Cove Communities
Cove Communities operates 190+ manufactured home communities and RV resorts across the US, Canada, and the UK, serving 55+ active adults, snowbirds, and RV travelers. The company generates revenue from lot rent, home sales, RV site rentals, and vacation rentals, while continuously acquiring new communities.
- Company typePrivate
- Founded2017
- HeadquartersPhoenix, United States
- Headcount101–250
- GTM typeB2C
- OfferingServices
What Cove Communities does
Cove Communities is a private owner-operator of manufactured home (MH) communities and RV parks/resorts, headquartered in Phoenix, Arizona and operating through the legal entity Cove Property Management, LP (Delaware). The company runs a dual-platform model: (1) MH communities, primarily age-restricted 55+ active-adult properties where residents purchase or rent manufactured homes on land-lease arrangements, and (2) RV parks and resorts offering nightly, seasonal, and annual stays. The portfolio spans 190+ communities with 60,000+ sites across the US (Florida, Georgia, South Carolina, Maine, California), Canada, and the UK, and includes named sub-brands such as Point Sebago Resort (Maine), CreekFire RV Resort (Georgia), Big Pine Key RV Park (Florida Keys), Rolling Greens Village, River Vista RV Park, Jamaica Bay Village, and the Camelot communities (Florida).
The business generates revenue through four primary streams: recurring MH lot rent (subscription-style annual billing with promotional periods of up to 12 months free), one-time home and cottage sales (e.g., new manufactured homes at Rolling Greens Village starting in the mid-$150,000s), usage-based RV site rentals (rates start at $23 per night in Florida and South Carolina), and vacation rentals including cottages, cabins, glamping units, and large-format accommodations (e.g., the Island Lodge at Point Sebago sleeping 22). Cove runs a proprietary online booking platform at bookings.covecommunities.com alongside a guest portal, and supports discovery through third-party channels such as Spot2Nite and Passport America. An active acquisitions program targets MH and RV community owners across the US, Canada, and the UK, with a referral-led deal pipeline that has driven 190+ acquisitions over more than two decades. Customers are primarily 55+ active adults and snowbirds seeking amenitized community living, RV travelers and campers, MH home buyers and renters, and MH/RV community sellers.
Cove is led by CEO James R. Goldman. The company has maintained Great Place to Work certification for three consecutive years and has received 2026 Spot2Nite Camping Spotlight Awards for three of its RV resorts, signaling employer and consumer brand momentum. There is no public revenue disclosure, and the primary entity is the Delaware-registered limited partnership.
Cove Communities firmographics
Firmographics- Name
- Cove Communities
- Legal name
- COVE PROPERTY MANAGEMENT, LP
- Website
- https://covecommunities.com
- Company type
- Private
- Founded year
- 2017
- Operating status
- Operating
- Headcount range
- 101–250 employees
- Short description
- Cove Communities operates 190+ manufactured home communities and RV resorts across the US, Canada, and the UK, serving 55+ active adults, snowbirds, and RV travelers. The company generates revenue from lot rent, home sales, RV site rentals, and vacation rentals, while continuously acquiring new communities.
- Ownership category
- akta.pro rank
Cove Communities industry classification
Industry- Product category
- Manufactured Housing and RV Resorts
- NAICS
- Rental and Leasing Services (532), Real Estate and Rental and Leasing (53)
- SIC
- Hotels, Rooming Houses, Camps & Other Lodging Places (7000), Operators Of Apartment Buildings (6513), Real Estate Agents & Managers (For Others) (6531)
- akta.pro primary industry
- Whole-Home Rentals (Houses, Villas, Cabins) (THAGANAA)
- akta.pro secondary industries
- Luxury & Estate Rentals (THAGANAF), Villas & Luxury Estates (THAMAAAC)
Keywords
Where Cove Communities is headquartered
LocationHeadquarters
- HQ city
- Phoenix
- HQ country
- United States
- HQ region
- North America
Offices2 records
Markets served
Cove Communities business model
Business model- GTM type
- B2C
- Offering type
- Services
- Cost components
- Infrastructure, Operations, Personnel, Supply Chain, Marketing or Sales, Technology or R&D, Others
Revenue model
- Manufactured Home Lot Rent: Residents purchase manufactured homes within Cove's land-lease communities and pay recurring monthly or annual lot rent. The company offers promotional lot rent deals (e.g., up to 12 months free) to drive home sales. This is the primary recurring revenue stream and constitutes a land-lease model.
