Mobile Home Park Financing: Loans, Lenders and What They Check

Mobile home park financing for a stable, well-occupied park usually comes from a Fannie Mae or Freddie Mac program, a bank or credit union, or a CMBS loan, while smaller or struggling parks rely more on banks and seller financing. SBA loans generally do not cover mobile home parks, so the facts to pin down first are occupancy, the number of park-owned homes and how the park gets its water and sewer, because those decide which lenders will quote.

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Last reviewed October 20, 2026. Parkvestor is not a lender, insurer or broker. This is general information, not financial, legal or insurance advice.

What mobile home parks cost on Parkvestor right now

These figures come from the mobile home parks listed for sale on our site, including mixed parks with both RV sites and home lots. Most are small enough that the agency programs' size rules, covered below, matter.

Active mobile home parks for sale

672

Median asking price

$1.1M

Median price per site (153 listings)

$52K

Asking price bands (643 listings with a price)

Under $1M293
$1M to $3M252
$3M to $5M56
Over $5M42

Most mobile home parks listed, by state

Data from 672 active listings on Parkvestor, updated October 20, 2026. Asking prices, not sale prices.

Mobile home park financing options

Mobile home park loans come from five main places. Which one fits depends mostly on the park's size and condition.

Fannie Mae manufactured housing community loans

Fannie Mae buys manufactured housing community (MHC) loans made by its approved lenders. These are long-term loans for stabilized parks, meaning parks that are well occupied with a steady rent history. Fannie Mae mobile home park financing has clear rules, which makes it easy to tell early whether a park qualifies.

Fits: Stabilized parks with 50 or more home sites
Loan-to-value: Up to 80%
Coverage: Debt service coverage of at least 1.25 times
Rental homes: Tenant-occupied homes may not exceed 35% of the homes; above 25% the borrower needs a plan and an affiliate to run home sales or rentals
Utilities and roads: Public utilities, or private wells, septic or sewage plants that are common in the market, owned by the borrower and in compliance; paved roads

Freddie Mac manufactured housing community loans

Freddie Mac runs a similar program through its own approved lenders. Its size floor is much lower, which makes it worth asking about for smaller parks.

Fits: Communities with five or more home sites; loans of $1 million or more
Loan-to-value: Up to 80% with a term of seven years or more; lower on shorter terms and full-term interest-only loans
Coverage: Debt service coverage of at least 1.25 times at the 80% level
Rental homes: The borrower, its affiliates and investors may own no more than 25% of the homes
Utilities and roads: Public water and sewer, or compliant private wells and waste systems; all roads and parking paved

CMBS loans

Commercial mortgage-backed securities (CMBS) loans are made by lenders who pool them and sell them to investors. They are typically used for larger parks, are usually non-recourse (the lender looks to the park, not you personally, if the loan fails) and carry fixed rates. The trade-off is strict servicing and expensive early payoff, through yield maintenance or defeasance. Read the prepayment terms before you sign.

Bank or credit union loans

Community banks and credit unions lend on smaller parks, parks below agency standards, and parks a buyer plans to improve. Terms vary by lender. Expect typically 20% to 35% down, a loan of 5 to 10 years with payments figured over 20 to 25 years, and a personal guarantee. A local lender that already knows the park can be the fastest route.

SBA loans: when they apply

Rarely. SBA's current rules (SOP 50 10 8.1) say mobile home parks are not eligible for 7(a) or 504 loans, because renting residential lots counts as a passive real estate business. The exception is a mixed park that earns more than half of its prior-year revenue from RV and other stays of 30 days or less: SBA treats that as an RV park. USDA's rural Business and Industry program draws the same line, excluding residential trailer parks while allowing campgrounds. If your park is mostly short-stay RV sites, see our RV park financing guide.

Seller financing

Seller financing is common in mobile home park sales, especially for small parks that banks and agencies pass on. The seller carries part or all of the price as a note, on terms you negotiate. It can also bridge a gap: a bank loan for most of the price and a seller note for part of the rest, if the bank allows a second loan behind it.

Park-owned homes and infrastructure: what changes a lender's answer

Two parks with the same rent roll can get very different loan offers. These are the reasons.

