When a park is marketed, institutional buyers and funds compete it up to a price that leaves little room.
For mobile home park investors
Buy mobile home parks from the founding owner, not the broker.
Many mobile home parks are still owned by the people who built them decades ago, and many will sell without ever listing. Spur helps you find those owners, reach them directly, and send a respectful letter that starts the conversation years before a broker gets involved.
Free forever plan · No card · 20 property searches a month
USPSFirst-Class
Earl CarterPine Hollow MHPLebanon, MO 65536Scan to request a confidential call
Earl C. requested a call · 1 hr ago
AI-written for this owner · Mailed in 2 days
Park ownersfound by property type and location
Long-heldand out-of-area owners prioritized
Lettersfor a multi-year owner relationship
The problem
Listed parks attract every institutional buyer.
Many parks are held by families, trusts, and small LLCs, with no public contact information.
Owners who built a park care about their residents and legacy. They sell to buyers they've come to know.
How it works
From list to mailbox in one workflow.
The same five steps every time, set up for mobile home park investors.
app.usespur.com
Plays for MHP Investors
Mobile home park plays you can run in Spur today
Founding ownersOut-of-area owners Estate and trust-owned parks RV parks and campgrounds Small parks under 30 spaces Land with multiple homes
Owners who've held their park for 25+ years.
Mobile home parkOwned 25+ yrs
See the full play →Owners managing a park from another state.
Mobile home parkOut-of-state
Parks held by heirs who may prefer a clean sale.
Trust or estateMobile home park
Adjacent asset class with similar owner profiles.
RV parkOwned 15+ yrs
Too small for institutional buyers; ideal for direct deals.
Mobile home parkLot size
Unofficial parks and rental clusters on single parcels.
Large lotAbsentee
See it in Spur
A park investor's owner list in Spur
Sample results for long-held mobile home parks in one region. Names are partly masked.
MissouriMobile home parkOwned 20+ yrsIndividual or family owner
- Earl C.Pine Hollow MHP · 42 spacesLebanon, MOOwned 41 yrs
- Hartley Family TrustShady Acres · 28 spacesMailing in Tulsa, OKTrustOwned 33 yrs
- R & J Properties LLCMeadowview · 65 spacesContact: Ron J.Owned 22 yrs
- Lois M.Riverside Court · 18 spacesOwner in Phoenix, AZOut-of-state
- Estate of D. BrownOak Lane MHP · 24 spacesMailing in SpringfieldEstate
AI draft for Earl C. · Pine Hollow MHP
Dear Mr. Carter,
I'm Ben with Heartland Communities. We own and operate a small number of manufactured housing communities in Missouri and Arkansas, and I'm writing about Pine Hollow, which records show you've owned since 1984.
If you ever think about selling, I'd welcome a private conversation. We buy parks directly from owners, keep long-time residents in place, and can structure the sale around your timeline, including seller financing if that's useful to you.
There's no rush. Scan the code or call me whenever it's convenient, now or years from now.
Ben Larson · Heartland Communities · (417) 555-0142
Sample data for illustration. Your results depend on your market and filters.
Playbook
How to find mobile home parks for sale off-market
Mobile home parks are one of the few asset classes where many owners are still the original founders or their families. Those owners often prefer a private sale to someone they trust over a broker-run process, which makes direct outreach one of the best ways to buy a park at a fair price.
Start by finding parks in your target states using property type and location, then prioritize by ownership length, owner location, and ownership type. Founding owners, out-of-state owners, and estates or trusts are the groups most likely to consider a sale. Data coverage for park property types varies by county, so supplement with state licensing lists where available.
Write to the owner as a person. Name the park, acknowledge how long they've owned it, and explain how you'd treat residents and staff. Many founders care deeply about their community's future, and buyers known for raising lot rents sharply have a reputation that travels.
Expect a long cycle. Park acquisitions often come from the third, fifth, or tenth letter. A respectful quarterly cadence and fast, personal follow-up when an owner calls are what eventually turn into a contract. Do your due diligence on utilities, park-owned homes, and local regulations before you make a firm offer.
51×return on a year of Spur Team from a 2% acquisition fee on a $1.5M park
One park covers decades of outreach.
- Spur Team: $588/yr billed annually
- 200 owner letters on Team at $1.39 each = $278
- A 2% acquisition fee on a $1,500,000 park = $30,000, or 51× your subscription
Example math. Park values and fee structures vary widely. Run your own numbers →
One tool, not four
Spur vs. how most park investors find deals
What you needThe usual waySpur
Finding parksBroker listings and Google Maps✓ Built in
Owner contactCounty records and phone calls✓ Built in
OutreachOne-off letters typed by hand✓ Built in
MailingStamps and envelopes✓ Built in
Multi-year follow-upSpreadsheet reminders✓ Built in
FAQ
Questions from mobile home park investors
How do I find mobile home parks for sale off-market?
Find parks by property type and location, prioritize long-held and out-of-area owners, and mail respectful letters consistently. Many parks sell privately to buyers the owner already knows.
Does Spur have mobile home park property types?
Property records in many counties classify mobile home and RV parks. Coverage varies, so check your target counties on the free plan and supplement with state licensing lists.
What should my letter say?
Name the park, acknowledge their history with it, explain how you'd treat residents, and offer a private, no-pressure conversation.
Can I offer seller financing in my letters?
Yes. Many park owners value seller financing for income and tax reasons. Mention it as an option and work out terms with your attorney.
Does this work for RV parks and campgrounds?
Yes. The same approach works for RV parks, campgrounds, and other small, family-owned hospitality properties.
Keep exploring
Related roles and guides
Start in minutes. No card required.
The park you want to own is probably not for sale yet.
Find long-held park owners in your target states and send your first respectful letter today.
Find park owners — freeFree forever plan · No card · 20 property searches a month
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