- Home and Cottage Sales: Cove sells manufactured homes and cottages within its communities. New homes in communities like Rolling Greens Village are priced from the mid-$150,000s. Home sales represent a one-time transactional revenue stream that also drives long-term lot rent.
- RV Site Rentals: Short-term and seasonal RV site rentals across RV parks and resorts in Florida, Georgia, South Carolina, Maine, and California. Rates start as low as $23/night in Florida or South Carolina. Revenue is generated per night or per stay on a pay-as-you-go or seasonal basis.
- Vacation Rentals: Cove rents vacation cottages, cabins, glamping units, and the Island Lodge (sleeping up to 22) at Point Sebago Resort in Maine, as well as vacation cottages at Big Pine Key RV Park and other properties. Discounts of up to 50% are offered for extended stays and off-peak seasons.
- Community Acquisitions: Cove acquires existing manufactured home and RV resort communities, growing its portfolio of over 190 communities and 60,000+ sites. Acquisitions generate transaction fees and expand the recurring revenue base.
Pricing tiers
| Model | Billing | Price |
|---|---|---|
| Unit Pricing | Pay-as-you-go | RV Nightly Rates - Florida and South Carolina |
| Subscription | Annual | Manufactured Home Lot Rent Promotion |
| Unit Pricing | Pay-as-you-go | Maine Vacation Rentals - Point Sebago Resort |
| Subscription | Annual | Passport America Membership Discount |
| One time/ perpetual license | Pay-as-you-go | Manufactured Homes for Sale - Rolling Greens Village |
| Other | Pay-as-you-go | Resident Referral Program |
Go-to-market motion2 records
Distribution channels5 records
Marketing channels8 records
Cove Communities product offering
Product offeringCore offering
Cove Communities operates a portfolio of 190+ manufactured home (MH) communities and RV parks/resorts across the US, Canada, and the UK, comprising over 60,000 sites. The company sells and rents manufactured homes and lots within its 55+ active adult communities, and offers nightly, seasonal, and long-term RV site rentals, vacation cottages, and glamping accommodations at its resort destinations. Revenue is generated through home/cottage sales, recurring lot rent, RV site rentals, and vacation stays.
Product overview
Cove Communities operates a dual-platform model consisting of (1) Manufactured Home Communities for permanent and seasonal residents seeking 55+ active adult lifestyle with amenities, and (2) RV Parks & Resorts for recreational travelers and snowbirds seeking temporary accommodations. The product portfolio includes approximately 25 named communities across Florida, Georgia, South Carolina, Maine, and California, plus an acquisitions program for expanding the portfolio. Key sub-brands include Point Sebago Resort (Maine), CreekFire RV Resort (Georgia), Big Pine Key RV Park (Florida Keys), Rolling Greens Village (Florida golf course community), River Vista RV Park (Florida), and Jamaica Bay Village and Camelot Villages (Sarasota, Florida). Accommodations range from RV sites and tent camping to glamping, vacation rentals, manufactured home purchases, and annual rentals. An online booking platform (bookings.covecommunities.com) enables reservation management.
Differentiator
Problem solved
Functional benefit
Products and services
- Manufactured Home Communities Age-restricted (55+) and all-age manufactured home communities offering permanent residency with amenities such as fitness centers, golf courses, swimming pools, and social activities. Residents can purchase or rent homes within these communities across Florida, Georgia, South Carolina, Maine, and California.
- RV Parks & Resorts RV parks and resorts offering overnight, seasonal, and long-term stays with full-hookup sites, amenities, and recreational activities for travelers and snowbirds across Florida, Georgia, South Carolina, Maine, and California.
- Home & Cottage Sales Sale of manufactured homes and cottages within Cove communities, including new construction and pre-owned options with financing assistance. New homes at Rolling Greens Village start around the mid-$150,000s.