Park-owned homes. When the park owns and rents out homes, it is part landlord of houses, which brings repairs, turnover and more risk. Agency programs cap them: Freddie Mac at 25% of homes, Fannie Mae at 35%. Many banks discount the income from park-owned homes too. A park with a lot of them may need a bank or seller loan until homes are sold to residents.

Private water and sewer. A park on city water and sewer is simpler to finance. Wells, septic systems and small treatment plants are accepted by the agencies when they are common in the area and in compliance, but every lender will ask for permits, testing and the repair history. A failing septic field can stop a loan.

Roads and electrical. Both agencies expect paved roads. Lenders and inspectors also look at whether the electrical service to each lot is owned by the park or the utility, and its age.

Occupancy and rents. Lenders size the loan on the income the park collects today, not what it could collect. A park with many vacant lots or rents well below market is a value-add deal, and those are usually financed by banks, bridge lenders or sellers first, then refinanced.

What mobile home park lenders look at

The core test is debt service coverage: net operating income divided by the yearly loan payments. The agency programs require at least 1.25. Lenders will also check the rent roll against bank deposits, look at collections and turnover, compare rents with nearby parks, and ask about your experience owning or managing property.

Test a deal before you apply with our mobile home park calculator and cap rate calculator.

Mobile home park financing rates

Rates change, so we do not quote them. Agency and CMBS loans are usually fixed and priced as a spread over a Treasury yield of similar length. Bank loans may be fixed or variable, priced off an index such as the prime rate or SOFR plus a spread. The spread reflects the park's risk: occupancy, park-owned homes, utilities and your experience. When you compare offers, line up the index, the spread, fees, the term and the prepayment terms.

What lenders ask for

A current rent roll, lot by lot, with lease dates and rents
Two to three years of operating statements and the year to date
Bank statements or deposit records that match the rent roll
Park-owned homes: a list with age, condition and rent
Water and sewer: utility bills, or well and septic permits and test results
A site plan showing lots, roads and utility lines
The purchase agreement and any seller financing terms
Your personal financial statement, tax returns and real estate experience
A plan for vacant lots and park-owned homes, if you intend to change them
Insurance quotes, which the lender will need before closing

Frequently asked questions

Can I get an SBA loan for a mobile home park?

Generally no. SBA’s lending rules list mobile home parks as ineligible, along with apartment buildings, because SBA treats renting residential lots as a passive real estate business. The exception is a mixed park that earns more than half of its revenue from RV and other stays of 30 days or less, which SBA treats like an RV park.

What is the minimum park size for Fannie Mae mobile home park financing?

Fannie Mae’s guide requires at least 50 home sites for a manufactured housing community loan. Freddie Mac’s program accepts communities with five or more home sites, with a minimum loan of $1 million.

How much down payment do I need for a mobile home park loan?

For Fannie Mae and Freddie Mac loans, the maximum loan-to-value is 80%, so expect to put in at least 20% of the value. Banks and credit unions typically ask for 20% to 35%. Seller financing can reduce the cash you need if the main lender allows it.

Who are the main mobile home park lenders?

Lenders approved to make Fannie Mae and Freddie Mac loans, CMBS lenders for larger deals, community banks and credit unions, private bridge lenders, and sellers. Which ones will quote depends on the park’s size, occupancy, park-owned homes and utilities.

What are mobile home park financing rates?

We do not publish rate numbers because they change daily. Agency and CMBS loans are usually fixed and priced as a Treasury yield plus a spread. Bank loans may be fixed or variable, priced off an index such as prime or SOFR. Compare the spread, fees and prepayment terms, not just the rate.

Is trailer park financing different from mobile home park financing?

No. Trailer park is an older name for the same property. Lenders use the terms mobile home park, manufactured housing community (MHC) and land-lease community. What matters to a lender is the park itself, not what it is called.

Keep going

Last reviewed October 20, 2026. Parkvestor is not a lender, insurer or broker. This is general information, not financial, legal or insurance advice. Program rules, rates and limits change; check them with the lender, agency or program before you rely on them.