Home › Sell Your Mobile Home Park
Sell Your Mobile Home Park — Direct, Without a Broker Listing
Most mobile home park owners we speak to are not running a marketed sale. They have ten to sixty lots, a rent roll they keep themselves, a water bill that has crept up every year, and a tenant base they have known for a decade. A brokered listing means an offering memorandum, buyer tours and months of tyre-kickers. This page explains how we underwrite a park directly and what we need from you to put a number in writing.
- Small parks welcome — 5 lots upward
- Park-owned homes are fine
- Deferred maintenance is priced, not a dealbreaker
- We are the buyer, not a broker
- No commission and no fees
- We pay all closing costs
- Written 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
Selling a mobile home park
What we look at first, and why it is not the cap rate
Every park conversation starts with the rent roll, not a cap rate. We want to see the lot count, how many lots are actually occupied and paying, what the lot rent is, and when it last went up. A park with forty lots where twenty-eight pay on time is a completely different asset to a park with forty lots where thirty-eight pay, and no headline cap rate tells you which one you own.
The second thing is the split between tenant-owned homes and park-owned homes. Tenant-owned homes mean you are effectively a land-lease business: you collect lot rent and the tenant maintains their own roof. Park-owned homes mean you are a landlord of ageing housing stock, with repair calls, turnover cost and, in some states, licensing obligations attached. Both are buyable. They are simply valued differently, and an owner who has quietly become a home repair business is usually carrying more expense than the rent roll suggests.
Third is utilities, which is where most small parks lose money without noticing. If water and sewer are master-metered and included in rent, the park absorbs every leak and every long shower. Submetering, where state and local rules allow it, changes the expense line materially. We ask whether the park is on city water and sewer, on well and septic, or some combination, and whether there are known line failures. We would rather know about a broken lateral up front than find it in diligence and reprice.
Fourth is the ground itself, which is the part we are unusually comfortable with because land is our core business. Lot layout, unused acreage at the back, flood mapping, road frontage and whether the parcel could support additional pads all affect the number. Plenty of small parks sit on more dirt than the pads use.
The reasons parks actually get sold
The most common one is not a bad park, it is a tired owner. Someone bought or inherited a park, managed it themselves for fifteen years, and is now handling 2am calls about water pressure while trying to retire. Self-management works right up until it does not, and third-party management on a small park often eats most of the margin it is supposed to protect.
The second is a capital wall. An ageing sewer system, an electrical service that no longer meets code, or a county that has started enforcing against a grandfathered condition can present a bill far larger than a year of net income. Owners in that position are frequently told by brokers to fix it first and sell later, which means borrowing against a property they have already decided to leave.
The third is inheritance and partnership. Parks are often held in an estate, an LLC with several members, or between siblings who disagree about whether to keep it. We deal with multi-owner and estate-held property constantly on the land side, and the mechanics are the same: everyone on the deed has to be identified, located and willing to sign, and that work is better started early.
Any of those three is a normal reason to sell and none of them requires you to dress the park up first. We are buying the asset as it stands.
What we will not pretend about
We are a principal land buyer expanding a buy box, not a national park syndicator with a hundred communities. The closed deals shown further down this page are land tracts, because that is what we publish and we are not going to invent a park track record to look bigger. What we bring is our own capital, in-house title and access diligence, and the willingness to price a small park that institutional buyers will not look at because it is under their minimum deal size.
We also will not quote you a cap rate on the phone before reading anything. Any buyer who does is either guessing or anchoring you. Our number comes after the rent roll, the utility picture and the parcel data, and it arrives in writing with the terms spelled out.
And if the park is worth more than we can pay — a well-run, fully occupied, submetered community in a strong market usually is — we will tell you to take it to a broker who specialises in that product. That is a better outcome for you than a wasted month with us.
What we need from you to make an offer
Rent roll
Lot count, occupied lots, current lot rent, and which tenants are behind. A spreadsheet or even a handwritten list is fine; we do not need audited statements.
Homes owned by the park
How many homes you own and rent out, roughly what age and condition, and whether any are vacant or uninhabitable.
Utilities
City or well water, city sewer or septic or lagoon, master-metered or submetered, who pays electric, and anything you know is failing.
Expenses you actually pay
Taxes, insurance, water and sewer, trash, mowing, any management fee, and typical repairs. Rough annual numbers beat precise guesses.
The parcel
Parcel number and county. We pull the mapping, acreage, flood zone and zoning ourselves at our cost — you do not need a survey or an appraisal.
Anything unresolved
Back taxes, liens, code enforcement letters, a pending rezoning, a tenant dispute. None of these stop a sale. Finding out about them late reprices it.
How a direct park sale 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 |
|---|---|
| 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 |
| 32.3 acres | Perquimans County, North Carolina |
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.
“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.”
“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.”
Questions we get asked
Do you buy mobile home parks, or only vacant land?
Both. Vacant land is our core business, and we buy mobile home parks and RV parks as well. We will also consider self-storage facilities case by case. If you are not sure whether your property fits, one call settles it.
How small a park will you buy?
We will look at parks from around five lots upward. Small parks are precisely where most buyers stop returning calls, because the deal size is below what a syndicator or fund will underwrite.
Will you buy a park with park-owned homes?
Yes. Park-owned homes are valued differently to tenant-owned homes because they bring repair and turnover cost with them, but they are not a reason for us to walk. Vacant or uninhabitable homes are priced as what they are rather than ignored.
What if the park has deferred maintenance or a failing sewer system?
Tell us early and it becomes a line in the price. Hide it and it becomes a renegotiation in diligence, which is worse for both of us. We buy properties that need work; that is most of what we buy on the land side too.
Do I need to raise rents or fill lots before selling?
No. If you were going to do that you would not be selling. We underwrite the park as it is today, not as a projection, and we do not ask you to spend money to improve our purchase.
What about my tenants?
Existing tenancies carry over with the property. We are not buying a park in order to empty it, and if we ever intended anything unusual we would say so in the offer rather than after closing.
How fast can this close?
You get a written offer within 24 hours of us having the rent roll and the parcel details. Closing depends on title and on how many owners are on the deed — a clean single-owner park can close in weeks, and an estate with several heirs takes longer because the paperwork genuinely is more involved.
Other situations we buy in
Sell an RV parkSell my land
Cash buyers for land
Where we buy
Sell land in North CarolinaSell land in South Carolina
Sell land in Virginia
Find out what your 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.