- Book Your Stay Online Booking Platform Online booking platform at bookings.covecommunities.com for RV reservations and site bookings across all Cove destinations, supporting real-time availability and reservation management.
- Point Sebago Resort Flagship RV resort in Casco, Maine on 775 acres at Sebago Lake, offering RV sites, glamping, cabins, vacation rentals, marina, golf course, and themed weekend events.
- CreekFire RV Resort Award-winning RV resort in Savannah, Georgia featuring amenities including a lazy river, splash pad, clubhouse, and recent security upgrades. 2026 Camping Spotlight Award winner.
- Big Pine Key RV Park Oceanfront RV park in the Florida Keys featuring a heated pool, convenience store, marina, waterfront sites, rustic camping, and proximity to Key West and Bahia Honda State Park.
- Rolling Greens Village 55+ active adult community in Ocala, Florida featuring an 18-hole Executive Golf Course, aquatic complex, sports courts, and over 1,000 homes on the edge of Ocala National Forest.
- River Vista RV Park Award-winning 55+ RV resort in Ruskin, Florida along the Little Manatee River featuring 400 full-hookup sites, fishing piers, boat launch, pickleball courts, and waterfront living. Named one of the best 55+ RV resorts in the country in 2026 by Spot2Nite.
- Jamaica Bay Village 55+ gated manufactured home community in Fort Myers, Florida featuring three stocked lakes, pickleball and tennis courts, shuffleboard, sauna, whirlpool spa, and active social lifestyle.
- Camelot Lakes Village & Camelot East Village Twin 55+ manufactured home communities in Sarasota, Florida featuring resort-style pools, clubhouses, tennis courts, pickleball, shuffleboard, dog parks, and over 30 annual social events.
- Acquisitions Program Program for acquiring manufactured home and RV resort communities across North America (US, Canada) and the UK. Has purchased over 190 communities with 60,000+ sites in 20+ years, with a dedicated acquisitions team managing inbound seller leads.
Quantifiable outcome
- Most active private buyer of MH and RV communities in North America over more than two decades — over 190 communities and 60,000+ sites acquired.
- +2 more outcomes
Companies that use Cove Communities
Customer profileNamed customers5 records
Segments4 records
Ideal customer profiles3 records
Cove Communities technology and API
TechnologyTechnology focussed No
API detail
- Has API
- No
- API docs
- API detail
Core technology
AI maturity
App detail
Feature3 records
Cove Communities partnerships and signals
Strategic signalPartnerships
Three partnerships are on record, tiered core and minor.
- Spot2NitecoreSpot2Nite is an RV site discovery and booking marketplace on which Cove Communities lists its RV resorts. Spot2Nite independently evaluates and awards top RV destinations, naming Cove properties (CreekFire, River Vista) among the best in the country, which drives organic discovery and bookings for Cove.
- Passport AmericaminorPassport America is a membership-based camping discount program. Cove Communities offers exclusive deals to Passport America members when bookings are made using a promo code. This partnership provides Passport America's member base access to discounted Cove RV stays while driving incremental bookings for Cove.
- Satisfied Community Sellers (Referral Network)coreMost of Cove's acquisition leads are referrals from satisfied sellers who recommend Cove to their friends and associates. This organic referral network is a primary source of new acquisition opportunities and reflects strong seller satisfaction and word-of-mouth reputation.
Scale indicators6 records
Recent moves6 records
Expansion highlights6 records
Cove Communities competitors and assessment
Company assessmentDirect peers
- UMH Properties: UMH Properties is a publicly traded REIT focused on manufactured home communities in the Northeast, Mid-Atlantic, and Midwest, with a comparable land-lease MH business model and similar target demographics to Cove's manufactured home portfolio.
- Encore RV Resorts: Encore RV Resorts (a division of Equity LifeStyle Properties) operates a large network of RV resorts and campgrounds, directly comparable to Cove's owned RV resort properties such as Point Sebago, CreekFire, River Vista, and Big Pine Key.
- RHP Properties: RHP Properties is one of the largest privately held owners and operators of manufactured home communities in the U.S., directly comparable to Cove's MH community ownership and operations business, particularly across the Midwest and Sunbelt.
