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Lakefront Glampground


Lakefront Glampground for sale next to America’s #1 State Park.

900,000 tourists came to Letchworth State Park in 2021. The majority don’t own an RV, aren’t interesting in sleeping in a tent, nor do they want to stay at a boring hotel.
“Glamping” is where nature meets luxury. This glampground and tiny house rental business is enjoying hockey stick growth.

25 rental sites include tiny houses, log cabins, platform glamping tents, tree tents, bubble tents, houseboat, 1960's vintage camper, a historic lodge building, and a 12-person sauna cabin right on the water. Even the tents have internal bathrooms, residential plumbing, and jacuzzi tubs overlooking the lake. Airbnb Superhost status on all units.

The property is small enough to easily manage yet large enough to generate serious revenue.

The customer service side is highly automated with online booking via multiple platforms and self-check-in. Housekeeping and maintenance are outsourced. Bookkeeping is simple. The owner literally runs the business from a smartphone during the summer and spends the winter in the Caribbean.

Every rental unit, even the tents, is connected to a municipal sewer. No septic tanks or silly composting toilets at this camp.

As the property is less than 5 years old, the rental units are new and the equipment is in excellent shape. Very little ongoing maintenance is required.

Real estate & all vacation rental units are owned outright and included in the asking price.
Booking platforms, website, marketing tools, and social media accounts are simple, effective, and transferable.

The owner enjoys winter in the tropics and is ready to try it on a full-time basis. Now is an excellent time to transfer ownership while the business is mature yet enjoying steady growth.

Visits to the business are warmly welcome by appointment only. A standard NDA is applicable and will be provided for your convenience in order to share the exact location and full transaction details.

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Located in Wine Country on 63 Acres and Open All Year


63 acres with incredible views of the area’s popular lake!

Located in the heart of wine and cheese tasting, museums, waterfalls, and Amish countryside beckoning visitors from 50 states and 47 countries! It’s the perfect base camp for daily adventures!

These owners take pride of ownership and goodwill seriously. With raving reviews and words such as “awesome, amazing hospitality, welcoming, helpful, delightful, excellent location, friendly and caring owners, clean and well kept, a happy environment, highly recommend, our kind of place, we will be back” its no wonder guests return year after year!

Over their 19-year ownership, they pretty much rebuilt the infrastructure, expanding its 87 sites to 116, added a swimming pool, built two new bathhouses, a new playground, and a modern sanitary dump station. The addition of the 2-bedroom Airbnb home on the adjacent parcel and included in the sale, has been a big hit and the campground is open all year.

You could travel the world and find little to compare with the peace and tranquility of this campground and the magnificent views that go on forever.

116 RV Sites / 63 +/– Acres
7 Camping Cabins / 5 RV Rentals
2/1 Airbnb Rental Home
Camp Store / Registration Area
2 Bathhouses / Pavilion
Swimming Pool / Pond
Game Room / Guest Laundry
RV Storage Area / Propane Sales
5 Equipment Buildings
3/2 Stick Built Owners Home

In order to provide protection for the seller, understand that they do not want it to be publicly known that their business is for sale. Visits are by appointment only; completion of a Non-Disclosure/Confidentiality Agreement and proof of funds must accompany all proprietary information.

Call 616-532-4835

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NY's Hudson Valley


This beautiful gem of a resort community is conveniently located in the historic Hudson Valley area and centrally located between 3 major metropolitan areas. The park adjoins a 20-acre lake that provides a habitat to many different types of wildlife. In addition, the natural beauty of the ½ acre pond provides a peaceful place to drop a line or just connect with nature. A well-established and very profitable family-owned business for nearly 50 years with an incredibly high Good Sam rating, the owners have taken great pride in creating the perfect relaxing environment for their customers, many of whom are seasonals that love to call this park their home away from home.

This prime location is just minutes away from award-winning restaurants and unique shops, local wineries, historic sites, museums, horseback riding, hiking, Amtrak/Metro North, and a world-renowned institute of holistic studies. New York City is less than two hours away and Albany is just over an hour away, which brings a continual stream of visitors longing for the peaceful, secluded, and wooded setting this beautiful property has to offer.

