Encyclopedia
Price per site
A campground's price divided by its number of sites. It's a rough comparison, not a valuation.
For example: A buyer compares campgrounds by price per site, then looks at income. (Illustration only, not a real deal.)
This is a general industry term with no single official definition. Your lease or contract wording controls.
Example only, not a real client. Say you are looking at two campgrounds. Dividing each price by the number of sites shows one is much cheaper per site. You then check revenue per site and condition to see whether it is a better deal.
What I’d tell a friend
Price per site is a quick comparison. Check revenue and condition before deciding.
Why it matters to you
It's a quick way to compare parks and campgrounds, but two parks at the same price per site can earn very different amounts. Look at income, occupancy, permits and the condition of the water and septic systems.
How to use it in your deal
Buyers should check how many sites are legally permitted, how many are actually rentable, and how many are seasonal versus long-stay. Look at revenue per site and expenses, not just price. Long-stay sites may be covered by the Manufactured Home Park Tenancy Act or Residential Tenancy Act, which affects rents and rights.
Check zoning, health permits, water and sewer systems, and Agricultural Land Reserve (ALR) status. Sellers should document site counts and permits. Lenders look at income and permits, not just site counts. Owners can raise value by improving services and occupancy where permitted. Compare price per site only among similar parks; full-service sites with sewer and power are worth more than dry sites.
Check how many sites are actually permitted under the health and zoning approvals, since some parks have more sites than they're allowed.
Mistakes I see
Counting unpermitted sites. Ignoring tenancy laws on long-stay sites. Comparing seasonal and year-round parks directly. Forgetting water system obligations.
In BC and Vancouver
Tenancy laws, local zoning, health regulations and ALR rules all apply.
Official sources: Manufactured Home Park Tenancy Act (BC Laws) · Residential Tenancy Act (BC Laws) · Drinking Water Protection Act (BC Laws) · Agricultural Land Commission Act (BC Laws)
What it means
Price per site is the sale price divided by the number of sites at a campground, recreational vehicle (RV) park or manufactured home park.
It helps compare properties of different sizes.
Its limits
Revenue, occupancy, length of stay and services vary a lot between properties.
Use it with income measures and an inspection of infrastructure such as water, sewer and power, which can be costly to upgrade.
I can help you compare parks on these measures.
Questions to ask before you sign
- How many sites are permitted?
- Which are seasonal or long-stay?
- What laws apply to long-stay sites?
- What's revenue per site?
- Are water and sewer permitted?
Keep reading
Related terms: Average daily rate (ADR), Net operating income (NOI)
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General information for British Columbia only. It isn’t legal, tax, accounting or financial advice, laws and rates change, and reading it doesn’t make you my client. Any numbers or scenarios are hypothetical. Check the linked official source and talk to a lawyer, accountant or other qualified professional before you act or sign anything. See the terms and disclaimer.