Country Bumpkins RV Park Campground and Cabin 218 US Route 3 6 Room Bed and Breakfast Lincoln, NH 03251 For Sale

COUNTRY BUMPKINS CAMPGROUND & CABINS is a turnkey, four-season hospitality and lodging business at the gateway to New Hampshire's White Mountains. Situated on approximately 3.5 acres in Lincoln, the property is flanked by the Pemigewasset River and Bog Brook, offering true riverfront frontage just off Interstate 93 at Exit 33. It is a rare opportunity to acquire an established, revenue-generating resort with immediate value-add potential in one of the Northeast's most visited tourism corridors. THE ASSET. The offering comprises 52 sites, including seven fully furnished, guest-ready cabins, RV sites with hookups, and prized waterfront tent sites set directly along the river. Supporting improvements include a four-bedroom owner's residence with an attached camp store, a game room with an arcade, a barn, and a bathhouse. The residence adds on-site owner housing; the store and game room add retail and recreation income. The property operates on municipal water and sewer, a meaningful structural advantage, as the Town of Lincoln does not currently charge landowners for water or sewer usage, keeping utility costs well below comparable private-utility campgrounds. Zoning is General Use, supporting a broad range of hospitality and event uses. LOCATION AND DEMAND. Lincoln sits at the doorstep of Franconia Notch State Park, Flume Gorge, Loon Mountain, and Cannon Mountain, with the seasonal Ice Castles just minutes away. The Exit 33 location on I-93 delivers effortless access from Boston and the broader New England market. Year-round demand spans summer hiking and river recreation, fall foliage tourism, winter skiing and ice climbing, and growing off-season events. This is a genuine four-season destination, not a summer-only campground. 2025 OCCUPANCY AND DEMAND. The most recent year underscores the strength of the guest base. Seasonal camper retention held at 100 percent, full-season RV leases grew to five, and top-performing riverfront and tent sites ran between 75 and 86 percent occupancy. Roughly 75 percent of cabins were rebooked by returning guests before public reservations opened on February 1, campground repeat guests ran near 50 percent, and seasonal sites carry a standing waitlist. The sellers intentionally cap the seasonal count, leaving room to raise both utilization and rates. FLEXIBILITY AND REVENUE. The property's highest-value attribute is its versatility. The riverfront grounds and cabins are well suited to weddings, private events, family reunions, and company retreats, each of which commands premium, higher-margin rates. Individual cabins and waterfront sites perform strongly as short-term rentals, and the mix of cabin, RV, and tent inventory diversifies revenue and reduces reliance on any single source of demand. VALUE-ADD THESIS. The path to immediate cash-flow improvement is clear and proven locally. Comparable operators nearby have adopted a more hands-off model built on online booking, dynamic pricing, and a stronger digital footprint, lifting occupancy and average rates while materially reducing on-site management. Applying that same playbook here is expected to improve cash flow from day one. Further upside includes extending to true year-round operation, adding glamping and premium waterfront accommodations, formalizing an events and weddings program, and capturing shoulder-season and holiday demand. The owners have run the business on a largely manual, seasonal basis, leaving executable headroom for a more automated, extended-season model. IDEAL BUYER. An owner-operator can step into an established, lifestyle-oriented business with an on-site residence and immediate income. A hands-off investor can pair the asset with third-party or software-driven management for a more passive return. A regional operator can fold it into a portfolio and apply proven systems at scale. In each case, in-place revenue plus identifiable upside supports a credible plan to grow net income. OPPORTUNITY ZONE. Lincoln is located within a designated Qualified Opportunity Zone, and recent federal enhancements for rural zones may offer additional tax advantages to eligible investors. Buyers should consult qualified tax counsel to confirm current eligibility and benefits. THE OPPORTUNITY. Country Bumpkins is a beloved, decades-established family business with loyal repeat guests and a strong regional reputation. It offers a rare combination of in-place income, a flexible use profile, low-cost municipal utilities, and clear upside through modern booking technology and year-round programming. Whether acquired as an owner-operated lifestyle business or a more passive, professionally managed investment, the property is positioned to reward the next owner. Documented, tax-return-based financials, a detailed offering memorandum, and a financial model are available to qualified buyers under a confidentiality agreement. Contact the listing agent to schedule a private tour and request the full package.