This turnkey outdoor hospitality business offers a rare combination of established cash flow and massive development potential. Located in the scenic mountains of Northeastern Pennsylvania, the property spans over 185 acres, with nearly 100 acres designated as excess land ripe for expansion. The park features over 200 sites, including a strong base of 130+ seasonal RV sites that ensure recurring revenue. Operating for 40 years as a private membership campground serving the men’s community, the property combines a loyal seasonal base with transient tourism appeal.
Amenities include a heated pool, recreation hall, retail store, and multiple bathhouses. Operating on private utilities with low overhead, this facility has a dedicated customer base and a decades-long history of operation. This is an ideal acquisition for an operator looking to capitalize on a proven business model while unlocking value through the development of the unused acreage.
Operating Season
The park operates seasonally from early May through the end of September, capturing the peak tourism months in the Endless Mountains.
Seasonal Guests
The business model relies heavily on a stable base of seasonal members, with approximately 130 sites dedicated to permanent/seasonal RVs. This provides a consistent recurring revenue baseline. The park has operated for decades as a niche destination serving the gay male community, fostering a strong sense of community, repeat business, and goodwill.
Profit Centers
Revenue is generated through seasonal site leases, nightly/weekly transient camping, cabin rentals, guest day-passes, and ancillary sales from the camp store, café, and firewood.
Employees
The park utilizes a mix of paid staff and work campers to manage groundskeeping, office reservations, and housekeeping duties during the active season.
Events
A robust social calendar drives weekend traffic, including themed weekends, dances in the Rec Hall, community potlucks, and holiday celebrations.
Buildings & Facilities
The facility is anchored by a two-story main building that serves as the operational hub, housing the registration office and a spacious owner’s residence with a full kitchen and private living quarters. A dedicated recreation hall features an open floor plan ideal for social gatherings, dances, and community events. Guests enjoy a heated inground swimming pool flanked by a poolside café and retail store for convenient refreshments and supplies. Essential amenities include two well-maintained bathhouses with showers and a separate laundry building equipped with coin-operated machines. The grounds also feature a variety of rental cabins for guests seeking diverse lodging options, while multiple maintenance garages and storage structures provide ample space for equipment and groundskeeping operations
Area Attractions
The property is situated in the scenic Endless Mountains region of Northeastern Pennsylvania. This area is a haven for outdoor enthusiasts, offering easy access to state parks known for waterfalls and hiking trails. The region is characterized by its rolling landscapes, fishing streams, and historic small towns. Visitors enjoy proximity to regional ski resorts, river activities, and agricultural fairs, all while being within a manageable driving distance from major hubs in New York and New Jersey.
NOTICE: Do not contact the property owners, managers, or employees directly!
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