The 159 sites are spacious and uniquely situated. These sites are nestled among undulating hills and many old growth trees, separating itself from other RV parks that offer only flat pads and limited privacy. Most sites include modern services (20/30/50 amp, newly upgraded digital cable, park-wide WiFi) and can accommodate RVs of any size. The owners continue upgrading sites and facilities to meet the needs of today’s guests. The campground also includes a Rec Hall and Snack Bar adjacent to the heated swimming pool complete with a game room, a stage for endless entertainment possibilities, 10' projection TV with sound system for movie nights, laundry and showers/bathrooms.

Owners are happy to provide in-depth tours to interested buyers and will be pleased to answer any questions you have regarding their business. Berkshire Hathaway can provide via email or U.S. mail an offering brochure with detailed information including various financing options, which demonstrate profitability even with financing. For serious parties a full P&L can be made available upon request with a Non-Disclosure Confidentiality Agreement.

Contact Information:
Walt Finnerman
(845) 705-0994
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This family fun campground is a place where visitors can sit back and relax or jump in and join in all the fun activities every weekend from May to October! Events are big here and kids love the special weekends with water slides, cardboard boat races, hayrides, bingo, fishing, a fun, fun, fun recreation room, and hiking to a five-step waterfall for swimming and where they will certainly bump into nature and all it has to offer!

This park is well organized and clean, clean, clean! The camp store is well stocked with just about anything one would forget to bring, the pool is super clean with plenty of seating, tidy bathrooms, roomy campsites, and a whole lot of acreage!

296 RV Sites / 267 are Full Service
6 Camping Cabins
84 +/– Acres / 10+/– Undeveloped Acres
Fishing Pond / Creek / Waterfalls
Camp Store / Registration Area
3 Bathhouses / Guest Laundry
Recreation Room / Leased Games
1 Pavilion with Kitchen
Equipment Building / Propane Sales
Swimming Pool

In order to provide protection for the seller, understand that they do not want it to be publicly known that their business is for sale. Visits are by appointment only; completion of a Non-Disclosure/Confidentiality Agreement and proof of funds must accompany all proprietary information.

Call 616-532-4835

River Frontage and Weekend Family Activities


This family-focused campground has all the amenities and local adventures any camping and outdoor enthusiast could want!

It boasts a nearby popular lake for boaters, anglers, and swimmers! Campers can enjoy the quaint downtown shops or head over to the lakeside restaurants. A popular adventure park with zip lines, tree top obstacle courses, aerial tram rides to the top of the mountain, mountain bike paths, disc golf, waterfalls, ATV trails, golf, and a motor speedway are a stone’s throw away. Or, better yet, they can stay around the campground and play mini-golf, swim in the pools (adult and kiddie!), shoot pool in the pavilion, wade in the river, grab soda and ice cream from the camp store, or toss a ball to their dogs in the 50’ x 50’ dog park.

These owners put in a whole lot of new in the last few years! Starting with the entrance, they paved from the entrance road to the campground store! A catchy new logo, updated reservation system with a POS system, user-friendly website, a big street sign with the new logo, 34 tons of gravel to improve the interior roads and river sites, and an additional 18 vending machines in the game room. They also remodeled the camp store by adding a beautiful new custom-built wood counter, fresh paint, energy-saving LED lights, ran 250’ of CAT5 cable for improved internet connectivity, and a whole lot more! Did we mention ample firewood? Behind the owner’s residence is a half-acre filled with pallets and barrels of wood just waiting to be sold to happy campers!

With a Facebook following of over 3,400, tons of 5-star reviews, and posts reaching over 30.2k, this family-focused campground is poised to be one of the best and most amazing places to camp, making it a gem to own! Its thirty-four pristine acres are partially wooded with just the right amount of open space, and a half mile of river frontage access for swimming or trout fishing. Toss in some weekend family-oriented activities, and this campground has all the raving fans coming back time and again!

