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Sell a Mobile Home Park With Owner Financing — Is Seller Carry Right for You?
Owner financing, also called seller financing or owner carry, is common in small mobile home park sales because banks are often reluctant to lend on them. Instead of the buyer getting a loan, you act as the lender and are paid over time. It can work well, but it changes what you are really selling. Here is how it works, what to watch for, and how it compares with a cash sale to us.
- Cash or terms discussed
- Plain-English pros and cons
- Attorney and CPA review urged
- 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
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Seller financing a mobile home park
How owner financing works
In a seller-financed sale, the buyer pays you a down payment at closing and signs a promissory note for the rest. The note is secured by the park, usually through a mortgage or deed of trust, depending on your state, recorded against the property. The buyer makes payments to you, with interest, over an agreed term. Many notes have a balloon payment after a set number of years, when the buyer is expected to refinance or sell.
The details are all negotiable: down payment, interest rate, length, balloon, prepayment, and what happens if the buyer is late. Those details are where most of the risk sits.
Why sellers offer it, and the risks
Owner financing can widen the pool of buyers for a small or older park that a bank will not finance, and it can produce a higher headline price because the buyer is getting terms. Some sellers also like the steady monthly income, and the tax treatment of payments received over time may differ from a lump sum. Whether that helps you is a question for your CPA, not for us.
The risks are real. If the buyer stops paying, you may have to foreclose to get the park back, which takes time and legal cost and can return a park in worse condition than you sold it. You are also relying on the buyer to keep insurance, taxes and permits current. Have a real estate attorney draft or review the note and security documents and confirm what your state requires.
Cash, terms, or a mix
Dreamify Properties can buy for cash, and on some parks we will discuss terms if that is what you prefer. A cash sale means no ongoing exposure to a buyer’s performance: you are paid at closing and you are done. Read more about that on our page for owners seeking cash buyers for mobile home parks.
Whichever route you choose, understand what the park is worth first; see how much is my mobile home park worth?. If you are thinking about selling without a broker, see sell a mobile home park by owner, and if taxes are driving the decision, read selling a park and a 1031 exchange.
Before you agree to carry a note
Check the buyer: their experience running parks, their finances, and whether they plan to keep the park operating. Ask for a meaningful down payment. Make sure the note requires insurance naming you, tax payments and reporting. And remember that a park sold on terms is still partly yours until the note is paid. For the overall process, see how to sell a mobile home park and 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 |
|---|---|
| 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 14 reviews.
“John was very communicative & professional. He did what he said he would do!”
“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
Do you buy parks with seller financing?
We buy for cash and will discuss terms on some parks. Tell us what you prefer and we will be straight about what we can do.
What happens if a buyer stops paying my note?
You may have to foreclose to recover the park, which takes time and legal cost. Have an attorney draft the documents so your remedies are clear.
Is owner financing better for taxes?
It can change when gain is recognized, but it depends on your situation. Talk to your CPA.
How big should the down payment be?
That is a negotiation. A larger down payment gives the buyer more to lose and you more protection.
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.