BreakThru Realty

For Owners

Sell Your Mobile Home Park or RV Park in Florida

A park is valued on its lot rent and its records. Have both ready before a buyer asks.

You own a mobile home park or an RV park, and investors have probably already written to you. Before you answer one of them, know what the park is worth to all of them. Park buyers price the lot rent, the utilities and the paperwork, and Florida law adds steps most commercial sales do not have.

Review Buyer Interest in My Commercial Property · (786) 914-1017

BreakThru Realty · Founder and Broker of Record: Tyson E. Sam, Florida License 3565210

Your first step: Commercial Property Value and Buyer Match Review

Start With a Commercial Property Value and Buyer Match Review

Investors and owner users price your building three ways: against the competition, against closed sales and on its income, and the investor who buys it may already be working with BreakThru Realty. The review shows you all three prices, where they meet, whether the property fits the acquisition requirements investors have given us, and the ways to sell that fit your timing and your tax position.

What you receive

  • A check of the property against the acquisition requirements investors have given us: location, asset type, budget, occupancy, income and return, with no investor named
  • A broker's opinion of value from closed sales, competing listings and, for an income property, the rent roll and the cap rates buyers are paying
  • The documents buyers and lenders will ask for, and which to prepare before listing
  • Disposition options: open market sale, confidential sale, sale leaseback or a 1031 exchange, with the tradeoffs
  • The buyer profile for your property type and how we would reach it
  • A written summary of the figures behind the opinion, with an estimate of your proceeds where the figures you share allow one

What happens next

  1. Tell us the address, the property type and how the building is occupied.
  2. A commercial agent pulls the closed sales and the competing listings, checks the investor requirements on file and prepares the review.
  3. We call within one business day to walk through it.
  4. You decide whether, when and how to sell.

Free and confidential. It is a broker's opinion of value, not an appraisal, and we never publish an estimate for a specific property. A potential investor match is a conversation, not an offer, and no investor learns about your property without your consent.

Review Buyer Interest in My Commercial Property · How commercial property is valued

What Buyers Pay For

A mobile home park, which investors call a manufactured housing community, is valued on its lot rent. Buyers count the occupied lots, the rent for each and the history of increases. They prefer residents who own their homes, because a homeowner pays lot rent and maintains the home. Park owned homes bring rent too, but they also bring repairs and turnover, so buyers often value that income lower or price the homes separately. Age restricted communities, the flood zone, the condition of the roads and the density all enter the price.

Utilities Decide More Than Owners Expect

City water and sewer are the simplest for a buyer to underwrite. Wells, septic systems and private treatment plants carry permits, testing and replacement costs that a buyer will price in. Who pays for water matters as well: a park that bills residents for their own use is worth more than one that absorbs the cost. Gather the utility bills, permits and inspection reports before listing.

Florida Rules That Shape the Sale

Chapter 723 of the Florida Statutes governs mobile home parks with ten or more lots: the lot rental agreements, the prospectus a park with 26 or more lots files with the state, and the 90 days of notice residents receive before a lot rent increase. It also gives the homeowners rights when a park is offered for sale, where they have formed an association under the statute and recorded its notice. Mobile home parks, RV parks and campgrounds also operate under a Department of Health permit, which does not transfer. The buyer applies for its own within 60 days of the transfer. An attorney who handles these rules should confirm the notices required before the park is marketed.

RV Parks and Mixed Parks

An RV park earns from monthly, seasonal and nightly stays, so buyers study occupancy month by month and the reservation records behind it. In Florida much of that income arrives in the winter season. A park with both permanent homes and RV sites is valued in two parts, and the records should separate them.

Marketing and the Sale

A broker first checks the park against the requirements buyers and operators working with BreakThru Realty have given us. If no buyer on file fits, the listing goes directly to park investors and operators, along with the MLS commercial listing, this site and cooperating brokers. Financials are released under a confidentiality agreement, and the timing of any notice to residents is set with your attorney. The plan follows your objective, a full price sale or a simple exit.

Related Pages

Questions you may be asking

Do you already have a buyer for my building?
We say so only after a specific investor has reviewed the property and confirmed interest. The review first checks your property against the acquisition requirements investors have given us and tells you, under confidentiality, whether anything fits. If nothing does, it sets out how we take the property to the wider market.
Can the sale be kept confidential?
Yes. Financials go only to buyers who sign a confidentiality agreement, tours are by appointment, and a tenant occupied building can be marketed without disturbing the tenants. The review sets out the options and the MLS rules that apply.
What does it cost to sell?
The commission is negotiable and agreed in writing in the listing agreement before anything is marketed. Other seller costs usually include title and closing charges and Florida documentary stamp tax on the deed; your closing agent confirms the figures.
I am thinking about a 1031 exchange.
Tell us before you sign anything: the exchange has to be set up before the sale closes. The review covers the timing, and your CPA and a qualified intermediary handle the tax side.
How long will it take?
Longer than a home. Pricing, marketing, a due diligence period that commonly runs 30 to 60 days and financing all take time. The commercial market pages show how long listings like yours have been on the market today.

Request a Broker Pricing Review

On this page you can tell us: the address, the number of lots and how many are occupied, lot rent and who owns the homes, water and sewer service, your timing.

Call or text (786) 914-1017 or email sales@breakthrurealty.com. A licensed BreakThru Realty agent follows up within one business day.

Your Next Commercial Buyer May Already Be Working With BreakThru Realty

Investors, owner users and business owners across Florida work with BreakThru Realty with defined requirements: the asset type, the size, the location, the price and the return they need. If you own commercial property, a broker can review it against those requirements before you list, and if no buyer on file fits, explain the marketing that reaches the rest of the market.

Before you list, a broker reviews what you own, the market around it and whether an existing buyer's requirements match. If none does, you see how we would position it to reach other qualified buyers.

Find Out If We Have Your Buyer · Discuss Selling With BreakThru Realty

A potential match is a conversation, not an offer, until the buyer sees your property and makes one. No buyer is named and nothing about your property or business is shared until you decide to proceed.

Frequently Asked Questions

How is a mobile home park valued?
On its net operating income from lot rent, divided by the cap rate buyers accept for comparable parks, then adjusted for utilities, park owned homes, vacancies and deferred repairs. A broker pricing review works the figure from your rent roll and statements.
Do residents have a right to buy the park?
It depends on how the sale begins. When the owner of a park covered by Chapter 723 offers it for sale to the public, the owner must notify the homeowners association, and the homeowners generally have 45 days to sign a contract at the same price and terms. When the owner receives an offer it did not seek, the owner must notify the association and consider any offer the homeowners make, but may still sell to someone else. The association must be properly formed and on record, and several kinds of transfer are exempt. Have an attorney confirm what applies before you answer an offer.
Should I sell the park owned homes before I sell the park?
Often it helps. Selling homes to the residents who live in them turns home rent into lot rent, which most buyers value more highly, and removes repairs from the park's costs. It takes time, so weigh it against your timing.

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