Home › Mobile Home Park Due Diligence Checklist (Seller’s Side)
Mobile Home Park Due Diligence Checklist (Seller’s Side)
Every serious buyer of a mobile home park asks for the same stack of documents, and the deal moves at the speed of the slowest one. Sellers who have the file ready before they go to market get cleaner offers, fewer price cuts after inspection and a shorter road to closing. This checklist covers what buyers request, why each item matters, and how to pull it together without handing over more than you need to early on.
- Financial, physical and legal items
- What to share and when
- No commission, no closing costs
- Written offer within 24 hours
- Close in as little as 14 to 30 days
- Parks of any size
★★★★★ 4.9 from 13 verified Google reviews — read them · we buy with our own capital and pay all closing costs
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Mobile home park owners
Financial records
Rent roll: every lot, who occupies it, monthly lot rent, any home rent, move-in date, deposit and balance owed. Mark vacant lots and lots with abandoned homes. T12: a trailing twelve-month operating statement, month by month, plus the last two or three years of annual statements or the Schedule E or business return if that is all you have.
Also gather bank deposit records that tie to the rent roll, a list of other income such as late fees, laundry or storage, and every recurring expense: taxes, insurance, utilities, repairs, management, trash and mowing. Buyers rebuild your income from these, so gaps cost you.
Leases, residents and the homes
Collect the current lot leases or rental agreements and the park rules, any rent increase notices, and a list of residents with pending disputes or evictions. Then make a clear homes list: which homes are tenant-owned, which are park-owned and rented, and which are vacant or abandoned, with year, size and title status for each park-owned unit.
Park-owned homes change how a buyer values the park, because they bring repair costs and different income. Our page on tenant-owned homes explains why buyers care.
Utilities and infrastructure
Buyers want 12 to 24 months of utility bills for water, sewer, electric, gas and trash, and they want to know who pays what. If the park sub-meters water or electric and bills residents back, show the meter readings and the bill-back records. If utilities are master-metered and included in rent, say so.
For private systems, gather septic, well, lagoon or package plant permits, recent inspection or pumping records, water test results and any notices from the health or environmental agency. A site map showing lines, shutoffs and lot layout saves the buyer’s inspector time. See selling a park with septic or a well.
Legal, licenses and land records
Pull the deed, any existing survey or plat, the zoning letter or proof the park is a legal nonconforming use, and the state or county park license or operating permit if one is required where you are. Add the property tax bills, the insurance policy and loss history, and any open code violations.
List easements, loans, liens and service contracts that the buyer would take over or that must be paid off. Rules on park licensing and resident notices vary by state and county, so check with your attorney before you sign.
When to share what
Not everything belongs in the first email. A summary rent roll, a T12 and a few photos are usually enough for a buyer to make an initial offer. Detailed leases, resident personal information and bank records are typically shared after a signed letter of intent or contract, often under a confidentiality agreement.
Being organized also lets you see your park the way a buyer will. If you’d like to estimate value first, see how much your mobile home park is worth and how to sell a mobile home park.
Selling your park to us
We look at mobile home parks of any size and condition, including parks with vacant lots, park-owned homes or private septic and wells. Send what you have, even if the file is incomplete, and we will tell you what else we need. We send a written offer within 24 hours of getting the basics.
There is no commission, and we can close in as little as 14 to 30 days once due diligence is done through a licensed title company.
Why park owners talk to us
Incomplete files OK
We tell you exactly what else we need.
Any condition
Vacancies, park-owned homes, private utilities.
Fast
Written offer within 24 hours of the basics.
No commission
No broker fee on a direct sale.
Confidential
Residents don’t need to know until you decide.
No obligation
See the number, then decide.
Getting your offer, step by step
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 |
|---|---|
| 6.24 acres | Jasper County, Georgia |
| 8.5 acres | Pike County, Mississippi |
| 5.05 acres | Dawson County, Georgia |
| 32.3 acres | Perquimans County, North Carolina |
| 72 acres | Pike County, Mississippi |
| 10.7 acres | Morgan County, Georgia |
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 13 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.”
“I had a great experience working with John and Dreamify on the marketing and sale of land in Georgia. John was reasonable, fair, and thorough throughout the transaction, and was very pleasant to work with.”
Questions we get asked
What documents do buyers want when buying a mobile home park?
A rent roll, trailing 12-month operating statement, leases, utility bills, permits for septic or wells, a homes list, licenses and surveys.
What is a T12 for a mobile home park?
A trailing twelve-month operating statement showing income and expenses month by month for the last year.
Should I share resident information before a contract?
Usually not. A summary rent roll is enough at first; details follow a signed LOI or contract, often under an NDA.
Do I need a new survey to sell a park?
Not always. Share any existing survey or plat; the buyer or lender decides whether a new one is needed.
How fast can you close?
We give a written offer within 24 hours and can close in as little as 14 to 30 days. If your timeline is longer, we close on the date that suits you.
What does it cost me to sell to you?
Nothing. No commission, no closing costs, no document fees. We buy with our own capital and pay the closing costs ourselves.
Other situations we buy in
How to sell a mobile home parkWhat a mobile home park is worth
Sell a mobile home park
Find out what your 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.