Seasonal site contracts

Definition

Sites let for a whole season or year, paid ahead, at a lower rate than a nightly stay.

Why It Matters

They are the cash flow that gets a park through the winter and the ceiling on what it can earn in July, because a seasonal site cannot be sold twice. A park that is ninety percent seasonal is closer to a land lease than to hospitality, with lower revenue per site and far less work. Ask for the split, the renewal rate, and what a transient night would have earned on those same sites at peak, because that difference is the value-add case and the reason the seller has not taken it.