Asset types
Mobile home parks. RV parks and campgrounds. Land with expansion potential. Outdoor hospitality and mixed-use leisure assets. Single properties and small portfolios. Operating, distressed, or value-add.
PINE WATER PROPERTIES, LLC
We buy parks and we plan to keep them.
We acquire mobile home parks, RV parks, campgrounds, land, and outdoor hospitality assets across the Pacific Northwest, Mountain West, and red Sunbelt. We hold them. We work them. We build places people want to return to.
WHAT WE LOOK FOR
Workhorse outdoor-hospitality assets, in markets we know.
Geographies
Pacific Northwest and Mountain West: Idaho, Montana, Wyoming, Washington, Oregon, South Dakota.
Red Sunbelt: Tennessee, Texas, Florida, Alabama, Georgia, North Carolina, South Carolina, Arkansas, Kansas, Missouri, Oklahoma.
Deal shape
Thirty to three hundred sites is our sweet spot. We close on smaller and larger when the property is right. Creative financing welcomed, including seller carry, loan assumptions, and partnership structures.
HOW WE OPERATE
Long-haul ownership. Not a fund cycle.
We buy properties to keep them, not to flip them. Our investors are patient. Our timelines are measured in decades, not quarters. That changes the kinds of decisions we make on day one and the kinds of relationships we build with the people on the property and around it.
We walk the property before we make an offer. We read the meters, we talk to the residents, we look at the wells. We do not run a property we have not seen.
When we close, we keep what works. We pay vendors on time, we answer the office phone, and we invest in the property so it stays a place residents and guests want to return to.
MEET PINE WATER
Two people behind the company name.
We're Bryan and Crystal. We buy mobile home parks and RV parks because we believe these communities deserve owners who plan to stick around.
We got into real estate through fix and flips in Nashville, and somewhere along the way realized the properties we wanted to own were the ones people actually lived in and came back to. Parks where families settle in. Campgrounds where people return every summer. Places that mean something to the people who use them.
Pine Water Properties is how we do that work. We source parks across the Pacific Northwest and Mountain West, structure deals creatively, and operate for the long haul. We are not a fund on a five-year clock. We are two people building something we want to own for decades.
WHERE WE BUY
Two regions, both worked from the ground.
PACIFIC NORTHWEST + MOUNTAIN WEST
Where the conifer line meets the property line.
Idaho, Montana, Wyoming, Washington, Oregon, South Dakota. We are based in Coeur d'Alene and travel the region often.
- Coeur d'Alene
- Bonners Ferry
- Lewiston
- Bozeman
- Kalispell
- Sheridan
- Casper
- Yakima
- Bend
- Rapid City
RED SUNBELT
Where the dust hangs in the late afternoon.
Tennessee, Texas, Florida, Alabama, Georgia, North Carolina, South Carolina, Arkansas, Kansas, Missouri, Oklahoma. We close on the ground, not at a desk.
- Knoxville
- Chattanooga
- Pawhuska
- Pensacola
- Mobile
- Athens
- Greenville
- Fayetteville
- Joplin
- Tulsa
WHAT'S IN OUR BACKPACK
How we put deals together.
- Long-term ownership We buy to hold, not to flip. Timelines in decades, not quarters.
- Creative finance Seller carry, loan assumptions, partnership structures, and the unusual ones.
- Value-add improvements Roads, utilities, sites, and amenities. The work residents and guests actually feel.
- Asset mix Mobile home parks, RV parks, campgrounds, and land with expansion potential.
- Partnerships Co-GP with operators who run their parks well. We share what we know.
- Local relationships We show up, we walk the property, we talk to neighbors. The closing is the start.
WHO REACHES OUT
If any of these is you, we'd like to talk.
- Sellers and operating families
- You have owned a park for years or decades and you are thinking about an exit. You want a buyer who will keep what you built. Submit a deal →
- Brokers and agents
- You are sourcing properties in our buy box and want a fast, honest read on whether we will close. Email Crystal →
- Operators and prospective partners
- You run parks well and you would like to partner on the next one. We co-GP. Partner with us →
- Capital partners and private lenders
- You are evaluating sponsors for outdoor-hospitality real estate. We will share the buy box, the pipeline, and the track. Contact us →
- Bird dogs and deal finders
- You see properties before brokers list them. Bring us a deal that fits the buy box and we will tell you within two business days whether we are in. Bring us a deal →
SUBMIT A DEAL
Have a property to sell? Submit it.
We respond within two business days. We do not list, we do not refer, we do not waste your time.