TURNKEY CAMPGROUND & CABINS WITH REAL ESTATE INCLUDED, GATEWAY TO THE WHITE MOUNTAINS

Country Bumpkins Campground & Cabins is an established riverfront hospitality business in a four-season White Mountains destination, offered together with its real estate at 218 US Route 3 in Lincoln, New Hampshire. Set on approximately 3.5 acres between the Pemigewasset River and Bog Brook, just off I-93 at Exit 33, it has operated as a beloved family destination for decades and transfers as a true turnkey operation. The $1,800,000 asking price includes the land, all improvements, and the operating business.

WHAT YOU ARE ACQUIRING. The offering includes 52 sites (seven fully furnished cabins, RV sites with hookups, and sought-after waterfront tent sites), a four-bedroom, two-bath owner's residence with an attached camp store, a barn with an owned arcade and workshop, and a bathhouse with guest laundry, all on municipal water and sewer. Substantially all furniture, fixtures, and equipment convey, from grounds and shop equipment to the owned game-room machines, a five-person jacuzzi, a large-capacity washer and dryer added for the linen program, and the cabin furnishings themselves. Store merchandise conveys as well. Recent capital investment, including a cabin rebuild, electrical service upgrades, roofing, and site work, has reduced near-term capital needs.

ESTABLISHED, DIVERSIFIED CASH FLOW. Revenue is diversified across cabins, RV and tent sites, seasonal leases, and store and ancillary sales, producing steady demand with strong repeat-guest loyalty and a standing seasonal waitlist. The financials are documented and drawn directly from the sellers' federal tax returns, giving a buyer a conservative, verifiable earnings base, and the on-site residence adds meaningfully to owner benefit for an owner-operator.

A STRUCTURAL COST ADVANTAGE. The Town of Lincoln does not currently charge landowners for water or sewer usage, holding utility costs well below comparable private-utility parks and supporting margins.

CLEAR GROWTH RUNWAY. The business has been run on a largely manual, seasonal basis. A buyer can lift cash flow quickly by adopting online booking and dynamic pricing (the same tools comparable parks nearby already use), extending toward year-round operation anchored by Loon and Cannon Mountain skiing, Franconia Notch ice climbing, and the nearby Ice Castles, and adding glamping, premium waterfront stays, and a formal events and weddings program. The riverfront grounds and cabins also suit company retreats and short-term rentals.

FINANCING AND TAX. Because the real estate is included, the acquisition may qualify for SBA 7(a), SBA 504, or USDA financing for an owner-operator, often with attractive down-payment terms; buyers should confirm eligibility with their lender. The property also sits within a designated Qualified Opportunity Zone, which may offer additional tax advantages to eligible investors, subject to review with qualified tax counsel.

LOCATION. Lincoln is one of New England's premier mountain basecamp towns, minutes from Franconia Notch State Park, Flume Gorge, Loon and Cannon Mountains, and the Kancamagus Highway, and about two hours from Boston, driving demand across every season.

This is a rare chance to own an established, real-estate-included hospitality business with in-place income, a loyal guest base, and a clear, executable path to grow.