Campground Broker Fees and Other Costs of Selling

Before you decide how to sell your campground, it helps to know what selling will cost and what you are likely to keep. The biggest single cost for most sellers who use a broker is the commission, but it is not the only one. This guide explains how campground broker fees are set, what published ranges look like, the other costs of closing, and how to estimate your net. If you are also weighing a direct sale, our Sell Your Campground page explains how a conversation with GatherGrounds works.

How campground broker commissions work

Most campground brokers are paid a commission at closing, calculated as a percentage of the sale price. If the park does not sell, there is usually no commission. Common structures include:

• Flat percentage: one rate on the full price.
• Tiered or sliding scale: a higher rate on the first part of the price and a lower rate above set levels. This is common on larger sales.
• Minimum fee: a floor amount, which matters most for smaller parks where a percentage alone would be small.
• Marketing fee or retainer: some brokers charge an up-front amount for marketing materials or valuation work, sometimes credited against the commission.
• Co-broker split: if another broker brings the buyer, the two brokers usually share the commission. This normally does not change what you pay.

The listing agreement also sets the term, whether the listing is exclusive, and a “tail” period during which the broker can still earn a fee if a buyer they introduced closes after the listing ends. Read these terms as carefully as the rate.

What commissions typically run

There is no official industry rate, and published figures vary:

• Campfire Capital Group, a brokerage, says the commission is “usually 3-6% of the sale price” (page undated; accessed October 2026).
• Investorade, a company that buys RV parks directly, wrote in June 2026 that commercial brokers “typically charge 4 to 8 percent for RV park transactions,” with some charging up to 10% for smaller properties.

In general, larger and simpler deals tend to carry lower percentages, and smaller or rural parks tend to carry higher ones. Commissions are negotiable. It is reasonable to ask a broker to explain their rate, to propose a tiered structure, or to compare written proposals from more than one broker.

Other costs of selling a campground

Whether or not you use a broker, expect some or all of these. Who pays which costs is often negotiable and can vary by state and local custom, so ask your attorney and title company for estimates early.

• Attorney fees for reviewing the letter of intent, drafting or reviewing the purchase agreement and handling closing.
• Title and escrow: title insurance, escrow or closing agent fees, and recording fees.
• Transfer taxes: many states and counties charge a tax when real estate changes hands.
• Survey: older parks often need an updated survey showing sites, buildings and easements.
• Environmental and system inspections: a Phase I environmental site assessment, septic and well testing. Buyers often pay for their own, but sellers sometimes order them early to avoid surprises.
• Loan payoff: your mortgage balance and any prepayment penalty.
• Prorations and credits: property taxes, prepaid reservations and seasonal camper deposits are usually split or credited to the buyer at closing.
• Repairs or credits agreed after inspections.
• Accountant fees for sale-year tax planning and returns.

Taxes on the sale

For many sellers, taxes are a larger cost than the commission. The main concepts are capital gains on the increase in value, depreciation recapture on buildings and equipment you have depreciated, and how the price is allocated among land, improvements, equipment and goodwill. A 1031 exchange may defer tax if you buy replacement investment property within IRS deadlines (IRS Instructions for Form 8824, 2025), and an installment sale may spread tax over the years you receive payments. This is general information only; talk to your CPA and attorney.

Estimating your net proceeds

A simple worksheet helps you compare offers and selling routes. The table below is illustrative only, not an offer. It shows how the commission figures above would apply to a hypothetical $2,000,000 sale; fill in the other lines with your own quotes.

The difference between commission rates is real money, but so is the difference between prices. A broker who brings competing buyers may earn their fee through a higher price or better terms.

What you get for a broker’s fee

A good broker earns the commission by doing work most owners would otherwise do themselves or skip: pricing the park, preparing the marketing package, reaching buyers you would not find, screening them, creating competition, negotiating, and keeping due diligence on schedule. For large parks, portfolios and unusual properties, that work often pays for itself.

Costs when you sell directly

In a direct sale to a buyer without a listing broker, there is no listing commission, but most other costs remain: your attorney, title, transfer taxes, payoffs and taxes. You may also want to pay for an independent valuation, since no broker is testing the price for you. GatherGrounds, which owns and operates three campgrounds in Michigan and Ohio, is one operator that talks with owners directly.

Questions

Thinking about selling? Talk with us confidentially through the form on our Sell Your Campground page, and compare it with what a broker proposes.