Off-Market | 28-Site RV & Campground | Direct Spearhead Trails Access | St. Paul, VA

Looking for an off-market RV park/campground acquisition with a real value-add thesis? We're exclusively marketing this one before it hits the open market.

The Property:
Hippie Trails Campin' — a 28-site full-hookup RV and campground spanning ~16.6 acres across two parcels in Wise County, Virginia. The property includes a creek-front residence, a rentable room, four bathhouses, and direct access to the Spearhead Trails system — one of the largest ATV trail networks in the eastern United States.

The Numbers:

• Asking Price: $420,000 — All Cash
• Sites: 28 full-hookup (30/50 amp)
• Price Per Pad: ~$15,000
• Acreage: ~16.6 acres (title verified on all parcels)
• Improvements: 4 bathhouses, 1 rentable room, creek-front residence
• Mineral Rights: Included
• Utilities: City water throughout — no well dependency
• EMD: $2,500
• Due Diligence: 30 days from executed PSA
• Assignment: Contract is assignable ("and/or assigns")

Why This Deal:
The Spearhead Trails network draws hundreds of thousands of ATV riders and outdoor enthusiasts to Southwest Virginia every year. This property sits at the intersection of trail access, mountain terrain, and creek frontage — a combination that's rare and nearly impossible to replicate. The park was operational and profitable through Q4 2024 and was only taken offline due to a personal family situation. Infrastructure is in place. Demand is proven.

Value-Add Thesis:

1. Resume operations — clear path back to cash flow with existing infrastructure
2. Add 3–5 glamping or cabin units on the upper mountain acreage
3. Convert the rentable room to a nightly STR listing via Hipcamp or Harvest Hosts
4. Tap ATV group bookings through Spearhead Trails marketing channels
5. Creek-front residence can serve as owner housing or premium nightly rental

Who This Is For:
Operators, investors, or 1031 buyers looking for a low basis entry into the outdoor hospitality / RV park space with built-in demand and multiple expansion levers. This is not a ground-up build — infrastructure is in place and the market is already proven.

Serious inquiries only. Reply here or DM me directly. Proof of funds or buyer profile required for full data room access.

Isaiah Shareef
Managing Partner — ABIS Acquisitions LLC
📧 [email protected]
📞 470-328-9411