(Jennifer Stein Real Estate Inc. is a licensed President/Broker of Record in the State of Vermont under Lic#083.0650467MAIN. Jonathan Fisher is a cooperating out of state agent from the State of Illinois under Lic#471.020503.)

Onion River Campground presents a rare opportunity to acquire a nature-focused, inclusive campground in the scenic countryside of Marshfield, VT. Situated on 23.5 acres along a river, the campground has operated for over 30 years and is grandfathered in as a commercial campground (not a mobile home park). The property provides a serene, rustic atmosphere, making it a sought after destination for outdoor enthusiasts, vacationers, digital nomads, retirees, and workers building new homes in Vermont.

With 24 established RV sites, 12+ primitive camping sites, and ample room for expansion, Onion River Campground is a turnkey investment with strong fundamentals and untapped growth potential. All RV sites are fully operational and require no additional infrastructure investment.

Onion River Campground has been well maintained by the current ownership group. Here is a look at the property features and amenities available with the property:

•23.5 acres of picturesque land along the Onion River
•24 RV sites (8 full hookup with water, electric & sewer; 16 water & electric only)
•30/50 amp electrical pedestals installed in 2017
•5 pull-through sites for easy access
•12+ primitive camping sites with a bathhouse (2 sides, each with 2 toilets, 2 sinks, and 2 showers)
•Packed gravel roads, rated 7.75/10 by the owner
•Onsite living quarters: A 5-bedroom farmhouse with a sauna, jacuzzi tub, and woodstove, plus an attached rustic loft apartment with a large overhang porch overlooking the river
•Camp store onsite with potential for expansion (pending permitting)

New infrastructure improvements:

•2023 – New septic tank, upgraded PVC sewer pipes
•2017 – Complete electrical & water system upgrades
•New walking paths, stone benches, pollinator gardens & mature fruit trees
•30-foot stone hearth for camp activities, community gatherings, and weddings

The owners describe the average profile of their guests as:

•40% Overnight/Weekend Guests
•35% Monthly Guests
•25% Seasonal Guests

The owners have raised the rates three times since 2022. They have not raised the rates for 2025 yet. Here is a breakdown of the most recent monthly rate increases:

•2022: $600
•2023: $650
•2024: $720 (Still below competing parks)

Onion River Campground has significant growth opportunities for a new owner to capitalize on:

•Expand by adding 20 new sites on the upper meadow
•Develop and complete the walking path network, securing municipal sponsorships for a public elemental healing walk
•Secure proper permitting to expand the camp store
•Existing septic tests indicate additional system capacity, supporting future growth

Unlike traditional RV parks catering to large rigs, Onion River Campground embraces a nature-oriented experience, attracting visitors looking for authentic outdoor living. The park has built a long-standing, inclusive reputation as a welcoming retreat for tourists and those exploring life transitions. Guests frequently comment on the "magical and beautiful" surroundings.

The campground benefits from its prime location near popular destinations, including:

•Montpelier, VT (20 minutes west) – The capital city, offering restaurants, shopping, and cultural attractions
•Vermont's Renowned Food Scene – Farm-to-table dining, breweries, and specialty food shops
•Hiking & Hiking Trails – Extensive outdoor recreational opportunities
•Ben & Jerry’s Factory (Waterbury, 40 minutes west) – A major tourist destination

Onion River Campground is a turnkey investment with strong infrastructure, a loyal customer base, and clear expansion potential. Its nature-focused, inclusive atmosphere makes it unique in the market, while its prime location and below-market rates offer a compelling opportunity for future growth. The seller will consider seller financing this property with a minimum of $180,000 down and a 5% interest rate for qualified individuals.