101 RV Sites / 57 are Full Service
11 Primitive Tent Sites
1 Tent Camping Cabin / 2 RV Rentals
1 Camping Cabin / 2 Full-Service Cabins
35 Acres / ½ Mile of River Frontage
1 Acre Fishing and Swimming Pond
Camp Store / Registration Area
3 Bathhouses / Guest Laundry
Game Room / Pavilion Combo
Equipment Building (shared with store bldg.)
Swimming Pool / Mini Golf / Propane Sales
3/1 Owners Home

In order to provide protection for the seller, understand that they do not want it to be publicly known that their business is for sale. Visits are by appointment only; completion of a Non-Disclosure/Confidentiality Agreement and proof of funds must accompany all proprietary information.

Call 616-532-4835

Click to view all photos for Under ContractClick to view all photos for Under Contract

Under Contract

West Virginia

Offered by Century 21 New Millennium

Contact Samantha Karbelk @ 571-481-1037

CENTURY 21 New Millennium is pleased to offer an amazing property for sale on behalf of an international non-profit organization. Welcome to Camp Tomahawk, a complete, modern retreat center and campground in the beautiful pastoral mountains of West Virginia. This turnkey, fully operational campground offers everything from high-tech conference and chapel buildings to commercial-grade kitchen, dining, meeting, classroom, and recreational facilities for up to 300 guests. There are three fully-furnished, comfortable homes for company directors and officials to live in with their families while at the property. The main conference building itself offers hotel-style rooms for twenty guests, while two additional buildings provide plenty of room for staff housing. There are three large bunkhouses for campers and counselors, plus a camp caretaker’s residence. The property is 168 deeded acres and the camp is certified by the American Camp Association (ACA). Recreational amenities include an event barn for program activities, a swimming pool, a campfire ring with bleacher seating, a pond for fishing and boating, a mountaintop observation tower, several picnic pavilions, two ropes courses, and numerous sports fields and outdoor activity stations.

This amazing retreat is well suited for a variety of corporate, private, and charitable uses, including hosting leadership meetings and staff teambuilding adventures. It has been serving for 40+ years as a youth campground and is well-known and loved by the surrounding communities. The property is located only 15 minutes from Interstate 81 and Martinsburg, WV, and about 30 minutes drive from Winchester, VA, Hagerstown, MD, and Charles Town, WV. Guests will feel their stress melt away as they drive the scenic country roads leading to the camp, leaving behind the crowds and congestion of the daily grind. When they arrive and turn in through the gates, they’ve found an opportunity to relax and recharge.


The crown jewel of this campground is the Jefferson Lodge conference center, a newly built and renovated lodge offering an open and modern meeting hall. Guests can gather and collaborate in front of a gorgeous backdrop of the central stone fireplace with a flat-screen TV. When the work is done, a huge wrap-around deck offers plenty of room for networking and socializing, with spectacular views of the whole campground and mountains to the east. Top-quality interior finishings include hardwood floors, a cathedral ceiling, ceiling fans, plus a kitchenette and restrooms. Overnight stays are encouraged with ten hotel-style lodging rooms in the original building, renovated in 2017. Each room is equipped with two single beds and a private restroom, and guests have access to a laundry room with two washers and two dryers. The Jefferson Lodge and adjacent Dockeney Lodge share a brick walkway between them, accented by benches and a fire pit. There is a large paved parking lot behind the buildings to provide easy access.


Potomac House – The most upscale of the fully-furnished homes on the property, suitable for the highest officials or directors of the organization. Contemporary finishes and décor such as laminate faux-wood flooring are found throughout the living room and kitchen. Modern appliances include an electric stove/range, built-in microwave, dishwasher, refrigerator, washer, and dryer. Potomac House offers three luxurious bedrooms, each with its own private bathroom.

