Mountain Lakes Resort

Investment Overview

Mountain Lakes Resort presents a rare opportunity to acquire a 509-site private membership RV resort situated on 131.38 acres within the San Bernardino National Forest in Lytle Creek, California. Offered for sale for the first time in 45+ years, the property features 413 full-hookup RV sites, 96 cabins, a robust amenity package, and a recurring revenue base anchored by 7,274 dues-paying members. With $10.6M+ in 2025 revenue, approximately $5.8M in annual dues income, a $9.3M+ in-house notes receivable portfolio, and roughly 40 acres of undeveloped land, Mountain Lakes offers institutional-quality scale, durable and predictable cash flow, and clearly identified value-add pathways in one of Southern California's most supply-constrained outdoor hospitality markets. In association with Scott Reid & ParaSell, Inc. | Licensed California Broker #02101543.

Investment Highlights

• Generational Southern California Asset: First offering in 45+ years, with limited comparable acquisition opportunities in one of the most high-barrier outdoor hospitality markets in the country.
• Irreplaceable Resort Setting: Private, gated resort located within the San Bernardino National Forest with a natural supply barrier limiting future competitive development.
• Prime Drive-to Market Access: Just 8 miles off the I-15 freeway and ~50 miles east of Downtown Los Angeles, Mountain Lakes captures recurring weekend demand from the Greater LA and Inland Empire markets while offering the seclusion of a true mountain retreat.
• Institutional-Quality Scale: 509 total rentable units across 131.38 acres, including 413 full-hookup RV sites and 96 cabins.
• Durable Membership Revenue: 7,274 active members anchor a recurring revenue model supported by ~$5.8M in annual dues income.
• Embedded Receivables Portfolio: $9.3M+ in-house notes receivable portfolio provides supplemental finance income and potential balance sheet value.
• Expansion Optionality: ~40 acres of undeveloped land creates future potential for additional sites, cabins, amenities, or alternative accommodations.
• Robust Amenity Package: Two private lakes, pools, restaurant/bar, general store, recreation facilities, paved roads, and extensive resort infrastructure support a differentiated member experience.
• Identified Operational Upside: Opportunity to enhance performance through payroll normalization, administrative cost refinement, departmental efficiency, dues optimization, and ancillary revenue growth.