By Home Nation Published April 19th, 2025
So you're thinking about buying a mobile home park in 2025. That could be a smart move, but it's not as easy as buying a single-family house. There's a lot to understand first.
You’re not just buying property—you’re stepping into a business. You’ve got tenants, infrastructure, and local laws to deal with. That’s why doing your homework is key before you sign anything.
Key Takeaways
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Buying a mobile home park takes time, research, and planning.
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Financing can be tricky, so know your loan options.
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Each state has its own rules and licensing steps.
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It might be cheaper to buy homes through Home Nation if you’re not a licensed dealer.
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Florida, Texas, Indiana, Ohio, and Georgia all have different dealer rules.
Why Mobile Home Parks Still Make Sense in 2025
More people are looking for affordable places to live. That means demand for mobile home parks stays strong. You're not just buying land—you're buying a steady income stream.
These parks often bring in solid returns with fewer headaches than traditional rentals. You own the land, not the homes, so you're not fixing plumbing or dealing with broken AC units. Most tenants handle their own homes.
And in many markets, the value of these parks keeps going up. It’s about supply and demand—there aren’t many new parks being built, but more people want to live in them.
Some investors like the long-term game. You can buy a park, improve it slowly, raise rents gradually, and sell it for a profit later. Others just want cash flow. Either way, it works.
How the Buying Process Works (Start to Finish)
First, you find a park that fits your budget and location goals. Look at how many lots it has, how many are occupied, and the average rent. You’ll also want to review past financials and current leases.
Once it looks good on paper, you do your due diligence. That means checking the utilities, inspecting the infrastructure, and learning about the tenants. A proper mobile home inspection can save you from buying a park with hidden problems.
After that, it’s time to make an offer and work out financing. Closing can take weeks, especially with commercial loans. So be patient and stay in touch with your lender.
Don’t skip reviewing rules from local governments. Some cities limit how parks can operate or expand. Zoning laws can kill a deal fast, so check them early.
Getting Financing for a Mobile Home Park
You’ve got a few options here, but it depends on your credit and the park's numbers. Some banks offer commercial real estate loans, but expect a big down payment. Around 25% is normal.
If you’re living in or renting the homes yourself, you might look into FHA loans for mobile home. They're a bit more flexible and may help cover more of the purchase. Still, not every park will qualify.
You could also look at private money or even seller financing. Or go with loans for mobile homes if you're planning to buy homes inside the park too.
SBA loans might work for smaller parks, especially if you run it yourself. Always ask lenders about different products—each one comes with its own rules.
Why Some Parks Sell for Cheap (But Come With Issues)
You might see parks listed at a great price. But there’s usually a reason. Some of them have private water or sewer systems, which means extra work and risk for you.
Others might have a lot of vacancies or older tenants who can't pay rent reliably. Sometimes the seller just didn’t manage the park well, and now it's a mess.
Before you get excited about the low price, dig into the details. Look at lot conditions, tenant agreements, and whether the park is in a flood zone. Cheap isn’t always good.
Some older parks may also sit in rough areas. Even with full occupancy, rent collection could be a mess. Do the math carefully before buying.
Do You Need a Dealer License to Buy Mobile Homes?
If you're buying fewer than 10 homes per year, you probably don’t need a license. But once you cross that line, most states expect you to become a licensed dealer. That means more paperwork, costs, and time.
Getting licensed involves taking tests, buying insurance, and setting up a display lot. It’s a lot of hassle if you’re not buying in bulk. And some states make it even harder.
That’s why it often makes sense to work with a company like Home Nation. If you're buying less than 10 homes, we give you the same factory-direct pricing. No license, no tests, no display lot.
Park owners avoid dealer requirements, but still get fast delivery and solid pricing. You save time and money on every order.
State-by-State Guide: Buying Mobile Homes or Parks
Florida
Florida has a long list of rules for mobile home dealers. You'll need to register with the state, get your fingerprints taken, and post a surety bond. You also need a physical business location and a display lot.
That might be fine for someone buying 50 homes a year. But for most park owners buying under 10, it’s a waste of time. That’s why many people in Florida go through Home Nation.
We skip the red tape and still get you factory pricing. No bonding, no state fees, just straightforward delivery. You save money and avoid the dealer setup.
According to the Florida Department of Highway Safety and Motor Vehicles, obtaining a mobile home dealer license requires completing a pre-licensing course, submitting an application, and passing a background check. The license must be renewed annually, and failure to meet the conditions can result in penalties.
Texas
Texas requires anyone selling more than one home in a year to get a license. The Texas Department of Housing and Community Affairs oversees the process. It includes education, a background check, and application fees.
And like Florida, Texas wants you to show you have a place of business. That adds extra cost if you’re only buying a few homes. But it’s not required if you buy through Home Nation.
