Sell your mobile home park with clarity and discretion.
A private, evidence-based sale for mobile home park and manufactured housing community owners, with residents treated with respect.
Selling a mobile home park, without the noise
A mobile home park is a business, a property and a community at the same time. Owners often want a sale that is private, fairly priced on the real numbers, and handled in a way residents and staff can trust.
We focus on what actually drives a park's value (lot rent, occupancy, utilities and infrastructure) and we show our math. Verified figures are always kept separate from estimates and seller-reported numbers.
How we work: we may buy the property ourselves, or put it under contract and assign our contract to, or double close with, a buyer from our private investor network. We'll tell you which, up front. Palms Paradise Group LLC is not a licensed real estate brokerage and does not list property for others.
- No public listing of your community
- Mutual NDA before financials are shared
- Infill, vacancy and park-owned homes are fine
- City utilities, wells, septic or package plants reviewed
- Cash, seller financing, or a mix
- You choose the closing date
How mobile home parks are valued
Buyers generally price the lot-rent income first, then adjust for utilities, infrastructure and homes the park owns.
Income from lots
Occupied lots × lot rent, plus other income, less expenses, gives NOI. Value ≈ NOI ÷ cap rate.
Who pays, and what's underground
Direct-billed or sub-metered utilities, city water and sewer, and newer lines generally support value. Master-metered or private systems need more diligence.
Park-owned homes
Usually valued separately from the land and lots, based on condition, title and how they're rented or financed.
Illustrative example only, not an offer or appraisal: 60 lots × $550/month × 90% occupancy ≈ $356,400 a year in lot rent. If expenses were 35%, NOI would be about $231,700, which at an 8% cap rate implies roughly $2.9 million. Real expense ratios and cap rates vary widely.
Florida's Chapter 723, in plain terms
Florida's Mobile Home Act (section 723.071, Florida Statutes) says that when a park owner offers a park for sale, the owner must notify the officers of a qualifying homeowners' association of the price and terms. The association may then have 45 days to match them by signing a contract. If the owner instead receives an offer it intends to consider, the obligation is generally to notify the association and consider any offer it makes.
Several transfers are exempt, and the details matter. We build these steps into the timeline from day one, and we recommend you confirm your obligations with your Florida attorney.
What to have ready
- Rent roll: lots, occupancy, lot rents and any concessions
- Two to three years of P&Ls and tax returns, plus year-to-date
- Utility setup and billing method; any recent repairs or testing
- List of park-owned homes with titles and condition
- Resident prospectus and lot rental agreements (Florida)
- Survey, site plan, permits and flood-zone information
From first call to closing
Confidential Intro
Your park, your goals and your timing.
NDA & Rent Roll
Share the rent roll and financials under a mutual NDA.
Written Offer
A letter of intent with price, structure and timeline, with our math shown.
Diligence & Close
Site visit, utility review and closing through a title company or attorney.
Request a confidential review
Location, lot count and lot rent are enough to start. Your inquiry goes directly to the founder.
- Reply within one business day
- Email by default; calls or texts only if you opt in
- No obligation, no pressure
Tell Us About Your Park
Confidential. No obligation.
Thank you.
Your park details were received in confidence.
We'll be in touch within one business day, by email unless you opted in to calls or texts.
Questions owners and buyers ask
Do you charge a fee to sell my mobile home park?
No. We don't charge sellers a fee or commission. If you work with a broker, their commission is governed by your agreement with them.
Do you buy parks with park-owned homes?
Yes. Park-owned homes are common. They are usually valued separately from the lot-rent income, based on their condition, titles and rental history.
What about parks on wells, septic or a package plant?
We review them. Private utility systems mean more diligence (capacity, permits, condition, testing) and are reflected in the price, but they don't rule a park out.
What happens to residents when a park is sold?
Residents' lot rental agreements generally stay in place under new ownership. In Florida, Chapter 723 governs lot tenancies, including notice requirements for rent increases and changes of use, and any buyer must follow it.
Do I have to notify my homeowners' association if I sell?
In Florida, if your park has a homeowners' association formed under Chapter 723, section 723.071 generally requires notice to the association's officers when you offer the park for sale, and in some cases gives the association a period to match the price and terms. Exceptions apply. Please confirm your obligations with your Florida attorney.
Can you buy with seller financing?
Yes, when it serves you. Seller financing can support a higher price, spread out your taxes and attract more buyers. Discuss your situation with your tax and legal advisors.
Is this a listing?
No. We are a principal buyer, not a brokerage. We either buy the park ourselves or, with your knowledge, assign our contract to (or double close with) a vetted buyer from our network.