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Sell a Small Mobile Home Park — Mom-and-Pop Parks Welcome
Small parks are where we spend most of our time. A mom-and-pop park of five, ten or fifteen lots, often on a few acres behind the owner’s house or along a county road, is too small for most institutional buyers and too unusual for most banks. That leaves a lot of owners unsure who would even buy it. We would, and this page explains how.
- Parks of 5 lots and up
- Family-run parks welcome
- Extra acreage counts
- 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 small mobile home park
Why small parks are hard to sell
Large park buyers want scale. Many will not look at a park under a certain number of lots, because their cost to underwrite and manage it is about the same as for a much bigger park. Lenders feel the same way: a small loan on a small rural park with private septic and a few park-owned homes is not what most banks want to make. So small parks often sit, or sell to a neighbor at whatever price the neighbor offers.
None of that means a small park has no value. It means you need a buyer who looks at small parks on purpose and does not need a bank.
What we look at in a small park
The basics are the same as any park: the rent roll, who owns the homes, what you collect and what you spend. On small parks, the land often matters more. A ten-lot park on eight acres with road frontage is a different property from ten lots on one acre. We research the parcel ourselves: acreage, flood mapping, zoning, and whether more pads would be allowed.
Small parks also tend to have simple records, and that is fine. A handwritten rent list and bank statements are enough to get started. If your residents own their homes, see sell a park with tenant-owned homes; if several lots are empty, see sell a park with low occupancy.
Family parks, homes on site and other wrinkles
Many small parks share a parcel with the owner’s own house, a shop, or family land. We can buy the whole parcel, or talk about what would need to happen to split it off; splitting a parcel involves the county and sometimes a survey, so it adds time. Ask your attorney how it would work in your county.
Small parks are also often on well and septic. That is normal, and our page on how to sell a park on septic or well explains how we price it. If you are thinking of handling the sale yourself, see sell a mobile home park by owner.
Next steps
Read how much is my mobile home park worth? to understand how buyers calculate value, or we buy mobile home parks for who we are. State-specific notes are on our pages for North Carolina, South Carolina, Tennessee, Georgia, Florida, Alabama. 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.
“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.”
“John was very communicative & professional. He did what he said he would do!”
Questions we get asked
What is the smallest park you will buy?
We look at parks of a few lots and up. Call even if yours is very small.
My house is on the same parcel as the park. Can I keep it?
Possibly, if the parcel can be split. That depends on county rules and adds time. We can also buy the whole parcel.
I only have handwritten records. Is that enough?
Yes. A handwritten rent list and bank statements are enough to get started.
Will a small park get a fair offer?
We explain exactly how we arrived at our number so you can compare it with any other offer.
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.
Other situations we buy in
Sell a mobile home parkSell a park on septic or well
Sell a mobile home park in South Carolina
Sell a park with tenant-owned homes
Sell a park with low occupancy
Sell a mobile home park by owner
Sell an RV park
Where we buy
Sell land in North CarolinaSell land in South Carolina
Sell land in Virginia
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.