# Buying a park

Author: Cam Appleton, Commercial Real Estate Agent (https://camappleton.com/about/). Updated 2026-10-25. Canonical: https://sellmypark.ca/buyers/

Tell me what you’re after and I’ll send you parks that fit. Some won’t be listed publicly, if the owner agrees to share them. 

## What helps me find yours

 Type. RV park, campground, manufactured home park, or a small resort. 

 Region. The Okanagan and Vancouver Island are different markets. Be specific. 

 Budget and financing. Lenders often want a bigger down payment on a park than on a house. Ask yours early. 

 Running it. Will you run it yourself or hire a manager? 

### Due diligence, with sources

Check zoning with [the local government](https://www2.gov.bc.ca/gov/content/governments/local-governments/planning-land-use), ALR status with the [ALC](https://www.alc.gov.bc.ca/), and title through the [LTSA](https://ltsa.ca/). Budget for [BC Property Transfer Tax](https://www2.gov.bc.ca/gov/content/taxes/property-taxes/property-transfer-tax). If the park has full-time residents, read the [Manufactured Home Park Tenancy Act](https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/02077_01) first. 
 Tell me what you’re after 
Email [camappleton@gmail.com](mailto:camappleton@gmail.com) with the type, region and budget, or [use the contact form](/about/). 
Closing costs 

## Property Transfer Tax

 Portion of the price PTT rate 
 First $200,000 1% 
 $200,000 to $2,000,000 2% 
 Above $2,000,000 3% 
 Residential value above $3,000,000 +2% more 

Rates as of October 2026, from the [BC government](https://www2.gov.bc.ca/gov/content/taxes/property-taxes/property-transfer-tax). On a $3 million commercial property that works out to about $68,000. Where a property mixes commercial and residential use, the extra 2% can apply to the residential part, so ask your lawyer how your park splits. More in [Property Transfer Tax and share sales, in plain words](https://camappleton.com/guides/ptt-and-share-sales/). 
Further reading 

## Guides on camappleton.com

[How a commercial sale works, step by step](https://camappleton.com/guides/how-a-commercial-sale-works/). Each stage, from the first conversation to completion. 

[Cap rates, explained like a savings account](https://camappleton.com/guides/cap-rates/). Why half a point of cap rate is a lot of money. 

[Property Transfer Tax and share sales](https://camappleton.com/guides/ptt-and-share-sales/). Why some parks sell as a company instead of as land. 

[Vendor take-back mortgages, explained](https://camappleton.com/guides/vendor-take-back-mortgage/). When carrying part of the price can help a sale. 

[Commercial due diligence checklist](https://camappleton.com/guides/commercial-due-diligence-checklist/). What a buyer’s team will ask you for. 

[Buying an RV park or campground in BC](https://camappleton.com/buying/buying-an-rv-park-or-campground/). The buyer’s side of the same deal. 
Also: [financing commercial property](https://camappleton.com/guides/financing-commercial-property/), [reading a rent roll](https://camappleton.com/guides/reading-a-rent-roll/) and [subject clauses](https://camappleton.com/guides/subject-clauses/). 
Financing 

## Paying for a park

Parks can be harder to finance than a house or a warehouse. Lenders often look at the income history, how seasonal it is, how much of the work the owner does, the water and septic systems, and whether the land is in the ALR. I won’t quote rates or down payments here, because they change and depend on you and the property. 

Common sources include banks, credit unions, private lenders and, sometimes, the seller. With a [vendor take-back mortgage](https://camappleton.com/guides/vendor-take-back-mortgage/) the seller carries part of the price. More in [financing commercial property](https://camappleton.com/guides/financing-commercial-property/). 

Talk to a lender early, before you fall for a park. Know what they’ll want to see, and write a financing subject into your offer. 

The ALR 

## Agricultural Land Reserve

A lot of rural BC is in the Agricultural Land Reserve. On ALR land, a campground may need approval from the [Agricultural Land Commission](https://www.alc.gov.bc.ca/), or it may be allowed because of its history or permits. Check this early. It can affect what the park can do now, what it can add later, and what a lender will accept. 

Check ALR status and any past decisions with the [ALC](https://www.alc.gov.bc.ca/). 
Read the [ALR Use Regulation](https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/30_2019) and the [Agricultural Land Commission Act](https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/02036_01). 
Ask the seller for every ALC approval and local permit. 
Expansion plans may need an [ALC application](https://www.alc.gov.bc.ca/application-and-notice-process/applications/), with no promise of approval.