We Buy Small Mobile Home Parks in North Florida — 5 to 60 Lots

The parks nobody else will look at: private well, septic, park-owned homes, half the lots vacant. We own and operate this asset class ourselves, so we underwrite what's really there instead of walking away from it.

Serving Jacksonville + surrounding areas — Fernandina, Yulee, Orange Park, St. Augustine, Palatka, and nearby.

5–60 lots

Well & septic

Park-owned homes

Deferred maintenance

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Option 1: Net Cash Number (In Writing) As-is. We'll show what you'd actually pocket after typical costs and payoffs.

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Option 2: Higher-Price Terms (In Writing) Higher price than cash — put in writing and attorney-closed.

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Option 3: List vs. Sell "Truth Check" Comparison of listing net vs. selling as-is today.

Real Case — Attorney-Closed, 2024

A 78-year-old heir's mobile home had a trashed tenant, a shared well, and code restrictions that blocked a normal sale. We wrote a plan that protected her water, her living situation, and got her paid at closing.

See the redacted closing statement →

Get Your 3 Options

We reply fast: initial email review in 1–2 hours. No obligation.

What's the main situation?

Why Small Parks Sit on the Market

A 12-lot park is too small for the funds and too complicated for a retail buyer.

Too small for institutions

Under 60 lots, the funds won't call you back

Institutional buyers want 100+ lots, public utilities, and clean books. A 5-to-40-lot park in North Florida fails all three screens — not because it's a bad asset, but because it doesn't fit their model. That's exactly the size we buy.

Utilities

Private well and septic scare buyers off

A shared well, a package plant, or individual septics create liability most buyers won't underwrite. We already operate parks on private utilities and we price that risk instead of pretending it isn't there.

Park-owned homes

Nobody agrees what the homes are worth

Park-owned homes are a management business sitting on top of a land business, and they're the number most buyers argue about. We value the lots and the homes separately and show you both, so you can see where the price actually comes from.

What We Look At in a Small Park

The six numbers that set the offer. Have these and we can be specific fast.

1. Occupied lots vs. total lots

Not the same number, and this is where most seller pro formas break. We underwrite the lots actually paying today, then treat vacant lots as upside we pay for separately — not as income we pretend already exists.

2. Lot rent, and how far under market it is

Long-term owners are usually well under market. That's not a problem for us, it's the value. But it does mean the current income statement understates the park, so we'll walk you through both the current and stabilized number rather than quoting off one.

3. Tenant-owned vs. park-owned homes

Tenant-owned lots are pure land rent — the cleanest income there is. Park-owned homes carry repairs, turnover, and management. Mixed parks are normal. We just need the split.

4. Water, sewer, and who pays

Private well, package plant, city water, individual septic, or master-metered with a submeter rebill — each one changes the expense load and the regulatory exposure. This is the item that most often moves our number.

5. Roads, poles, and pads

Private road maintenance, direct-buried electrical, and unusable pads are real capital items. We'd rather find them at underwriting and price them honestly than discover them after a contract and re-trade you.

6. What's actually recorded

Open code cases, DEP or health-department correspondence, unpermitted additions, and any lot-rent lawsuits. Bring them to us up front. None of it kills a deal here. Surprises late in a deal do.

Cash Sale vs. Seller-Financed Park Sale

Two structures, two very different numbers and tax outcomes.

Cash

One closing, one check, done. Lower total price, no ongoing relationship with the park, and the entire gain lands in a single tax year. Right answer if you're exiting the business entirely and want it over with.

Seller financing

You carry the paper and we pay you monthly at a higher total price. You keep an income stream secured by an asset you already know, and the gain spreads out instead of landing all at once. Right answer if the park has been your income and losing that income is the real problem, not the park. Talk to your CPA about your specific situation — we're buyers, not tax advisors.

Either way, in writing

You get both structures side by side, in writing, before you decide anything. Every closing goes through a real estate attorney.

Most Investors Only Give One Option. We Give Three.

Because every situation is different. Sometimes you need speed, sometimes you need the most money.

Best for Speed

Net Cash Offer

A guaranteed cash price. We typically cover all standard closing costs. We buy as-is. You pick the closing date.

Closes in as little as 10–14 days
No repairs needed

Best for Max Value

Terms (Higher Price)

We pay you a higher purchase price in exchange for paying over time (monthly). Everything secured by attorneys.

Beats the "Cash" price
Monthly income potential

The Truth Check

Market Comparison

We calculate what you'd net if you listed with an agent (minus commissions/fees). If listing is better, we'll tell you.

Transparent math
No pressure guidance

Real Closings — Redacted HUD Proof

We Don't Just Promise Solutions. We Prove Them.

Each card shows a real situation we solved — with a redacted closing statement you can review. Look for "Due to Seller" on the HUD.

InheritanceTenantsCode Issue

"She feared losing her water."

Situation: Inherited mobile home. Tenant trashed it. Shared well + code restrictions blocked a normal sale.
What we did: Structured a plan that protected her living situation and water rights.
Result: Clean closing with net proceeds in hand — no panic decisions.

LandlordTenantsRepairs

"She wanted out — without hurting tenants."

Situation: Burned-out landlord. Repairs needed. Didn't want to displace tenants or manage contractors.
What we did: Presented cash and terms options. Committed to keep tenants in place short-term.
Result: Sold without showings, repairs, or tenant chaos.

Late PaymentsLienRepairs

"She was upside down and stuck."

Situation: Behind on payments. Code lien. Would've needed cash to close a traditional sale.
What we did: Took over the existing mortgage and covered closing costs — no out-of-pocket for her.
Result: She walked away without bringing a check to closing.

Mobile HomeSeller FinancingAs-Is

"They wanted full price, not a cash discount."

Situation: 1959 mobile home on its own land. Too old for any lender, which caps what a cash sale can pay.
What we did: Paid the full $100,000 price — $5,000 down and $95,000 carried by the seller at 0% interest.
Result: Full price instead of a cash discount, plus $500 a month secured by the property.

📁 Full redacted closing statements available on request. Three of these closed through a Florida real estate attorney; the seller-financed purchase closed directly between the two parties.

Straight Answers — No Runaround

We'll look at 5 lots. Under that it's usually a single-property deal rather than a park deal, and we'd handle it on the mobile home side.

Yes. We value the lots and the homes separately so you can see exactly where the price comes from. A park that's all park-owned homes is a management business, and we price it as one.

We buy those. Private utilities are the main reason small North Florida parks don't sell, and it's an operating problem we already have. Expect us to ask for permits, test history, and any health-department correspondence.

Yes. Occupied lots are the income — emptying a park destroys the thing we're buying. We're long-term owners, not flippers looking to clear the land.

No. A rent roll, the last twelve months of bank deposits, and your tax bill are enough to give you a real number. Most small park owners don't have polished books and we don't expect them.

North Florida broadly — Duval, Clay, Nassau, St. Johns, Putnam, Baker, Columbia, and the surrounding rural counties.