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How to Sell a Mobile Home Park — A Step-by-Step Guide for Owners
Selling a mobile home park is different from selling a house or a lot. Buyers look at income, utilities, homes, permits and land all at once, and small parks rarely fit neatly into what brokers and lenders expect. This guide walks through the process in order, whether you sell to us or to someone else.
- Plain-English process
- Documents checklist included
- Broker vs direct compared
- We are the buyer, not a broker
- No commission and no fees
- We pay all closing costs
- Offer within 24 hours
★★★★★ 4.9 from 14 verified Google reviews — read them · we buy with our own capital and pay all closing costs
Get a cash offer on your land
Written offer within 24 hours. No fee, no obligation, and we pay the closing costs.
Prefer to talk? Call (855) 800-0177
How to sell a mobile home park
Step 1: Decide what you are actually selling
Start by writing down what the park is: number of lots, how many are occupied and paying, how many homes the residents own and how many the park owns, how utilities are supplied, and how much land sits beyond the pads. Most small owners carry this in their head. Putting it on one page is the single most useful thing you can do before talking to any buyer.
Be honest about the condition. A failing septic field, a water line that breaks every winter, vacant homes or a code letter from the county are all things a buyer will find. Disclosed early, they are a line in the price. Found late, they become a renegotiation.
Step 2: Gather the documents buyers ask for
Every serious buyer will ask for a rent roll, a trailing twelve months of income and expenses, utility bills, tax bills, insurance, permits, and titles for any park-owned homes. You do not need audited statements. Bank statements and a simple ledger are fine for a small park, and the boxes below list exactly what we ask for.
If the park is held in an estate, a trust or an LLC with several members, identify everyone who has to sign now. Ownership problems slow park sales more than anything else.
Step 3: Understand how buyers value a park
Buyers value parks mainly on repeatable net income: lot rent actually collected, minus real expenses including a realistic cost of management. Park-owned homes, master-metered utilities and private septic or well systems usually add expense or risk. Extra land, road frontage and room for more pads can add value. Anyone who quotes you a cap rate before seeing the rent roll is guessing.
Situation matters too. See our pages on how to sell a park with park-owned homes, sell a park on septic or well and how to sell a sell a distressed mobile home park.
Step 4: Choose broker, private buyer or direct buyer
A specialist broker can bring the highest gross price for a large, well-run, fully occupied park in a strong market. Expect a commission, an offering memorandum, buyer tours and a buyer who usually needs a loan. Small and older parks often struggle to get financed, which is where many brokered deals fall apart.
A direct buyer like Dreamify Properties uses its own money, charges no commission and pays standard closing costs. The trade is that a direct offer is built for certainty and speed, not for squeezing the last dollar. We buy parks across the Southeast, with state pages for North Carolina, South Carolina, Tennessee, Georgia, Florida, Alabama.
Step 5: Check resident notice rules, then close
Some states give residents notice rights or an opportunity to buy when a park is sold. Florida’s Mobile Home Act, Chapter 723, is the best known example. Most states we buy in do not have a general resident right of first refusal, but closure or conversion notice rules are common. Ask a local real estate attorney before you sign any contract.
Once under contract, the buyer does title work and diligence, permits are transferred or reissued, and you close at a title company or attorney’s office. For our overview, see our main mobile home park page. When you are ready, request your cash offer here or call (855) 800-0177.
Documents to gather before you sell
Rent roll
Every lot, occupied or vacant, the current lot rent, who is behind and by how much. A spreadsheet or handwritten list is fine.
Trailing 12 months (T12)
Income and expenses for the last twelve months. Bank statements or a simple ledger work if you do not keep formal books.
Utility bills
Twelve months of water, sewer, electric and trash bills, plus how each is billed back to residents, if at all.
Permits and inspections
Your park operating permit if your state or county issues one, septic or well permits, and any recent inspection reports or notices.
Home titles
Titles for any homes the park owns, plus a list of which homes belong to residents.
The parcel
Parcel number and county. We pull acreage, flood mapping and zoning ourselves at our cost.
How a direct sale to us works
Three steps, no obligation at any point, and no cost to you at any stage.
One call or one form
Tell us the address or APN and the rough size. You do not need a survey, a plat or the tax bill in front of you — we look all of that up.