We deliver homes across Texas without all that hassle. You get bulk pricing, fast shipping, and fewer hoops to jump through. It’s just easier that way.
The TDHCA requires applicants to complete a training program and pass a licensing exam. Once approved, dealers must follow strict reporting and advertising rules, and renew their license every two years. All this can be a burden for small park owners buying just a few units.
Indiana
Indiana has its own dealer licensing system through the Secretary of State. You’ll need a bond, a business location, and insurance. The process can take a while, and there are annual fees to keep it active.
It’s probably not worth it unless you’re doing big volume. Most park owners don’t need 20 homes at once. So working with Home Nation is the better move.
We can handle the licensing and deliver straight to your park. No need for extra insurance or setting up a sales lot. Just tell us what you need.
Per the Indiana Secretary of State’s Auto Dealer Services Division, dealers must attend a training course, pay for background checks, and maintain liability insurance. These steps add time and cost, especially if you're only planning a few purchases each year.
Ohio
Ohio has a clear rule: if you sell or buy more than five mobile homes in a year, you need a license. They also want dealers to attend classes and submit background checks. There's a bond involved too.
It’s a lot for someone just trying to fill a few empty lots. And if you go through all that, you still have to manage inspections and titles.
With Home Nation, none of that applies. We’ll sell you the homes, deal with the paperwork, and deliver them ready to install. It’s much simpler.
According to the Ohio Bureau of Motor Vehicles, mobile home dealers must complete a used motor vehicle dealer training course and provide a permanent business location. They also must pass a facility inspection and renew their license annually. That’s a lot of red tape for just a few homes.
Georgia
Georgia requires a used mobile home broker license if you plan to sell or flip homes. That includes background checks, education, and bonding. It’s managed by the Georgia State Fire Marshal’s office.
But if you’re buying for your own park, things can get murky. You still might need a license depending on volume and use. Why take that risk?
Home Nation works with park owners across Georgia. We give you access to factory pricing and help with delivery and setup. And you won’t need a license.
The Georgia Office of Insurance and Safety Fire Commissioner outlines the need for a business license, local zoning approval, and fingerprinting as part of the mobile home dealer process. Many small investors choose to avoid all that by working with direct suppliers like Home Nation depending on volume and use. Why take that risk?
Home Nation works with park owners across Georgia. We give you access to factory pricing and help with delivery and setup. And you won’t need a license.
How to Find Mobile Home Parks for Sale
The best deals often aren’t listed. You can go direct to the seller by sending letters or postcards. It takes time, but you skip brokers and fees.
Some folks also find deals through wholesaling mobile homes. These investors lock in a deal, then assign it to you for a fee. Not every deal is great, but it’s worth checking.
Then you have sites like LoopNet or even local MLS listings. And don’t forget networking. Other investors, park owners, and mobile home movers often know who’s selling.
Related: How To Winterize Your Mobile Home
Pros and Cons of Owning a Mobile Home Park
One big pro is income. Lot rent is steady, and you avoid repair costs because tenants own their homes. You just keep the land clean and functional.
You also get flexibility. Sell the whole park later, or just sell off a few lots. Some people even build storage units or other rentals on the land.
But there are cons too. Some mobile homes need more upkeep. Some parks have old infrastructure. And dealing with city zoning can be frustrating.
You’ll also face turnover and possible vacancies. Still, many park owners say the good outweighs the bad. It depends on your goals.
Related: Financing Your Mobile Home Investment
Is It Really a Manufactured Home?
Some people call them trailers. Others say mobile homes. The official term today is manufactured home.
The name changed in 1976, when HUD rules kicked in. Anything built after that date is technically a manufactured home. So if you see listings using different terms, now you know why.
Using the right term helps with lenders, title offices, and insurance. It also helps your park sound more professional.
Before you wrap up your plans, think about the kind of homes you want to offer. If you're considering something more solid or permanent than traditional manufactured units, modular homes could be the way to go.
They’re built in sections, shipped to your site, and pieced together fast. You get better build quality, energy savings, and modern layouts that feel more like site-built homes. Want to see your options? Head over to our modular homes page and take a look.
What to Watch for in 2025
While the basics of buying mobile home parks haven’t changed much, local policies and lender rules might. Some areas are tightening up zoning laws or cracking down on unlicensed dealers. You’ll want to stay alert and check with city and county offices before closing any deal.
Also keep an eye on interest rates and housing trends. If rates drop or rental prices spike, mobile home parks could get even more attention from big investors. That might push prices up, so acting sooner could save you money.
Conclusion
You don’t need a dealer license or a million bucks to start. You just need a plan, some patience, and the right help.
Thinking about expanding your park or adding a few homes? Check out site built homes from Home Nation. We’ll give you a price so good, it won’t make sense to go anywhere else.
