They sit under many land-use codes, and small parks don't show up on broker lists or listing sites.
Investor play · Mobile home parks
Mobile home park owners, reached before the next buyer finds them.
Most mobile home parks are still owned by the families who built them, and many of those owners are ready to retire. Spur finds parks by land use and size, reaches the founder or their heirs, and mails a personal letter that respects what they built.
Free forever plan · No card · 20 property searches a month
USPSFirst-Class
Earl Dawson4900 County Rd 12Ocala, FL 34480Scan to talk privately
Earl D. scanned your letter · 1 day ago
AI-written for this owner · Mailed in 2 days
Parkland-use filter with lot size and owner
Founderand heir outreach, not tenant mail
Quarterlyfollow-up for long, trust-based sales
The problem
Park owners get calls every week. Few build trust.
Founders have seen buyers raise lot rents sharply after a sale. Anything that sounds corporate gets ignored.
Park owners often decide over many months. One mailer and a phone call won't hold their attention.
How it works
From list to mailbox in one workflow.
Five steps from a county map to a park owner who wants to talk.
app.usespur.com
See it in Spur
A mobile home park list in Spur
Sample parks in central Florida held 20+ years by individuals, families, or trusts. Names are partly masked.
Marion + Lake Counties, FLMobile home parkOwned 20+ yrsUnder 80 lots
- Earl D.Shady Pines MHP42 lots · owner in Ocala31 yrsFree and clear
- Lakeside Estates Trust1100 Lakeshore Dr64 lots · trustee in OrlandoTrustOwned 27 yrs
- Doris & Ray K.Oak Hollow Park28 lots · owners in Asheville, NCOut-of-stateWell + septic
- Heirs of B. LongSunrise MHC35 lots · heir in TampaEstateOwned 38 yrs
- Hal V.Cypress Bend18 lots · owner on-siteOwned 24 yrsPark-owned homes
AI draft for Earl D. · Shady Pines MHP
Dear Mr. Dawson,
I own and operate two manufactured home communities in central Florida, and I'm writing about Shady Pines. Over 31 years you've built something a lot of families call home.
If you've started to think about retirement or what happens to the park next, I'd like to be considered. I'm a small, local operator, not a fund. I keep lot rent increases modest and predictable, I invest in roads and water lines, and I'm happy to keep your manager on. I can also discuss seller financing or a closing date that fits your plans.
There's no hurry. Scan the code to set up a private conversation, or call me whenever suits you.
Rachel Moreno · (352) 555-0118
Sample data for illustration. Your results depend on your market and filters.
Playbook
How to buy a mobile home park directly from the owner
Mobile home parks, also called manufactured home communities, are one of the most fragmented real estate asset classes. A large share are still owned by the individuals or families who built them, often decades ago. Many of those owners are now near retirement and have no succession plan, which makes direct outreach one of the best ways to find a park.
Finding parks takes more than one search. Counties classify them under different land-use codes, and small parks may be recorded as residential acreage with several homes. Search the park land-use codes in your counties, then add parcels you've spotted on satellite maps. Filter for long ownership, individual or trust owners, and parks under 100 lots, which are usually too small for institutional buyers.
Before you write, know what matters in a park deal: lot count and occupancy, whether residents own their homes or the park does, city water and sewer versus well and septic, the condition of roads and utility lines, and how lot rent compares with the local market. Your letter doesn't need to cover all of this, but your follow-up call should.
Write to park owners as one operator to another. Founders care about their residents and their reputation, and many have seen buyers raise rents sharply after a sale. Saying clearly how you'd run the park, how you'd treat residents, and whether you'd keep their manager often matters more than price. Offering seller financing can also help owners spread out their tax bill.
Expect a long cycle. Plan for quarterly letters over two or more years, keep notes on every conversation, and check state rules: several states give residents notice or purchase rights when a park is sold.
Many park owners also hold homes inside the park or own the land under nearby parcels. Ask about everything they own when you talk, because a park purchase often comes with park-owned homes, adjoining acreage, or a second small park that never appeared in your search.
51×return on a year of Spur Team from one $30,000 deal
One park can change your portfolio.
- Spur Team: $588/yr billed annually
- 150 park owners × 4 letters = 600 at $1.39 = $834
- One $30,000 assignment fee or first-year cash flow = 51× your subscription
Example math. Park values and cash flow vary widely by market, size, and occupancy. Run your own numbers →
One tool, not four
Spur vs. the usual park-hunting workflow
What you needThe usual waySpur
Park parcels by land use and sizeCounty GIS and satellite maps by hand✓ Built in
Founder and heir contact infoSeparate skip tracing✓ Built in
Personal, operator-to-owner letterGeneric investor template✓ Built in
Delivery trackingGuessing when mail arrived✓ Built in
Multi-year notes per parkSpreadsheets and sticky notes✓ Built in
FAQ
Mobile home park questions
How do I find mobile home parks for sale that aren't listed?
Search mobile home park land-use codes in your target counties, add parks you find on satellite maps, and mail the owners directly. Most small parks never reach a listing site.
Who usually owns mobile home parks?
Many are owned by individuals, families, or trusts, often the people who built them. Institutional owners hold a growing share of larger parks, but small parks are still mostly mom-and-pop.
What should a letter to a park owner say?
Name the park, recognize how long they've run it, explain how you'd operate it and treat residents, and offer a private conversation. Seller financing and flexible timing are worth mentioning.
Do residents have rights when a park is sold?
In some states, yes. Several states require notice to residents or give them a chance to buy the park. Check your state's rules before you make an offer.
How long does it take to buy a park through direct mail?
Often a year or more. Plan for quarterly letters and keep notes on every conversation, because owners frequently reach out after several touches.
Keep exploring
Related plays and guides
Start in minutes. No card required.
Be the buyer the founder trusts with the park.
Find the long-held parks in your counties, reach the owners, and send your first letter today.
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