Maryland House – This comfortable home welcomes visiting managers and their families. Maryland House offers country décor, plush carpeting in the living room, and vinyl flooring in the kitchen. Appliances include an electric stove/range, built-in microwave, dishwasher, refrigerator, washer, and dryer. There are three bedrooms, each with its own private bathroom.

West Virginia House – Similar to Maryland House, this is another comfortable home for visiting managers and their families. The home features country décor, plush carpeting in the living room, and vinyl flooring in the kitchen. Appliances include an electric stove/range, built-in microwave, dishwasher, refrigerator, washer, and dryer. There are three bedrooms, each with its own private bathroom, plus an extra den/office.

Chalet – A unique two-level home modeled after a Swiss mountain chalet! Inside this charming home, you’ll find two bedrooms and a full bathroom on the main floor, plus a third bedroom and another full bathroom on the upper level. The fully-furnished Chalet offers a kitchen and living room, with a front deck overlooking the main buildings of the campground.


Dining Hall – The campground offers a huge dining hall with long tables and chairs for up to 200 guests. The wood-finished walls and ceilings give the building a rustic, country decor. Food is prepared in a full commercial kitchen with food prep equipment like ovens, ranges, ice machines, refrigerators, a freezer, and serving buffets. A large covered rear patio and deck overlook an expansive grassy field. The building also contains an office, nurse’s station, and storage space, with two outdoor propane tanks serviced by Thompson Gas.

Barn – The central activity hub and gathering point of the campground is the Barn, a large, open-air event hall with a 350-person capacity. The building has a concrete floor, stage, stone fireplace, lights, ceiling fans, and speakers. Covered porches extend to the front and rear, allowing plenty of overflow seating. An office space contains two admin workstations, storage, plus a garage with two golf carts.

“The Gathering Place” Chapel – This large, formal worship hall is unique from the other buildings with its beautiful stone front. Hundreds of guests can be seated inside facing the front stage, while a wood-burning fireplace with stone surround decorates the back wall. Five large ceiling-mounted flat-screen TVs were installed in 2020 for additional viewing options.


The Dockeney Lodge offers comfortable common-room housing for up to 24 visitors or camp staff. Renovated in 2017, this lodge features hardwood floors in the main living room. There are two housing wings that angle out from the central living room. Each wing offers up to 12 cots, plus laundry and bathrooms for each side.

The smaller, newly-built Tomahawk Lodge provides staff housing near the Dining Hall and Barn. Here you’ll find a large open room with 15 cots and common bathrooms.


Bunk Houses – three identical buildings provide for the lodging needs of campers with comfort and convenience while encouraging camaraderie with their open design. All three of the Bunk Houses have four identical halls, each with 18 cots for campers sharing a common dorm-style bathroom, plus another two cots for counselors in a smaller, private bedroom with a private bath. Each building houses 80 campers and counselors, therefore all three bunk houses can sleep 240 combined. The Bunk Houses are built for simplicity and durability and cost nearly $1M each to build.


Dogwood Recreation Center – A single-room cabin intended for all kinds of playtime, including board games and card games, with skee ball, foosball, and air hockey tables.

Piano Lab, Tuscarora, and Mingo Cabins – There are three small, single-room buildings for classes and lessons.

Trailer – The newest member of the education buildings, the Trailer is a sturdy and modern addition with two contemporary classrooms.


Tomahawk Outdoor Theater and Fire Circle – This simple and rustic stadium is set apart and surrounded by trees, perfect for daytime or evening gatherings. There is wooden bleacher-style seating around a central fire ring. The structure has electricity and lights for guests’ safety after dark.

Swimming Pool – A fully equipped and operational swimming pool offers fun and popular aquatic features like a water slide, a water umbrella/mushroom, a tower of spilling buckets, fountain sprays, and floating pool toys. The pool has a zero-depth walk-in at one end and is 4'6” deep at the other. There is a pool house with restrooms for swimmers and storage for pool equipment and supplies. The pool is fully fenced with an elevated chair for lifeguards. Two picnic pavilions sit just outside the fenced area, providing shade and tables for hungry campers.

