Where Waterfalls Meet Opportunity
Greeter Falls Campground — A Proven Outdoor Hospitality Business Adjacent to Savage Gulf State Park, Tennessee
100 campsites. Three waterfalls. 942 guest reviews. One rare acquisition opportunity on the Cumberland Plateau.
Built From a Love of This Place
In January 2021, founder Robert Thompson stumbled across a small lot for sale near his favorite place to camp and hike — less than half a mile from the Greeter Falls Trailhead, adjacent to the 16,000-acre Savage Gulf State Park wilderness. What started as a personal vision grew into Greeter Falls Campground, a subsidiary of CareCom, Inc. — a 501(c)(3) nonprofit whose mission is to foster tangible expressions of Compassion, Charity, and Community. Today that vision is a fully operational campground with 100 campsites, 4 lodging categories, 92 income-generating sites, and a loyal base of returning guests. The campground’s roots in purpose — and its rare natural setting — are part of what makes this acquisition extraordinary.
Why This Property
Three things no amount of capital can manufacture.
🌊 Location You Cannot Replicate
Less than half a mile from the Greeter Falls Trailhead — the western entrance to Savage Gulf State Park. Three awe-inspiring waterfalls and the Blue Hole swimming hole are reachable on a 2-mile loop. Over 50 miles of well-marked trails in a 16,000-acre wilderness. This proximity is permanent. It cannot be built or bought elsewhere.
🏕️ A Business Already Running
100 campsites across 4 distinct lodging categories. 92 sites actively generating rental income. Campspot-integrated online booking. 800-MTN-CAMP phone reservation line. A workamper staffing model that reduces labor costs. Recognized as a Top 10 Campground in Tennessee by Campspot — two years running. Finalist, HipCamp “Best Campgrounds in Tennessee.”
📈 A Market That Is Growing
Savage Gulf State Park welcomed 168,757 visitors in FY2022, with a new state-funded visitor center accelerating that growth. Tennessee State Parks generated $1.9 billion in economic impact in FY2024. Grundy County sits within the South Cumberland tourism corridor — increasingly on the radar of outdoor travelers from Nashville, Chattanooga, and beyond.
100
Total Campsites
92
Sites Actively Rented
942
Camper Reviews
$1.9B
TN State Parks Economic Impact (FY2024)
Four Ways This Property Earns
Each site type serves a different guest at a different price point — diversifying revenue and reducing seasonality risk.
RV & Trailer Sites
Wooded full-hookup sites with 30/50 Amp electric, water, and sewer across multiple loops. Both pull-through and back-in configurations. Each site includes a picnic table and fire ring. Designed for camper vans, travel trailers, fifth wheels, and motorhomes — short stays and extended stays welcome. From $30–40/night. The RV sites have been recently renovated with blacktopped pads, improving guest experience and site longevity.
Tent Campsites
Shaded tent sites tucked into the natural landscape — from simple primitive sites to deluxe drive-up tent pads with 20-Amp power and shared water access. All sites include picnic tables, fire rings, and grill tops. A short walk to shared bathhouse facilities. Ideal for families, couples, and solo adventurers seeking an authentic outdoor experience without giving up convenience. From $30–40/night.
Furnished Lodging Cabins
Choose from two cabin styles — six Deluxe 16×16 cabins with a queen bed, private bath (toilet/shower), kitchenette (mini-fridge, microwave, coffee maker), and front porch; or ten Rustic 10×12 cabins with twin beds or bunks, kitchenette, heat/AC, and an outdoor fire ring. Both styles are climate controlled and pet-friendly in designated units. Perfect for guests who want shelter and comfort without losing the campground feel. From $47–62/night midweek.
Glamping — Yurts & Gazebos
The fastest-growing segment of outdoor hospitality — and Greeter Falls has been doing it for years. Ten furnished 16×16 military-style yurts on platforms (Area B) with queen and single beds, electricity, A/C, rugs, and lighting. Eight hard-top gazebo platforms (Area A) with framed roofs, curtains, fan, lights, and power — sleeping gear not included, adventure guaranteed. A premium experience at premium rates, drawing guests who would never pitch a tent but still want to sleep under the stars.
A Fully Equipped Campus
The Main Campground Campus (Area C) anchors the guest experience. Free Wi-Fi throughout. ADA-accessible bathhouse with hot showers. Activity Center with large-screen TV, games and crafts. Kids Area — Ninja Obstacle Course, Swings & Sandbox. Dog Park (fenced). Pavilion & Stage. Outdoor Community Area and Camp Office. The Campground Store carries hiking and camping essentials, drinks, and snacks. The Greeter Grill serves as the camp kitchen. Firewood and ice for purchase. A 24/7 self-serve RV Dump Station. Every site has a picnic table and fire ring. For buyers evaluating infrastructure — this is a fully operational campus, not a startup.
What 942 Campers Are Saying
Aggregated from Google, Hipcamp, Campspot, and Airbnb — a loyal guest community that returns season after season.
“The waterfalls are right there — we hiked to all three before lunch and were back at our campsite by noon. Absolutely incredible location.” — Sarah M., Google Review
“Cleanest bathhouse I’ve seen at any campground. Staff was incredibly friendly and helpful. We’ll be back every year.” — Tom & Linda K., Hipcamp
“Our kids loved the ninja obstacle course and dog park while we relaxed at the fire ring. Perfect family weekend.” — Jessica R., Campspot
“The yurt was beyond our expectations — comfortable beds, real A/C, and waking up to birdsong in the woods. Glamping done right.” — Marcus D., Airbnb
Named Top 10 Campground in Tennessee by Campspot — two years in a row. Finalist, HipCamp “Best Campgrounds in Tennessee.”
The Trailhead Is Your Backyard
The Greeter Falls Trailhead — western entrance to Savage Gulf State Park — sits less than half a mile from the campground entrance. The 2-mile Greeter Falls Loop climbs through forested bluffs and reaches three cascading waterfalls, including the dramatic Upper and Lower Greeter Falls, plus the beloved Blue Hole swimming hole. Beyond the loop, Savage Gulf State Park offers more than 50 miles of well-marked wilderness trails through one of the most dramatic gorge systems on the Cumberland Plateau. For guests, this is the reason they come. For buyers, this is the moat — a natural asset that makes Greeter Falls Campground nearly impossible to replicate.
The Market Is Coming to You
Tennessee’s outdoor recreation economy is accelerating. Savage Gulf State Park welcomed 168,757 visitors in FY2022 — and the state has since invested in a new visitor center to drive future growth. Tennessee State Parks generated $1.9 billion in economic impact in FY2024, supporting over 19,000 jobs statewide. Grundy County sits within the South Cumberland tourism corridor, increasingly drawing outdoor travelers from Nashville (2.5 hours), Chattanooga (1 hour), and beyond. The South Cumberland Chamber tracks consistent year-over-year growth in regional tourism. The infrastructure — trails, waterfalls, state park designation — is permanent. The demand is rising. The campground is already there to capture it.
A Rare Opportunity on the Cumberland Plateau
Offered at $3.95M – $4.75M
Greeter Falls Campground is offered for acquisition at $3.95M–$4.75M. This reflects not just land and infrastructure, but a fully operational outdoor hospitality business with established revenue streams, 92 income-generating sites, a loyal and returning guest base, live Campspot booking integration, and an irreplaceable location adjacent to one of Tennessee’s most celebrated state parks. The campground’s nonprofit heritage — as a subsidiary of CareCom, Inc. — has shaped a culture of community, quality, and guest care that is evident in every review. Qualified buyers may request access to the dataroom for financials, site maps, operating data, and due diligence materials.
Tennessee Campground for Sale 