are all offering a different deal, and the difference shows up in what you take home.
Here is a plain comparison of the three paths most mom-and-pop owners weigh, with no sales pitch hidden inside it. For the record, Way-Ya-Go is the third option, a facilitator. We don't buy your park. We help you sell it.
The Short Version
- Traditional broker: a listing, a commission off the top, and a long wait. A good fit for a polished park with time to spare.
- Direct cash buyer: speed, but often a low as-is price and a lump-sum tax bill. A fit for owners who value speed over price.
- Facilitator (Way-Ya-Go): 0% seller fee. If we bring the buyer, they pay a 1.9% premium at closing. A fit for owners who want a fair price and a clean exit.
Side by Side
| Traditional broker | Direct cash buyer | Way-Ya-Go facilitator | |
|---|---|---|---|
| What you pay | 6%–10% fee | 0% fee | 0% seller fee. Vetted buyers pay a 1.9% Transparency Premium at closing. |
| Typical timeline | 12–18 months | Fast | Starts with your 4 documents and a 48-hour written review |
| What it means for you | A listing, a commission off the top, and a long wait. | Lowballs the as-is price by 30%–40%, and a lump-sum sale can trigger a large IRS tax hit. | We match you to Cash, Hybrid Debt-Takeover, or 100% Seller-Financed Installment offers. |
| Best fit | Pristine 200-site resorts with 18 months to wait. | Owners who value speed over price. | Mom-and-pop owners who want a fair price and a clean exit. |
Figures are the ranges shown on our home page. Your broker's fee, a cash buyer's offer, and your taxes depend on your park and your deal. Talk to your CPA about how a lump sum vs. payments over time affects your taxes.
Why the Fee and the Price Both Matter
A fee comes off the top of the price. A low price comes off before the fee is even figured. Both shrink what you walk away with.
Here is why price moves so fast. Buyers price parks on net operating income (NOI) divided by a cap rate.
Illustration only, not a quote or a value for any park: at an 8.5% cap rate, $1 of NOI supports about $11.76 of value ($1 ÷ 0.085 = $11.76). So every $1,000 of NOI a buyer won't credit can take roughly $11,765 off their number. That is why clean books matter no matter which path you choose. See what is my park worth for how buyers build their math.
When a Broker Is the Right Fit
Honestly, sometimes a broker is the right call:
- You have a large, polished park with clean books and time to wait.
- You want someone to market the park widely and run the showings and negotiation for you.
- You are comfortable with a listing agreement and an exclusive period.
If you go that way, finish your books before you sign a long exclusive. Marketing a messy file trains buyers to lowball, and a listing clock doesn't stop for cleanup. Our FSBO guide covers what to do first either way.
When a Cash Buyer Can Make Sense
Speed is a real need sometimes: health, a family change, or a park you simply can't run another season. If speed matters more than price, a cash offer can be the answer. Just go in knowing what the as-is discount and a one-year tax hit may cost you, and have your CPA run the numbers on the offer in front of you. See taxes at sale.
How the Facilitator Path Works
- You send 4 documents: T-12, 12 months of utility bills, rent roll by 30A/50A, and your septic permit. We send back a written review within 48 hours. (Documents-first fast track)
- We find the glitches dragging your value down and tell you what a buyer will see.
- We match you with vetted buyers and the structure that fits: Cash, Hybrid Debt-Takeover, or 100% Seller-Financed Installment. (Seller financing and closing)
- You pay us nothing. If we bring the buyer, that buyer pays our 1.9% Transparency Premium at closing.
You keep your own attorney and CPA throughout. We are not your legal or tax advisor.
Questions to Ask Any Buyer or Broker
- What exactly do I pay, and when? Get the fee or commission in writing, including what happens if the deal falls through.
- How long is the exclusive, and how do I get out of it?
- Who pays for the buyer's due diligence, and how long does it last?
- Can you show proof of funds? (Ask buyers. Proof of funds comes from the principal, not the broker.)
- How do you keep the sale quiet so tenants and staff don't hear rumors? See confidential sale.
- What structures will you consider? Cash only, or seller financing and hybrid terms too?
- How did you get from my NOI to your number? Ask to see the math.
Questions Owners Ask
Do I pay Way-Ya-Go anything?
No. Sellers pay 0%. If we bring the buyer, that buyer pays a 1.9% Transparency Premium at closing.
Is Way-Ya-Go a cash buyer?
No. We don't buy your park. We help you sell it, by preparing your file and matching you with vetted buyers.
Can I still use a broker?
Yes. If a broker already has an exclusive on your park, tell us up front so we don't create a conflict.
Do you give a price for my park?
No. We don't give price opinions. We show you how a buyer will build their number from your documents.
Start With the 4 Documents
Request a free Glitch Audit. Email wayyago@gmail.com with your T-12, rent roll, utility bills, and septic permit, and tell us if a broker is already involved. Imperfect is fine.
We will tell you in plain English which path fits your park. No Zoom pitch. No listing contract. You pay Way-Ya-Go nothing. If we bring the buyer, that buyer pays our 1.9% Transparency Premium at closing; sellers pay 0% in brokerage fees.
We don't buy your park. We help you sell it.
Email my 4 documents to wayyago@gmail.com
General education only. Not legal or tax advice. Use your own attorney and CPA for contracts, structures, and tax questions. Fee and timeline ranges are general and will vary.