RV hookups – There are 10 double-sided posts with electrical outlets on each side, allowing 20 parking spots for RVs around the recreation and pool area.

Recreation Fields – There are a total of four picnic pavilions/shelters (two are near the pool), two high ropes courses, an archery range, a softball field, horseshoe pits, volleyball courts, a fenced basketball court, swing sets, and tot lots.

Observation Tower – This unique building is accessible by a half-mile hike up a gravel path to the top of a small mountain along one edge of the property. Built in 2011, the three-story, lighthouse-style tower has a circular steel staircase and open windows, offering unmatched views over the entire camp, surrounding valley, and nearby mountain ranges.

Fishing pond – Campers can enjoy boating and fishing around this small pond near the entrance of the campground. There is a floating dock and wooden boat house (currently locked and empty). On the opposite end of the campground, the property is bounded by a natural creek, suitable for kayaks.


Camp Caretaker’s House – A separate, fully furnished dwelling near the front gate of the campground is intended for the permanent camp caretaker and their family. This is a comfortable three-bedroom, two-full bathroom home with laminate floors in the kitchen and dining room, and a carpeted living room with a wood-burning fireplace. There is also a full unfinished basement with walk-out stairs and a newer HVAC system.

Maintenance Shop and Shed – Camp Tomahawk has its own fully stocked maintenance shop with all the tools, supplies, and equipment needed to keep the property operating smoothly and looking beautiful for the next round of visitors. It has its own fueling station with gasoline and diesel tanks and two large trash dumpsters.

“Old Cabins” – Three older cabins near the fishing pond are now used only as sheds holding bicycles, paddleboats, a few canoes, a kayak, and a variety of softball and other sports gear.

Water – well house (with softener and filter) near Dining Hall
Septic drain fields located throughout the property
Potomac Edison – electric
ViaSat – telephone, cable, and internet

Appears all roofs were replaced in 2017
Click to view all photos for Swimming Pool, River Frontage, Fishing Dock, and Family FriendlyClick to view all photos for Swimming Pool, River Frontage, Fishing Dock, and Family Friendly

Swimming Pool, River Frontage, Fishing Dock, and Family Friendly


This family-operated campground is full of surprises!

These owners set out to provide a place where families can relax, recharge, and make great memories! They have worked hard to make this campground self-maintaining and focused on creating an inclusive family business as opposed to maximizing profits. This approach has allowed the owners more free time but they have not capitalized on every dollar that could be made from the campground. They are however experiencing increases in income, with seasonal income increasing exponentially.

Looking for a family-friendly campground with lots of income streams? This one has lots of them which guests can access via APPs that were specifically designed for this campground! While the river frontage is appealing to guests, the floating side of the business is a big hit and has been perfected by making the trips safer and less labor-intensive, which means you won’t have the additional expense of staffing, insurance, and transportation. A short-order café (open weekends) currently operating as delivery only to camper sites, an ice cream truck that trolls through the campground enticing the kids with the old fashioned bell, a country store offering whimsical campsite and home décor, boating and swimming necessities, RV supplies, and convenience items, but the best is the equipment being left for an old fashioned soda fountain that could be put back into service, an arcade and vending game room, mini-golf, swimming pool, fishing dock, picnic areas and so much more!

95 RV Sites
2 MH Rentals / 1 Apt. Rental
1 RV Rental / Tent Sites
13 +/– Acres with River Frontage
City Water / Septic Tanks
Camp Store / Registration Area
Log Bathhouse / Satellite Bathhouse
Guest Laundry / Game-Club Room
Short Order Café (weekends only)
RV Storage Lot
5 Storage/Equipment Buildings
Canoe, Kayak, and Tube Rentals
Swimming Pool / Propane Sales
5/2 Owners Home (part of the main bldg.)

In order to provide protection for the seller, understand that they do not want it to be publicly known that their business is for sale. Visits are by appointment only; completion of a Non-Disclosure/Confidentiality Agreement and proof of funds must accompany all proprietary information.

Call 616-532-4835

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