Why Now Is the Time to Invest in RV & Mobile Home Parks in Southern Oregon (2025 Guide)

Southern Oregon is having a moment — not just for wine, wilderness, or remote living, but for savvy real estate investors eyeing commercial properties like RV parks and mobile home communities. This region should be on your radar if you’re looking for a stable, cash-flowing asset with upside potential. But as with any investment, it’s not without challenges. Here’s what you need to know before diving in.

Why Southern Oregon?

1. Tourism + Housing Crunch = Strong Demand

Southern Oregon draws over 2 million visitors annually to its national forests, Crater Lake, river trails, wineries, and music festivals. Especially in the post-pandemic era, RV travelers are part of a growing nomadic movement seeking low-cost adventure and remote work spots.

At the same time, the region is facing a chronic housing shortage, especially for low-income and workforce residents. Mobile home parks often provide one of the last sources of unsubsidized affordable housing.

This dual demand makes RV parks and mobile home communities a powerful hybrid investment, as they are both short-term rentals and long-term housing solutions.

The Data Speaks: A Market Snapshot (2025)

RV Park Occupancy: Rates across Jackson and Josephine Counties are averaging 85 %+ occupancy in the peak season (May–October), with many parks booked out months in advance.
Mobile Home Demand: Vacancy rates under 3% for affordable housing units in rural zones.
Cap Rates: Typically range from 6% to 9%, with some value-add opportunities pushing double-digit returns.
Median Lot Rent: $450–$650/month for mobile home pads (rising yearly due to demand and zoning restrictions).
Permitting Pressure: Stricter zoning and environmental regulations make existing parks more valuable as new developments face red tape.

Pros of Investing in Southern Oregon Commercial Properties

1. High Yield Potential

RV parks and mobile home communities can generate steady cash flow with lower overhead than multifamily or hospitality assets.

2. Underserved Market

Many properties are owned by small businesses, which offer room for improvement, rebranding, or modernization, especially with digital bookings, site upgrades, or amenity additions.

3. Diversified Revenue Streams

RV parks can generate income from:

Nightly stays
Long-term pad rentals
Laundry/showers/vending
Tiny home or glamping add-ons
On-site event rentals or storage

4. Lower Turnover & Maintenance

Compared to traditional rentals, tenants in mobile home parks often own their homes, meaning lower capex and less vacancy turnover for the park owner.

2025 Pitfalls to Watch For

❗ Wildfire Risk & Insurance Costs

Southern Oregon is wildfire-prone, which can complicate both financing and insurance. Some investors face premium hikes of 20–50%, or even policy cancellations. Due diligence on defensible space, fire zones, and risk mitigation is key.

❗ Infrastructure Red Flags

Older parks often have septic, well, or electrical issues. These can be costly to upgrade and may require DEQ or county approvals that delay turnaround time.

❗ Financing Challenges

Many lenders consider RV and MH parks niche or “special-use” assets. Be prepared with strong financials or to explore SBA, seller carry, or private lending options.

❗ Regulatory Complexity

Some counties (like Jackson) are tightening zoning around short-term use, glamping, or RV conversions. Staying compliant — especially if expanding or changing use — requires a sharp eye on local codes.

Is It the Right Move for You?

If you’re an investor looking for:

Long-term stability
Moderate management requirements
A hedge against housing and travel trends
Room for value-add growth

Southern Oregon RV and mobile home properties offer a rare lifestyle, income, and impact blend. But it’s not for the hands-off buyer. These properties often need boots-on-the-ground management, solid contractors, and an understanding of rural real estate logistics.

Hot Zones to Watch

Applegate Valley: Lifestyle-oriented, ripe for glamping or eco-focused RV parks.
Grants Pass Area: Strong demand for workforce housing and long-term pad rentals.
Rogue River / Gold Hill: Near I-5 with high traveler visibility and affordability.
Medford Outskirts: Proximity to services, hospitals, and shopping makes mobile home parks valuable.

Want to Explore a Deal?

I specialize in helping investors evaluate and acquire commercial properties across Southern Oregon, from income-producing RV parks to underutilized mobile home communities ready for repositioning.

📩 Contact me to receive off-market listings, cap rate analyses, or to schedule a property tour.

Chrisrealtorpro@Gmail.com

Chrisrealtorpro.com