Resource center

Texas Mobile Home Park Seller Resources

Everything we know about valuing, preparing and selling a Texas mobile home park — written for owners, not for investors.

Core guides

Start With These

How Much Is a Texas Mobile Home Park Worth?

NOI, cap rates, occupancy, lot rents, utilities and the factors that move value.

How to Sell a Mobile Home Park in Texas

Direct sale, broker, FSBO, seller financing, 1031 and keeping — compared honestly.

Due Diligence Checklist for Sellers

Financials, utilities, homes, title, zoning and operations — everything a buyer examines.

How the Selling Process Works

Every stage from first conversation to closing, and what's asked of you at each one.

Why Mobile Home Park Owners Sell

Common motivations, plus when keeping the property is the better decision.

Seller FAQ

Valuation, timing, documents, residents, confidentiality, taxes and fees.

By situation

Specific Ownership Situations

Inherited a Mobile Home Park

What heirs need to think through: title, taxes, tenants, condition and whether to operate or sell.

Selling a Problem Park

Low occupancy, failing utilities, delinquency and code issues — how those properties are evaluated.

The Complete Texas Seller Guide

Whether to sell, your options, the process, costs, preparation and mistakes to avoid.

Glossary

Mobile Home Park Terms in Plain Language

The vocabulary buyers use, translated.

Net operating income (NOI): Income after operating expenses but before debt service, depreciation and income taxes. The foundation of park value.
Capitalization rate: The rate used to convert NOI into value. Value = NOI ÷ cap rate. Lower cap rate, higher value.
Physical occupancy: Occupied lots divided by total lots.
Economic occupancy: Rent actually collected divided by rent that could be collected at full occupancy.
Lot rent: The monthly rent charged for the site, separate from any home rent.
Park-owned home (POH): A home the park owns and rents out. Generates more income but also more expense and turnover.
Tenant-owned home (TOH): A home owned by the resident, who rents only the lot. Generally lower expense and more stable.
Master metered: The park receives one utility bill and allocates or absorbs the cost, rather than each resident being billed directly.
Utility billback: Charging residents for their share of water, sewer or trash. Directly improves net income and reduces expense volatility.
Legal nonconforming use: A property that predates current zoning and is allowed to continue, though it could not be built today.
Package treatment plant: An on-site wastewater treatment facility. Requires permits, monitoring and a licensed operator.
Deferred maintenance: Repairs postponed rather than performed. Buyers price it at their replacement cost, not yours.
Expense ratio: Operating expenses as a percentage of gross income. Varies widely with utility arrangement and home mix.
Rent roll: A lot-by-lot listing of occupancy, rent charged and balances owed.
Seller financing: The seller carries part of the purchase price as a note instead of receiving all cash at closing.
1031 exchange: A tax-deferred exchange into replacement property. Must be structured before closing.

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