Most RV park loans don't fall apart on the deal — they fall apart on the paperwork. Here's exactly what a bank or SBA lender wants to see, why they want it, and what "ready" looks like, so your file lands on the desk looking professional the first time.
A lender's first impression isn't your park — it's your file. A clean, complete package signals a borrower who knows what they're doing, and it moves to the front of the underwriter's line. A messy or half-gathered one signals risk before anyone looks at a single number, and it stalls or gets passed on.
The good news: the list is knowable and the same at almost every lender. Gather these before you apply and you skip the weeks of back-and-forth that kill most first-timers' momentum.
The signed contract or LOI on the park you're buying, with price and terms.
Why: it defines the loan amount, the down payment, and confirms there's a real deal — not a hypothetical.
A current list of sites, which are occupied, and what each pays — nightly, monthly, and annual/seasonal.
Why: it's the single most-scrutinized document. It's how the lender verifies the income the whole loan is built on.
The park's income and expenses, ideally three years and a year-to-date, month by month.
Why: lenders lend on proven net operating income (NOI). This is where they find it — and where seasonality shows up.
The seller's federal returns for the park's operating entity.
Why: the independent, hard-to-fudge check against the P&L. When the two agree, the income is trusted.
12 months of the park's operating account.
Why: deposits are reality. Lenders reconcile them against the rent roll and P&L to confirm the money actually shows up.
Property tax statements, utility bills, insurance, and any service contracts.
Why: to validate the expense side of NOI, not just take the seller's number.
Your assets, debts, and net worth. The SBA has a standard form (SBA Form 413).
Why: SBA loans are personally guaranteed. The lender needs to see you can stand behind the deal.
Your own federal returns.
Why: confirms your income, your track record, and that your personal finances are in order.
A short bio showing relevant business or hospitality experience — and your plan if you're new to parks.
Why: lenders finance operators, not just properties. First-timers close all the time by showing a credible plan and, if needed, a partner or manager with experience.
Statements showing the cash for your injection, and where it came from.
Why: SBA rules require verifying the equity is real and not borrowed on the side.
How you'll run and grow the park — the market, your operating approach, and any improvements planned.
Why: especially critical for a first park or a value-add deal. It's your case that the income will hold or grow under you.
A forward 12–24 month forecast of income and expenses, tied to real assumptions.
Why: the lender checks that the projected cash flow comfortably covers the loan payment — the debt service coverage ratio (DSCR), typically a target of 1.20–1.35. This is the number that makes or breaks approval.
Once your file is together, submit it once and see which SBA and commercial lenders fund parks — side by side.
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