- Sun Communities: Sun Communities is the largest publicly traded manufactured home and RV community operator in North America, with a portfolio of MH communities, RV resorts, and marinas. It is the most direct scaled competitor to Cove in the land-lease MH and RV resort business.
- Thousand Trails: Thousand Trails operates a network of membership-based RV resorts and campgrounds across the U.S., directly comparable to Cove's RV resort business, particularly in the seasonal and long-term RV stay segments.
- Equity LifeStyle Properties: ELS owns and operates a portfolio of manufactured home communities and RV resorts across the U.S., directly competing with Cove in the 55+ MH community and RV resort categories, including snowbird destinations in Florida and the Sunbelt.
- Yes! Communities: Yes! Communities is a privately held manufactured housing community operator with a portfolio of MH communities across the U.S., competing directly with Cove in the land-lease MH segment.
- Sun Outdoors: Sun Outdoors, affiliated with Sun Communities, operates a portfolio of RV resorts, campgrounds, and manufactured home communities. It competes directly with Cove across both the RV resort and MH community categories in many of the same U.S. geographies.
Broad incumbents
- Kampgrounds of America (KOA): KOA is the largest system of franchised campgrounds in North America, offering a broader network of RV parks and campgrounds. It competes with Cove in the RV site rental and camping category, though KOA's franchise model differs from Cove's owned-and-operated approach.
Emerging players
- Carefree RV Resorts: Carefree RV Resorts is a smaller operator of RV resorts and 55+ communities in Florida and the Sunbelt, providing a regional, niche overlap with Cove's RV resort and active-adult community portfolio.
Market position
Strengths4 records
Weaknesses4 records
Competitive moat6 records
Key risks6 records
Key highlights7 records
Customer concentration
Cove Communities social profiles
Digital presenceCove Communities compliance and trust
Trust signalCompliance2 records
Cove Communities financial estimates
Financial estimateRevenue estimate
Valuation estimate
Cove Communities leadership team
Management profileNumber of profiles
Profiles1 record
Cove Communities funding detail
Funding detailFunding overview
Funding rounds
Investors
Funding detail is available on the Subscription and Enterprise plan.Contact sales →
Cove Communities M&A and investment
M&A and investmentM&A
Investments
M&A and investment is available on the Subscription and Enterprise plan.Contact sales →
Frequently asked questions about Cove Communities
What does Cove Communities do?
Cove Communities operates a portfolio of 190+ manufactured home (MH) communities and RV parks/resorts across the US, Canada, and the UK, comprising over 60,000 sites. The company sells and rents manufactured homes and lots within its 55+ active adult communities, and offers nightly, seasonal, and long-term RV site rentals, vacation cottages, and glamping accommodations at its resort destinations. Revenue is generated through home/cottage sales, recurring lot rent, RV site rentals, and vacation stays.
Is Cove Communities a public or private company?
Cove Communities is a private company. It is classified as private equity controlled and is currently operating.
When was Cove Communities founded?
Cove Communities was founded in 2017. It employs 101 to 250 people.
Where is Cove Communities based?
Cove Communities is headquartered in Phoenix, United States, in the North America region.
How does Cove Communities make money?
Five revenue lines are on record. Manufactured Home Lot Rent is the primary driver. The others are home and Cottage Sales, RV Site Rentals, vacation Rentals and community Acquisitions.
Who are Cove Communities's main competitors?
Direct peers on record are UMH Properties, Encore RV Resorts, RHP Properties, Sun Communities, Thousand Trails, Equity LifeStyle Properties, Yes! Communities and Sun Outdoors. Kampgrounds of America (KOA) is listed as a broad incumbent. Carefree RV Resorts is listed as an emerging player.
Does Cove Communities have an API?
No public API is recorded for Cove Communities.
What industry is Cove Communities in?
Cove Communities's product category is Manufactured Housing and RV Resorts. Its primary akta.pro industry code is THAGANAA, Whole-Home Rentals (Houses, Villas, Cabins), with a secondary code of THAGANAF, Luxury & Estate Rentals. Its NAICS code is 532 and its SIC code is 7000.