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Sell a Mobile Home Park With Tenant-Owned Homes — Lot Rent Only Parks
A park where the residents own their homes and pay you only lot rent is the simplest kind of park to own and, for most buyers, the easiest kind to understand. If that describes your park, or most of it, this page explains how we look at tenant-owned homes, what changes at the sale, and what stays exactly the same for your residents.
- Lot-rent-only parks welcome
- Mixed tenant- and park-owned parks too
- Residents keep their homes
- 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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Written offer within 24 hours. No fee, no obligation, and we pay the closing costs.
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Selling a lot-rent-only park
Why tenant-owned homes matter to a buyer
When residents own their homes, the park is in the business of renting ground. You collect lot rent, maintain roads, common utilities and the grounds, and the resident looks after the home itself: the roof, the skirting, the water heater, the furnace. Buyers like that division of responsibility because it keeps the expense line short and predictable, and it means turnover usually happens by a resident selling their home to the next resident rather than the park finding a new renter.
That is why the share of homes owned by residents is one of the first questions any park buyer asks. It does not mean a park with park-owned homes is a bad park. It means the two kinds of income are valued differently. If some of your homes are park-owned, see our page on how to sell a park with park-owned homes; most parks we talk to are a mix.
What we look at in a lot-rent-only park
We start with the rent roll: every lot, who lives there, the lot rent, whether the resident is current, and how long they have been there. Long-tenured residents who own their homes are a sign of a stable park. We then look at what lot rent includes. Some parks include water, sewer or trash in the lot rent; others bill it back. Neither is wrong, but it changes the expense picture.
We also ask about the leases or rental agreements. Some parks have written annual leases, some are month to month, some have nothing written at all. Older homes that residents own sometimes carry their own issues, such as homes that would be hard to move or are past their useful life, and we factor that into how we think about the long term. Finally we look at the ground: acreage, flood mapping, zoning and whether there is room for more pads.
What changes for residents when you sell
For residents in a lot-rent-only park, a sale to us is mostly a change of who receives the rent check. They own their homes before the sale and they own them after it. Existing leases generally carry over to the new owner, and we buy parks to keep operating them as parks. We do not ask you to raise rents, remove residents or change the rules before closing.
Some states give residents of manufactured home communities specific notice rights when a park is sold or put up for sale, and some have rules about how and when lot rent can be raised. Florida’s Chapter 723 is the best known example. Those rules vary by state and can change, so confirm with your attorney what applies before you sign. State-specific notes are on our pages for North Carolina, South Carolina, Tennessee, Georgia, Florida, Alabama.
Related situations
If some homes in the park have been left empty by residents who moved away, read how to sell a park with abandoned homes. If your park is small, see sell a small mobile home park, and if you want to understand how buyers arrive at a number, read how much is my mobile home park worth?. The overview of how we buy parks 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 |
|---|---|
| 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 |
| 5.05 acres | Dawson 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 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
Do the residents need to sign anything when I sell?
Generally no. Residents own their homes and keep them. Their leases carry over to the new owner. Some states require notice to residents in certain situations, so confirm with your attorney.
Will you raise lot rent after you buy?
We do not make promises we cannot see the park to make, and we will not misstate it. Any rent changes follow the leases and your state’s rules. We do not require you to raise rent before selling.
My park is mostly tenant-owned with a few park-owned homes. Is that a problem?
No. That is very common. We value the lot rent and the park-owned homes separately and explain both.
We have no written leases. Can I still sell?
Yes. Many small parks run on verbal or month-to-month arrangements. Tell us how each lot is handled.
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.