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Sell a Mobile Home Park by Owner — Selling Without a Broker
Plenty of mobile home parks change hands without a broker, especially small ones. Selling a park by owner saves the commission, but it puts the pricing, the marketing, the buyer vetting and the paperwork on you. This page covers what a for-sale-by-owner park sale involves, where owners get caught out, and how selling direct to a buyer like us compares.
- No commission
- No listing agreement
- Honest comparison with brokers
- 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.
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Selling a mobile home park by owner
What you take on when you sell by owner
A broker earns a commission by pricing the park, preparing a marketing package, finding and screening buyers, handling questions and keeping the deal on track to closing. Selling by owner, you do each of those yourself. That is very doable for an organized owner of a small park, but it is real work, and it usually happens while you are still running the park.
You will need a clean package: rent roll, twelve months of income and expenses, utility bills, tax bills, permits, and titles for any park-owned homes. The boxes below list what we ask for, and they match what most serious buyers want.
Pricing without a broker
The most common mistake in a by-owner sale is the price. Asking too much keeps buyers away; asking too little leaves money on the table. Buyers will value the park on its net operating income and a cap rate that reflects its risk, then adjust for repairs, homes and land. Our guide on how much is my mobile home park worth? explains the method. A commercial appraiser can give an independent opinion if you want one.
Do not rely on price per lot from a park in another county or a different market. Rent, occupancy, utilities and condition matter more than lot count.
Vetting buyers and closing
Ask every buyer how they will pay. A buyer who needs a loan for a small or older park may not get one, and you can lose months under contract. Ask for proof of funds or a lender letter, and keep the contingency period short. Be wary of anyone who wants to tie the park up with a long option and a small deposit, then resell your contract.
Use a title company or real estate attorney for the closing, and have an attorney review the contract. Some states have resident notice rules for park sales; confirm with your attorney what applies. State-specific notes are on our pages for North Carolina, South Carolina, Tennessee, Georgia, Florida, Alabama.
The direct-buyer alternative
Selling direct to Dreamify Properties is still a sale without a broker, but the buyer does the pricing research, uses its own capital and pays standard closing costs. You get an offer within 24 hours of sending the details. Read more on we buy mobile home parks, compare paying terms at sell a park with owner financing, and for speed, cash buyers for mobile home parks. The full process is in how to sell a mobile home park, and the overview is on our main mobile home park page.
What we need to make an offer
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 |
|---|---|
| 10.7 acres | Morgan County, Georgia |
| 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 |
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.
“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.”
“Dreamify made a fair offer on our property in Alabama… Over the past couple years I’ve had a hundred texts and phone calls from land companies wanting to buy — from low-balling to wanting to put you under contract for 6 months and walk away on the last day. Dreamify followed through on every part of the deal.”
Questions we get asked
Can I sell a mobile home park without a broker?
Yes. Many small parks sell by owner. Use a title company or attorney for the contract and closing.
How do I find buyers on my own?
Owners use commercial listing sites, word of mouth with other park owners, and direct buyers like us.
How do I know a buyer can close?
Ask for proof of funds or a lender letter, keep contingencies short, and require a meaningful deposit.
Do I need an attorney?
We recommend one to review the contract and any state-specific resident notice rules.
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.
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.