218 Us Route 3

Lincoln, NH 03251

Imagine owning a piece of the White Mountains, a place families have returned to for a quarter century, on the banks of the Pemigewasset River at the gateway to Franconia Notch. This Campground & Cabins is that rare opportunity: a profitable, established recreation business and the land it sits on, ready for an owner with vision. The 3.5± acre property packages 45 RV and tent sites (twelve full-hookup, five with upgraded 30/50-amp service), seven furnished rental cabins with a linen program, a four-bedroom/two-bath owner's residence with attached storefront and office, a barn with arcade and workshop, a bathhouse with guest laundry, and a fenced playground, all wrapped around a trout-and-duck pond with riverfront and brook frontage and strong Wi-Fi throughout. Half a mile from I-93 at Exit 33 and minutes from Loon, Cannon, and Franconia Notch State Park, the property has earned a loyal, repeat clientele and a standing waitlist year after year... decades of goodwill a new owner inherits from day one. Multiple revenue streams: sites, cabins, and store, spread the risk and smooth the season, and the riverfront setting sells itself: campfires by the water, foliage in the fall, the mountains at your back. This is a well-run, owner-operated business priced on in-place performance, with real room to grow: a longer four-season schedule, modernized online booking and dynamic pricing, event rentals, and nightly rates that sit well below competing parks in the corridor... none of it requiring additional land. Zoned GU3 (General Use Route 3), where a campground is a permitted use by right alongside a wide range of commercial and hospitality uses. For the right owner, this is more than an investment... it's a mountain lifestyle, a legacy to steward, and a beloved business ready for its next chapter. Detailed financials, the full offering memorandum, and per-site records are available to qualified buyers under a confidentiality agreement.

Listing courtesy of Keegan Rice of Badger Peabody & Smith Realty Cell: 603-348-7261



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Last checked: 2026-07-21 11:33 PM UTC