These are the questions we hear most from campground owners thinking about selling — the same worries, in almost the same words, deal after deal. Short answers here; follow the links for the full picture.
The Process
Deciding between a broker and a direct buyer like us?
Here's our honest broker vs. direct buyer comparison.
How do I know if now is the right time to sell?
Most owners start looking 12 to 24 months before they're actually ready to list. The right window tends to be when the campground's running well and you've got clarity on what's next, not when you're burned out and forced into a decision. Our Getting Ready to Sell checklist is a good place to start figuring out where you actually stand.
What does the process look like start to finish?
It starts with a conversation, whether you reach out to us or we reach out to you. From there: we talk it through, meet on-site, put a preliminary offer in writing, and if you sign the Letter of Intent, we move into due diligence, negotiation, and contract, then closing. Most owners are looking at three to four months total, though some deals stretch toward six. See our step-by-step walkthrough or the full timeline breakdown for what speeds it up or slows it down.
Will my employees or guests find out I'm thinking about selling?
Not without your say-so. We can plan when and how your team hears about it, on your timeline.
Money and Terms
How much is my campground worth?
Mostly Net Operating Income and current cap rates, plus location, occupancy trends, amenities, and how much room there is to grow. We'll give you a preliminary range after a confidential look at your numbers. Our Valuation Guide walks through how that math actually works.
How will I get paid, and does EverHaven consider seller financing?
We're flexible. Deals are typically financed through a bank or through seller financing, and we'll talk through which structure is ideal for the scenario.
What are the tax implications of selling?
Capital gains, most likely. The exact hit depends on your basis, how long you've owned it, depreciation taken, and how the deal's structured. Talk to your tax advisor early. We've got a sample RFP letter and scope-of-work checklist if you want a head start.
Due Diligence and Trust
What will EverHaven want to review during due diligence?
We work through six areas, so nothing catches you by surprise partway through:
- Financials — the last three years of financial statements and tax returns, plus your trailing twelve months, along with revenue and booking reports from your reservation system.
- Operations — how the campground runs day to day: your procedures, employee records, and key vendor contracts.
- Property & Infrastructure — a full inspection of buildings, septic, water, and electrical systems, including well and site capacity.
- Environmental & Zoning — environmental history, permits, and zoning records, plus a Phase I assessment and Phase II if needed.
- Legal — ownership history and any past or pending litigation.
- Insurance & Risk — your current policies and claims history.
We keep it organized so it doesn't take over your season. See our full breakdown of what buyers look for and what actually moves an offer up or down.
What about environmental issues or old septic/well systems?
Comes up constantly in this business. We handle Phase I and, if needed, Phase II assessments as a normal part of our process, and we price realistic fix costs into the offer rather than walking away over it.
Who are you, and why should I trust you with my life's work?
We're EverHaven Resorts. Family-owned, and we buy campgrounds to run them well, not flip them for a quick return. There's no fund behind us chasing quarterly numbers. We believe deals go better when sellers feel heard and the team that's been there stays protected, so that's how we run every conversation. Curious whether your campground actually fits what we're looking for? Here's our criteria.
Will you tell me what you're planning to change?
Yes. Ask us anything about our plans for the campground or how our process works, and you'll get a direct answer, before you sign and after. See how we think about this longer-term in protecting your campground's legacy.
What happens to my employees, and will my regular guests still feel welcome?
We keep good staff whenever we can. An experienced team is worth more to us than starting fresh with new hires. And we want your regulars to still recognize the place when they show up.
Getting Started
How do I get started?
Reach out through our contact form or set up a no-pressure call. Nothing moves until you're ready.
Ready to take the next step?
Contact us confidentially for a no-obligation conversation. We can walk through this checklist together and answer any questions specific to your situation.