THE OPPORTUNITY - Some businesses you buy. This one you steward. On the banks of the Pemigewasset River at the gateway to Franconia Notch, this Campground & Cabins has welcomed families to the White Mountains for a quarter century, building the kind of loyal following and goodwill that can't be manufactured, only inherited. It comes to market as a rare, profitable going concern: the real estate, the established business, the equipment, and decades of reputation, together. For an owner with vision, this is a chance to build a life and a business in one of New England's premier four-season destinations.
THE PROPERTY - Set on 3.5± acres just half a mile from Interstate 93 at Exit 33, the property is built for hospitality and diversified revenue:
- 45 RV and tent sites, including twelve full-hookup RV sites and five with upgraded 30/50-amp service
- Seven furnished rental cabins with a linen program, from couples' units to family cabins
- A four-bedroom, two-bath owner's residence with an attached storefront and office, on-site housing that strengthens a buyer's financing and lets you live where you work
- A camp store, a barn with arcade and workshop, a bathhouse with guest laundry, and a fenced playground
- A stocked trout-and-duck pond, riverfront, and brook frontage, with strong Wi-Fi throughout
Multiple revenue streams, camping, cabins, and retail, diversify the income and smooth seasonality, while the riverfront setting does the marketing for you.
LOCATION -The White Mountains draw millions of visitors a year, and this property sits at the center of it: minutes from Loon Mountain, Cannon Mountain, Franconia Notch State Park, the Flume Gorge, and the region's premier hiking, biking, and skiing. Half a mile to I-93 means effortless access from Boston (about 2 hours) and the entire Northeast. This is a true four-season location, summer camping, fall foliage, and winter mountain sports, with year-round demand a new owner can capture.
THE BUSINESS -This is a well-run, established, and profitable owner-operated business with a following most operators only dream of. Demand is proven and durable: a repeat clientele, a standing waitlist year after year, and guests who rebook before public reservations even open. It trades as a turnkey going concern, the operating business, the guest base and goodwill, the equipment, and the real estate, all together. Detailed financial statements, a full financial model with per-site occupancy ledgers, an NOI-to-SDE bridge, historical performance, and supporting records are available to qualified buyers upon execution of a confidentiality agreement.
THE VALUE-ADD OPPORTUNITY -This property is priced on its established, in-place performance, but the upside for an active owner is real and specific:
- Rate repricing: the park's nightly rates currently sit below the competing campground five minutes away, and below the broader corridor. Neighboring parks price dynamically through online platforms; still books on paper at a fixed card.
- Reservation modernization: adding online booking, weekend and holiday premiums, and dynamic seasonal pricing is pure, low-cost yield a new owner controls.
- A longer season: the park currently operates a limited season in a location with true four-season demand, extending operations grows revenue against a largely fixed cost base.
- Events and group business: the oval and riverfront form a natural venue, with five sites carrying 30/50-amp service for stage power and large rigs, weddings, festivals, and rentals in a market short on outdoor venues.
FINANCING - This is a business built to pay for itself. Owner-operator campground acquisitions are core SBA 7(a) territory, one loan covering real estate, business, and equipment, with long amortization and a modest down payment. The established cash flow and the on-site owner's residence together support attractive owner-operator financing; illustrative structures and coverage scenarios are detailed in the offering memorandum.