Houston Leisure RV Resort

1601 S Main St, Highlands, TX 77562

448 Number of Units

0 Building SF

2010474 Land SF

Manufactured Housing - RV Zoning Type

Exclusive Listing from Atlas Bay Commercial

Atlas Bay Commercial acting as out-of-state cooperating broker alongside Texas broker, Jennifer Stein Real Estate, Inc is pleased to present the opportunity to a premier 400 + site institutional-scale hospitality asset located in the Houston,Texas MSA. Situated on over 40 sprawling acres, this resort offers a rare combination of immediate scale and significant "low-hanging fruit" value-add potential for a sophisticated operator.
Investment Highlights Institutional Scale with Low Density: A massive 400+ site count situated on over 40 acres, providing ample space for large-rig maneuvers and future expansion or "glamping" integrations. Superior Location & Connectivity: Ideally positioned minutes from the Houston urban core while remaining directly accessible to the high-demand industrial corridor. Risk Mitigation - Not in a Flood Zone. Full Municipal Utilities: The resort benefits from city-grade infrastructure, including Municipal Water and Sewer, minimizing the environmental and maintenance risks associated with well/septic systems. Operational Upside: Currently managed by an absentee owner, the property presents an immediate opportunity to drive NOI through professional management, targeted marketing, and modernized curb appeal.
Contact: Dan Fischer | dan@atlasbay.co | 727-314-1788

Atlas Bay Commercial, as cooperating broker with Texas broker Jennifer Stein Real Estate, Inc., is pleased to offer Houston Leisure RV Resort, a 448 site, all-age RV park in Highlands, Texas, about 20 minutes east of downtown Houston on the I-10 East corridor. Houston Leisure RV Resort offers a real opportunity to execute a value add strategy while also enjoying attractive fundamentals at purchase, such as city water and sewer, large sites, full 50/30 electric hook ups, concrete pads, no flood zone designation while being close to the intercostal waterway, ample amenities, clean landscaping, and low lot rents. Additionally, the potential is real and achievable, as occupancy reached 84-90% in 2022, but has since fallen to about 54%. The opportunity to purchase a park of this size based on current occupancy levels and cash flow, almost 20 minutes from a major downtown metro with the ability to fully realize the value add potential is rare to find.

The park covers 46.15 acres on five parcels. All 448 sites are full hookup with 20, 30 and 50 amp service, on concrete, asphalt or gravel pads with mature shade trees. Water and sewer are municipal, and electricity is billed back to monthly guests. Amenities include a pool, pavilion, playgrounds, bathhouses, laundry, clubhouse, exercise room, dump station, gated entry with key card access, park-wide Wi-Fi and cable, and an on-site store with propane sales. There are no park-owned homes. The park is run by on-site staff for an out-of-state owner. Current ownership has not invested in a marketing budget or attempted any infill of park model units.

Highlands sits on the I-10 East corridor between Houston and Baytown, within the Houston Ship Channel’s industrial base. Port Houston and the Baytown petrochemical complexes, including ExxonMobil’s Baytown site, rely on contractor crews for construction, maintenance and plant turnarounds, and the park serves that workforce: most guests are long-term residents. Within 3 miles the 2026 population is 23,195 with a median household income of $68,306; within 7 miles it is 166,681 and $73,438; within 15 miles it is 841,294 and $78,228 (Esri, 2026). Six RV parks within 15 miles average $612 per month on their published rates, which exceed lot rents at the subject property. The San Jacinto River and Trinity Bay are nearby.

For the twelve months ended May 2026 the park produced revenue of $1,898,301 and NOI of $934,408. Underwritten Year 1 NOI is $985,158 on EGI of $1,871,848, a 47.4% expense ratio ($1,979 per site). Underwriting removes the $98,697 bulk cable contract and carries real estate tax of $101,174. The park pays no management fee today; the pro forma includes 4%. Physical occupancy is 53.6% and economic occupancy 53.5%. Pro Forma Year 2 NOI is $1,447,835 at a 44.9% expense ratio, using the levers below.

Each lever below is modeled in the Pro Forma Year 2 column of the Income & Expense Analysis and the Cash Flow Analysis.
Management and marketing. The pro forma adds a full on-site team of five, including a park manager ($205,712 against $109,661 today), a 4% management fee and a marketing budget of $23,352 (1% of net rental income) against $3,791 spent in the last twelve months.
Rate. The blended monthly rate rises 12.6%, from $559.08 to $629.52: a 6.6% step to the $612 average of six nearby RV parks, plus 3% in each of Year 1 and Year 2. Gross potential rent rises from $3,005,614 to $3,384,321.
Occupancy. With active management and marketing, occupancy returns to 70%, between the 65.9% of 2023 and the 83.7% of 2022. Bad debt and concessions are carried at 0.5% each.
Cable. The $98,697 Comcast bulk cable contract is removed in both underwritten columns; park-wide Wi-Fi stays.
Admin fee. A 1% fee on net rental income adds $23,352; the park charges none today.

This Offering is Unpriced. For pricing guidance, reach out to broker Dan Fischer at Atlas Bay Commercial at 727-314-1788 or by email at dan@atlasbay.co Seller financing is not offered. Indicative third-party financing is available as of October 2026 at about 7-7.25% interest, 25 year amortization with 1 year interest only, and up to about 70% LTV; Atlas Bay can introduce qualified buyers to the lender.

Tours are by appointment only; please do not contact on-site staff, residents or ownership. Atlas Bay Commercial is acting as a transaction broker in accordance with Texas Real Estate Laws, under the supervision of Texas real estate broker, Jennifer Stein Real Estate, Inc. Contact: Dan Fischer, Principal Broker, Atlas Bay Commercial, dan@atlasbay.co, 727-314-1788.

Houston Leisure RV Resort is in Highlands, in eastern Harris County within the Houston-The Woodlands-Sugar Land metro. The park is about 20 minutes from downtown Houston, with entry from S Main Street just north of Interstate 10, which links it west to Houston and east to Baytown and Beaumont. Baytown, Channelview and La Porte are within a short drive.
The park’s customer base follows the Houston Ship Channel economy. Port Houston and the petrochemical plants along the channel and in Baytown, including ExxonMobil’s Baytown site, run on contractor crews for construction, maintenance and plant turnarounds, and those workers need housing for months at a time. Houston Leisure is a workforce park: almost all guests are long-term residents.
Esri 2026 estimates: within 3 miles, 23,195 people with a median household income of $68,306 and a median age of 35; within 7 miles, 166,681 people and $73,438; within 15 miles, 841,294 people and $78,228. Esri projects population growth of 0.0% within 3 miles, 4.9% within 7 miles and 4.55% within 15 miles from 2026 to 2031.
Recreation nearby includes the San Jacinto Battleground State Historic Site, marinas on the San Jacinto River and Trinity Bay, and shopping and dining in Baytown. The same water that draws visitors also means flood and storm exposure on the Gulf Coast; buyers should review the FEMA flood map and insurance history for the site.

(615) 804-3579

dan@atlasbay.co