Manufactured Housing Investments
RV Parks & Mixed MHP/RV Communities in Florida
Snowbird and transient RV site operations
Florida RV parks — both standalone and combined with MHP communities — serve the massive snowbird RV market plus destination and transient RV travelers. Cash flow combines stable monthly-pad rents from long-term residents with higher-velocity nightly and weekly rates from transient guests. A natural value-add play combined with mobile home park operations.
Typical Deal Size
$2M – $60M+
50-pad parks to 500+ pad institutional communities
Common Cap Rate
5.5% – 7.5%
Top-tier age-restricted tightest
Tenant Stickiness
95%+ retention
Highest in CRE — moving a home is expensive
RV Park Property Formats
Age-Restricted / 55+
Snowbird and retiree communities with amenities. Florida's premier MHP format.
All-Age Park
Family-friendly parks open to all residents. Moderate operational variance.
Family Park
Lower-income family communities. Higher operating variance and tenant turnover.
RV Park (Nested)
Snowbird RV and transient RV site mix. Often combined with MHP operations.
RV Park Investing: Pros & Cons
Mobile home parks are the least-glamorous CRE asset class — and often the most profitable. Here's why experienced investors are flocking to the category.
Why Buy
Stickiest Tenancy in CRE
The landlord doesn't own the homes — residents do. Moving a home costs $5,000+, creating extraordinary retention.
Low Operating Costs
Parks are mostly land with minimal infrastructure. Operating expense ratios run 30–40% of EGI.
Inflation-Indexed Rents
Month-to-month or annual lease structures allow continuous rent adjustments with inflation.
Affordable Housing Tailwind
Florida housing affordability gap drives demand for the lowest-cost housing option.
Limited Supply
New MHP development is essentially impossible in Florida due to zoning restrictions — existing parks are an appreciating resource.
Value-Add Upside
Many mom-and-pop parks have below-market rents and under-metered utilities — clear path to NOI growth.
What to Watch
Stigma / Reputation Risk
MHPs carry social stigma and occasional political/media scrutiny. Thick skin required.
Utility Infrastructure
Older parks often have aging water/sewer/electrical infrastructure requiring significant CapEx.
Rent Increase Politics
Aggressive rent increases sometimes draw political attention and tenant organizing.
Mobile Home Aging
Older parks with pre-1976 (HUD code) homes may face resident-home replacement pressure over time.
Who RV Park Is Best Suited For
Institutional Sponsors
Core / Core-Plus
Platform operators like Sun Communities, Equity LifeStyle Properties, and RHP building scale.
Why It Fits
Public REITs and large private sponsors dominate the institutional tier.
Mom-and-Pop Buyers
Owner-Operators
Small operators buying individual parks as active-management businesses.
Why It Fits
Best entry-point for cash-flow-focused investors with operating appetite.
Value-Add Sponsors
Force Appreciation
Sponsors buying under-rented, under-metered parks and executing submetering + rent push.
Why It Fits
Classic value-add with clear playbook and proven returns.
1031 Exchange Buyers
Fast Close
Exchange buyers seeking stabilized replacement product.
Why It Fits
MHPs are clean 1031 replacements with scale options.
Key RV Park Underwriting Metrics
Pad Rent
$300 – $650/month typical for Florida parks
Economic Occupancy
90%+ for stabilized age-restricted product
Utility Recovery
Target 90%+ submetered recovery of water, sewer, and trash
Infrastructure Age
Confirm water, sewer, electric infrastructure age and condition
Home Ownership %
Park-owned vs tenant-owned home ratio — more tenant-owned is better
CapEx Reserve
$100–$300 per pad per year minimum
Browse Active Listings
RV Park Deals on Major CRE Marketplaces
Want to see public MHP listings? These marketplaces aggregate Florida manufactured housing communities.
Crexi
Tech-forward CRE marketplace
Growing inventory of Florida MHP listings.
LoopNet
Largest CRE listings network
The biggest pool of MHP listings in Florida.
MHVillage
MHP specialist marketplace
Specialty manufactured home community listings.
Frequently Asked Questions
RV Park Investor FAQ
Why have mobile home parks become so popular with investors?
MHPs combine the lowest tenant turnover in CRE, low operating costs, inflation-protected rents, and limited new supply (new MHP development is nearly impossible due to zoning). The result is exceptionally stable NOI growth over time — among the best risk-adjusted returns in CRE.
Do I own the homes in a mobile home park investment?
Typically no. In most well-run parks, residents own their homes and rent only the lot/pad from the park owner. This creates stickier tenancy (moving a home is expensive) and much lower landlord CapEx. Some parks also have park-owned homes (POH) that are rented out — these add operational complexity.
What's an age-restricted park?
Age-restricted (55+) communities legally require at least one resident per home to be 55 years or older. They tend to be more amenity-rich (clubhouses, pools, pickleball), have higher rents, lower operating variance, and trade at tighter cap rates than all-age parks.
Is This You?
Quick Fit Check
You want the stickiest tenancy profile in commercial real estate.
You're comfortable with the operational demands of community management.
You can execute on submetering and utility recovery upgrades.
You want exposure to Florida's retiree and snowbird demographics.
You understand the political and reputational dynamics of MHP investing.
See Available RV Parks
Tell us about your mobile home park criteria and we will send you current Florida opportunities.