Seven Lakes RV Resort
56-Unit RV Community near a Texas Lake
Marketing description
North Star Brokerage & Advisory is pleased to exclusively offer Seven Lakes RV Resort, a 56-pad, fully gated long-term RV community located in Buchanan Dam, Texas along the Lake Buchanan corridor of the scenic Texas Hill Country. This stabilized asset delivers immediate cash flow from a verified, 100% long-term tenant base with an average tenancy of over 19 months. The park caters to retirees and fixed-income residents who value security, privacy, and quality of life — making Seven Lakes one of the premier long-term RV communities in the Lake Buchanan corridor.
The ownership group acquired the property in 2022 at 28 sites and doubled the park to 56 full-hookup pads by May 2025. The T6 annualized NOI of $147,692 (9.85% cap rate) reflects the stabilized post-expansion period, while a proforma anchored to the verified rent roll projects $177,719 in annual NOI — an 11.85% cap rate at asking price. Current rents of $375–$400 per site remain well below the $650 charged by the nearest comparable competitor, and three vacant sites represent additional unrealized upside, giving a new owner multiple levers to grow NOI without capital investment.
The seller is motivated, open to conventional financing or cash, and is willing to consider a small amount of seller financing with qualified buyers.
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HOW TO PARTICIPATE
- Inquiries should be made by contacting Tyler Gauntt at [email protected]
- DO NOT show up to the property unannounced.
- DO NOT speak to staff, guests or owners without written consent from Broker.
- All offers must be submitted in a Letter of Intent format with proof of funds and/or letter from a lender.
- Please review all diligence materials prior to contacting an agent.
Notice to Subto and Creative Finance Communities
To all new members of the Pace Morby “Creative Finance” and “Subto” communities, we appreciate your enthusiasm and interest.
Please note that we work exclusively with verified buyers (and their brokers). To protect our sellers, we do not release proprietary information to intermediaries, scouts, “bird dogs,” or any third parties.
All buyers must contact us directly, complete registration, and sign a Confidentiality Agreement before receiving any property details. Proof of funds may be requested from all interested parties.
Investment highlights
- Double-Digit Proforma Cap Rate at Asking Price: At $1,500,000, the property generates a proforma cap rate of 11.54%—well above the typical 6–9% range for quality RV parks in the Texas Hill Country market. This pricing reflects the seller's motivation to transact, not the underlying value of the asset.
- Meaningful Value-Add Through Rent Increases: Current monthly rents of $375–$400 per site are at the lower end of the competitive range for the Lake Buchanan corridor. Freedom Lives Ranch—the nearest comparable competitor at 1.3 miles—charges $650/month all-in. Even modest rent increases of $25–$50/pad would generate an additional $15,900–$31,800 in annual revenue, representing a 9–18% lift in NOI with no capital required.
- Internet Revenue Upside: The park currently charges $50/month for WiFi access via VGI Networks at a cost of $800/month. With approximately 40 subscribers, the net spread is approximately $1,200/month. The owner notes that the next-closest competitive internet provider (Verizon) charges $95/month per site, suggesting current pricing has room to increase while remaining well below market alternatives.
- 100% Long-Term Tenants - Stable, Predictable Income: Every tenant at Seven Lakes is a monthly lessee with a signed rental agreement, providing a buyer with consistent, predictable cash flow from day one. With no nightly or weekly turnover, the park's revenue is insulated from seasonal demand cycles and short-term market volatility — a stability that is increasingly rare and valuable in today's RV park investment landscape.
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