We value it properly
We research the parcel ourselves, at our cost, before we quote. We price it off recent sales of similar acreage and adjust for access, soil, flood mapping, timber and shape. No cost to you, no commitment.
Written offer, your decision
You have our number in writing within 24 hours. If you take it, a licensed title company closes it and we cover the standard closing costs — typically 14 to 30 days.
Selling to us vs. listing it
Both are legitimate. Listing can bring a higher gross price if you have time, the tract is easy to finance and you can carry the taxes while it sits. Here is the honest comparison.
| Selling to Dreamify | Listing with an agent | |
|---|---|---|
| Who you are dealing with | A direct cash buyer — we are the ones purchasing | An agent marketing it to someone else |
| Commission | None | Typically 6–10% on land |
| Closing costs | We cover them | Usually split or seller-paid |
| Repairs, survey, clean-up | Not your problem | Often requested by retail buyers |
| Financing risk | None — cash | Land loans fall through often |
| Timeline | As little as 14 to 30 days once title work is back | Land can sit on the market for months |
Land we buy
Land we buy
- Vacant, raw and bare land
- Inherited and heir property, including multiple owners
- Land with back taxes or a delinquent tax bill
- Out-of-state and absentee-owned parcels
- Farm, timber and hunting acreage
- Small residential lots and infill parcels
- Landlocked tracts and parcels with access questions
- Land that failed a perc test
- Tracts tied up in an estate or probate
- Property you inherited and have never seen
- Mobile home parks and RV parks
- Self-storage facilities — considered case by case
What we don’t buy
- Houses and other residential buildings
- Land you do not have the authority to sell
- Parcels where a co-owner has not agreed to sell
- Property already under contract with someone else
If we are not the right buyer for your parcel we will say so on the first call rather than waste your time.
We buy with our own money — here is what we have closed
We are a principal buyer using our own capital, not a lead broker collecting details to sell on. A sample of tracts we have bought and closed:
| Tract | Where we closed it |
|---|---|
| 5.05 acres | Dawson County, Georgia |
| 32.3 acres | Perquimans County, North Carolina |
| 72 acres | Pike County, Mississippi |
| 10.7 acres | Morgan County, Georgia |
| 6.24 acres | Jasper County, Georgia |
| 8.5 acres | Pike County, Mississippi |
A sample of tracts we have bought and closed ourselves. We are a principal buyer, not a broker — every one of these was purchased with our own funds through a licensed closing agent.
What sellers say
Every quote below is a real, verified Google review of Dreamify Properties — 4.9 stars across 14 reviews.
“John and his team are top notch investors who know what they are doing, put a plan of action in place and execute. One of the most honest people I have met… an absolute honor and pleasure working with these folks.”
“John, the ops manager, was very professional and attentive to detail in ensuring that our transaction was successfully completed. The communication, updates and follow up was excellent. Highly recommend.”
Questions we get asked
How long does it take to sell a mobile home park?
Brokered sales of small parks often take many months because of marketing and buyer financing. Selling direct to us, you get an offer within 24 hours of sending the details and we can close in as little as 14 to 30 days, title permitting.
Do I need to fix the park before selling?
Not to sell to us. We buy parks as they stand. If you plan to list with a broker, ask them whether specific repairs would pay for themselves.
What is the most important document?
The rent roll. It shows lot count, occupancy, rent and delinquency, which drive the value.
Do I have to tell residents I am selling?
It depends on your state and on what the buyer plans. Florida has specific statutory notice rules. Ask a local attorney before signing.
How fast can you close?
You get a written offer within 24 hours of us having the rent roll and the parcel details, and we can close in as little as 14 to 30 days. Estates, multiple owners or title problems can add time, and we will tell you that up front rather than at the closing table.
Other situations we buy in
Sell a mobile home parkSell a park with park-owned homes
Sell a park on septic or well
Sell a distressed mobile home park
Sell a mobile home park in North Carolina
Sell a mobile home park in South Carolina
Sell a mobile home park in Tennessee
Where we buy
Sell land in North CarolinaSell land in South Carolina
Sell land in Virginia
Find out what your mobile home park is worth to a cash buyer
Send the parcel details and we’ll research the property, answer your questions, and put a clear no-obligation offer in writing within 24 hours.