By Home Nation Published August 3rd, 2025
When you buy a mobile home, one of the biggest decisions isn’t the home itself. It’s where you place it. That choice affects your finances, lifestyle, and even your future resale value. So, should you go with a mobile home park or invest in private land? Let’s break it down.
Upfront Costs and Convenience
Mobile home parks offer quick, low-effort move-in since the infrastructure, utilities, driveways, zoning, and trash service, is already in place, but the ongoing lot rent, which often increases over time, adds a layer of long-term cost.
In contrast, private land typically requires more effort and money upfront for permits, utility installation, and zoning compliance, yet once that’s handled, you’re free from recurring landlord fees and gain full control over the property.
Related: The Absolute Best Time To Buy a Mobile Home
Ownership and Control
In a mobile home park, you may own the house, but not the land. That means the park owner makes the rules. You could still be evicted, even after paying off the home.
Private land gives you full control. You can add a porch, plant a garden, or even build a shed without seeking permission. There’s no landlord, no lot rent, and no one else deciding how you use your space.
Financing and Resale Value
Homes placed on private land often qualify for traditional mortgages, offering lower interest rates, longer terms, and stronger resale potential, while buying a mobile home in a park typically means relying on chattel loans, which carry higher interest and shorter terms.
In terms of long-term value, homes on private land tend to appreciate, especially in growing areas, whereas homes in parks usually lose value over time since the land isn’t included in the purchase.
Hidden Costs and Long-Term Risk
While lot rent may seem like the main cost of living in a mobile home park, many parks also charge for utilities, maintenance, and other amenities, and if the park is sold or shut down, relocating your home can be incredibly expensive or even impossible; by contrast, owning private land means managing your own taxes and upkeep, but it also gives you long-term stability and shields you from unpredictable rent hikes or sudden management changes.
Sustainability and Upgrades
Parks can be efficient in terms of land use and shared utilities. But they often limit upgrades. Want to install solar panels or go off-grid? You might run into restrictions.
Owning private land means you can make your home as eco-friendly as you want. Whether it’s improving insulation, adding renewable energy systems, or planting trees, no one can block your efforts.
Related: What are the advantages of buying a mobile home over a regular home?
What About Investing?
If you’re planning to buy a few homes for use in a mobile home park, factory-direct sounds great, until you realize the red tape. In most states, you need a dealer license, insurance, a bond, and a display lot. That’s a lot of effort unless you’re ordering in bulk.
One thing investors often compare is the pros and cons of buying a mobile home, especially when deciding between renting space in a park or placing homes on land.
Renting vs. Buying: Which Has the Edge?
Some still wonder if renting a spot in a park is better than buying land. It’s cheaper at the start, sure. But that rent adds up. When the park raises the price, and they will, you have no leverage.
Owning land means you’re in control. You decide what to do, when to upgrade, and where your money goes. You’re not dependent on a landlord’s rules.
Some buyers are also torn between short-term convenience and long-term investment, especially when weighing whether to rent mobile home space or commit to land ownership.
Modular or Mobile?
Still choosing between a modular home and a mobile home? Your decision may come down to the land. Modular homes need permanent foundations, which work best on private lots. Mobile homes are more flexible and fit more easily into park settings.
Make sure to factor in what kind of setup you’re planning.
Don’t Forget Insurance
Getting the right insurance isn’t always simple. Owning land can make it easier to customize your coverage and may even lower your premium. If you’re unsure where to start, this guide to mobile home insurance is a solid place to begin.
If you’re thinking about placing a mobile home and don’t want the hassle of becoming a licensed dealer, Home Nation offers a simple solution. You’ll get factory-direct prices, no dealership required, and we handle delivery and logistics.
Final Thoughts
So, which setup is better? That depends on your priorities. Mobile home parks come with lower entry costs and built-in community. But they also bring restrictions and long-term uncertainty. Private land offers more freedom, control, and value over time, but you’ll need to invest more upfront.
If you're planning long-term or thinking about resale value, private land is often the smarter bet.
And if you’re ordering fewer than 10 homes, skip the dealer license headaches. Home Nation offers direct-from-factory pricing, fast delivery, and zero red tape.
