Pine Water Properties

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.

An aerial view of an RV park nestled in a golden-hour valley, conifer-lined hills and mist-wrapped mountains beyond.
Submit a deal Read about how we operate

What We Look For

Workhorse outdoor-hospitality assets, in markets we know.

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.

Detailed buy box: MHP → RV →

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

Ten to three hundred sites is our range. 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 get eyes on the property before closing and take due diligence seriously. We review the utilities, walk the site, study the operations, and make sure we understand what we're buying.

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.

Bryan and Crystal, Pine Water Properties.

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.

A small RV park at the foot of a granite ridge in northern Idaho, morning fog softening the conifer line, split-rail fence in foreground.

Pacific Northwest + Mountain West

Where the conifer line meets the property line.

Idaho, Montana, Wyoming, Washington, Oregon, South Dakota. We're heavily focused on Coeur d'Alene and the surrounding PNW/Mountain West markets, and we travel the region often.

  • Coeur d'Alene
  • Sandpoint
  • Whitefish
  • West Yellowstone
  • Jackson
  • Cody
  • Leavenworth
  • Port Angeles
  • Bend
  • Rapid City
A small mobile home park outside a Sunbelt town, late afternoon, dust hanging in golden side-light, mailbox cluster in foreground.

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.

  • Gatlinburg
  • Asheville
  • Myrtle Beach
  • Gulf Shores
  • Destin
  • Blue Ridge
  • Branson
  • Hot Springs
  • Broken Bow
  • Fredericksburg

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.

Submit a deal