Exclusive Opportunity from Atlas Bay Commercial
The Offering: Pasco County RV Resort
- Atlas Bay Commercial is pleased to present the exclusive offering for the sale of a premier 55+ age-restricted hospitality asset located in the thriving area north of Tampa Bay, Florida. Situated within the Northern Tampa MSA, this highly stabilized resort offers an investor a turnkey community with a dedicated, recurring resident base and immediate physical upside through site expansion and park model infill.
- Investment Highlights
-55+ Demographic: Operationally stabilized as an age-restricted community, providing a quiet, high-demand environment with significantly lower turnover and management friction.
-Exceptional Tenant Loyalty: The resort features a "Snowbird" base that consistently reserves sites in advance, providing highly predictable seasonal cash flow and a massive recurring revenue foundation.
-Permitted Expansion Potential: Currently operating 110 sites but permitted for 116 sites, offering an immediate path to increasing the asset’s top-line revenue without further entitlement risk.
-Robust Lifestyle Amenity Package: Extensive community infrastructure including a well-maintained pool, clubhouse, community center, and a unique outdoor stage for live entertainment, fostering a true "neighborhood" feel.
-Turnkey Physical Condition: Featuring paved roads in excellent condition and perimeter fencing with gated entry/exit, the property requires minimal immediate
- Property Overview & Description
A meticulously maintained, 110-site community designed for the active adult lifestyle. Located in the heart of the Nature Coast, the property is characterized by its mature landscaping and extensive community-focused amenities. Residents enjoy multiple weekly events, cornhole and shuffleboard courts, and a dedicated outdoor dining area with a stage for live bands.
The property is serviced by a well-maintained private well water and sewer system, with the operating permit for the sewer plant renewed for another 10 years as of April 2026. Good through 2036. Essential guest services such as onsite propane sales and a professional management office ensure the resort functions as a self-sustained community. The physical plant is in superior condition, with high-quality paved roads and a secure gated entry system that appeals to the safety-conscious 55+ demographic.
- Market & Location Analysis
This city this resort is located in represents one of the most desirable retirement and "Snowbird" destinations within the Greater Tampa Bay region. As the Northern expansion of the Tampa-St. Petersburg-Clearwater MSA continues, Hernando and Pasco Counties have seen a surge in demand for high-quality, age-restricted housing.
The resort benefits from its proximity to Florida’s "Wine Highway" and the natural attractions of the Weeki Wachee Springs area, making it a primary destination for seasonal travelers from the Midwest and Northeast. The local submarket is characterized by high occupancy rates for 55+ assets, with very few properties offering the level of community engagement and amenity depth found at Big Oaks.
- Financial & Value-Add Summary
The property currently utilizes a seasonal rate structure, with Snowbird rates set at $950/mo + Electric and a legacy "annual" discount of $650/mo for residents following their first full season. While the park is already a strong cash-flow producer, significant upside remains for the incoming owner.
- Value-Add Strategy:
-Park Model Infill: With approximately 15-20 sites currently occupied by park model homes, there is a massive opportunity to double this inventory. Transitioning vacant pads to high-yield park model units will drive annual blended occupancy and significantly increase the "community" value.
-Rent Rationalization: Current lot rents are positioned below the market average for the Florida Nature Coast. A gradual adjustment to market rates, combined with the stabilization of the 6 remaining permitted pads, will immediately drive NOI.
-Expansion Realization: Activating the final 6 permitted sites (bringing the total to 116) allows for immediate scale and a higher terminal valuation.
- Offering Details & Broker Contact
OFFERING PRICE: $4,250,000
Contact: Dan Fischer | dan@atlasbay.co | 615-804-3579