Arizona RV parks market context
- Overnight stays and longer stays
- The association site at arvc.org describes outdoor hospitality for campers and RVers, including an overnight stop and a longer stay. It does not publish an Arizona occupancy rate. Lenders still ask how an Arizona park's income is split across the year. OHI, outdoor hospitality (arvc.org)
The collateral is the park: the sites, the roads, the bathhouse or clubhouse, and the income those sites produce. A motorhome loan, or a mortgage on a house someone lives in, is a consumer loan and is not this conversation. Investor-owned commercial real estate is the file. The outdoor hospitality association at arvc.org, which presents its work as OHI, describes parks that host an overnight stop and a longer stay for campers and RVers. That description is the industry's, not an Arizona occupancy census. This page does not state a statewide fill rate.
Winter visitors are why an Arizona park's year does not look like a flat twelve months. A strong January and a quiet August can add up to a tidy trailing twelve and still scare a lender who has to get paid in August. Bring the monthly collections, not only the year. Say which months are reservations and which months are in-place monthly tenants. Self-storage also collects many small payments, and that is where the similarity ends. Storage occupancy is not site rent at a park, and the loans are not interchangeable.
A park that already shows a stable trailing twelve can be a candidate for Arizona permanent financing. A park that is adding sites, changing managers, or closing before a full season of collections is usually a bridge conversation, with the later permanent loan named rather than assumed. Bridge capital is sourced from private investors. It is not this firm lending its own money. If the owner operates the park as an eligible business, an SBA 7(a) loan made by an SBA lender is a separate path, written up on Arizona SBA 7(a). An investor who does not occupy and operate the business should not force that label.
Income items lenders separate at an Arizona RV park
The year-end total is the last number, not the first. No item below is a required loan amount.
Monthly collections
Winter visitor months and summer months side by side, not averaged into one line.
Short stays versus monthly sites
Nightly and weekly income is less predictable than a site rented by the month.
Sites out of service
A pad without a hookup, or a pad you cannot rent, is not income.
Extras
Store, laundry, or propane only if the trailing statements show the money.
Transient sites and monthly sites are different income
A nightly or weekly site behaves like a short hospitality stay. It can be full in peak weeks and empty when the weather turns. A monthly site behaves more like a small lease: one guest, a longer term, and a payment you can point to. Lenders do not blend those into one average without asking. Tell them the count of each, the rates you actually collect, and how many sites are out of service. A website rate is not the rent roll.
Other income matters only if it is real and repeatable. Propane, laundry, and a small store can help, and they can also vanish. A lender may haircut them or ignore them. Do not bury the site rent inside a single 'gross revenue' line and hope the mix will not be questioned. The DSCR calculator will divide income you type by a payment you type. Use a weak season as one of the tests. The tool is not a quote.
What the first park package should show
Twelve months of income by month, a site map, the split between short stays and long stays, utility bills, and whether the park is on septic or a municipal system. Insurance and taxes belong in the expenses. A brochure about desert sunsets does not replace the collections. If a manager runs the park for an absentee owner, say so. That is still an investor-owned commercial asset. It is not a homestead.
Capital Market Funds is not a Fannie Mae DUS lender. Agency apartment programs are the wrong label for an RV park. Craig Hoebing arranges the commercial loan from Scottsdale under CMB-1047342 and NMLS 1445066. No park on the transactions list is recast as an example here. We do not rank parks, and we do not state a rate.
Sources that sometimes read an investor-owned RV park
| Source | When it fits |
|---|---|
| Permanent | A park whose monthly collections already support a long loan a permanent lender will hold. |
| Bridge & Private | A park still filling a season, or adding sites, with a later permanent loan identified. |
| Bank | A portfolio lender's hold when that bank wants the park and the sponsor. The bank makes the loan. |