Question 1

How is my park's value calculated?

Accepted Answer

Net operating income divided by a capitalization rate that reflects the property's risk — occupancy, collections, utilities, home mix, records quality and market. Land value can override this in markets where a higher use exists.

Question 2

Do you use a price per lot?

Accepted Answer

Only as a sanity check. Price per lot ignores rent levels, expenses and infrastructure, which are exactly the things that determine value.

Question 3

Will you tell me how you arrived at a number?

Accepted Answer

Yes. If we present an offer, we explain the income we underwrote, the expenses we assumed and the capital items we accounted for.

Question 4

How quickly can you respond?

Accepted Answer

Usually within one business day, with a preliminary read within a few days of receiving enough information.

Question 5

How long does closing take?

Accepted Answer

It depends on property complexity, title, utility permitting and structure. We give a realistic timeline once we understand the specifics.

Question 6

What if I'm not ready to sell for a year or two?

Accepted Answer

That's a good time to have the conversation. Knowing your value and what a buyer will scrutinize gives you time to improve both.

Question 7

What do I need to send to start?

Accepted Answer

Location, approximate lot count, rough occupancy and what you charge. Nothing formal.

Question 8

What if my records are incomplete?

Accepted Answer

Very common. We work with what exists. Incomplete records may affect price, but they do not disqualify a property.

Question 9

Should I disclose problems?

Accepted Answer

Yes, early. Buyers find problems in diligence, and late discoveries cause price reductions and dead deals far more often than early disclosure does.

Question 10

Will my residents be displaced?

Accepted Answer

No. The community keeps operating and existing leases carry over. A buyer's return depends on keeping lots occupied.

Question 11

Do I need to tell residents I'm considering selling?

Accepted Answer

Not while you're exploring. Notification typically happens after closing, when payment instructions change.

Question 12

What happens to my on-site manager?

Accepted Answer

That varies and is worth discussing. Continuity is often valuable to a buyer.

Question 13

Is my inquiry confidential?

Accepted Answer

Yes. We don't sell or share your information, and we don't publicly market properties owners bring to us.

Question 14

Are there fees to sell directly?

Accepted Answer

No listing commission. Normal transaction costs such as title, closing fees and prorations still apply.

Question 15

What about capital gains?

Accepted Answer

A sale can trigger capital gains and depreciation recapture. Plan with your CPA before signing a contract, not after — options like a 1031 exchange must be set up in advance.

Question 16

Can I sell with existing debt in place?

Accepted Answer

Yes. Debt is typically paid off at closing, or occasionally assumed if the loan permits and the terms are attractive.

Question 17

Are you a broker?

Accepted Answer

No. We are a direct buyer. We do not list properties and we do not resell your inquiry as a lead.

Question 18

Do you buy every park you look at?

Accepted Answer

No. We tell owners plainly when a property isn't a fit rather than leaving them waiting.

Question 19

Can I talk to other buyers too?

Accepted Answer

Of course. We're comfortable being one of several parties you speak with.

Mobile Home Park Seller FAQ

Valuation

Process and timing

Documents and disclosure

Residents, staff and confidentiality

Money and taxes

Working with us

Thinking About Selling Your Texas Mobile Home Park?