Why 71% of Mobile Home Parks in the US Are Small — And Why Most Investors Ignore Them

Walk into any MHP investing forum or conference and the conversation gravitates toward the same deals — 100 lots, professional management, agency financing. The gurus underwrite them on YouTube. The brokers push them in their pitch decks. Everyone knows what a good large park looks like.

What almost nobody talks about is the 71% of parks that don’t fit that description.

The Numbers Nobody Talks About

Of the 56,000+ mobile home parks in our nationwide database, 39,899 are small parks — under 50 lots. That’s not a niche segment. That’s the majority of the entire asset class.

In states like West Virginia, Tennessee, and North Carolina, small parks account for 85-88% of all parks. In New York — a state nobody associates with mobile home parks — 80% of the state’s 1,684 parks are under 50 lots.

These aren’t obscure markets. They’re everywhere. And most of them have never been approached by an investor.

Why Investors Chase the Big Parks

The institutional playbook makes sense at scale. A 200-lot park justifies a full-time manager, professional infrastructure, and the overhead that comes with it. The economics work cleanly and the financing options are well-established.

Small parks don’t fit that playbook neatly, so most investors skip them entirely. The result is a massive segment of the market that trades at lower multiples, attracts less competition, and is largely owned by operators who have never had a serious conversation with a buyer.

What Small Parks Actually Look Like

A 20 to 40 lot park owned by a family for 30 years. Lot rents below market. Deferred maintenance but stable occupancy. An owner who is 65 or 70 years old and hasn’t thought seriously about an exit strategy.

That’s the profile. It’s not glamorous. But it’s consistent, it’s repeatable, and it’s available in nearly every market in the country.

The Real Opportunity

The investors who are quietly building small park portfolios aren’t showing up at conferences or posting on forums. They’re making calls, building relationships with owners, and acquiring parks that never hit the open market.

The data advantage matters here. If you know every small park in a county — not just the ones listed on LoopNet — you can systematically work through a market in a way that most investors can’t.

That’s what MHP Club is built for.

MHP Club tracks 56,000+ mobile home parks nationwide including small parks under 50 lots. Members receive monthly state data drops with full location and contact data. Join MHP Club for access.