Mobile Home Lot Rent | What Are Reasonable Rates And Fees? (2023)

Maybe you’re already convinced that moving into a mobile home is the right choice for you. You know you get a lot more bang for your buck regarding price, space, and ownership.You’re also aware that by far, most mobile home owners live inside mobile home parks. The convenience of living in a community where you feel like you belong and that will meet your needs as a mobile home owner is too much to ignore.You might be wondering then, what will mobile home lot rent cost you in one of these parks? And what is a reasonable amount?

Frustrated With Lot Rent? We Buy Mobile Homes In Parks. Get An Offer!

Of course, to answer this question truthfully and in a way that you can decide what’s best for you, we have to talk about what lot rent covers. What might seem like a deal may not seem so attractive if you find out you can get more somewhere else for only a slightly higher price.The average lot rent can also vary wildly from state to state. Some can cost more than double compared to others so we will look at that too.

What is mobile home lot rent?

To put it simply, mobile home lot rent is the amount you pay a mobile home park owner for a piece of land on which to place your mobile home for a specified period of time. It works just like any other type of rent where there are eviction procedures, rules for the tenant to follow, and an agreed-upon term for which the renter can use the space.

What might be included in mobile home lot rent?

You should carefully read your lease agreement with the mobile home park to establish precisely what lot rent will cover. Remember, you don’t want to sign up for services that you could get for free. You also want to know what you’re getting for your money so you can accurately compare your options.

(Video) Does mobile home lot rents increase each year?

It’s completely dependent on the park what services they include in the lot rent and which services are optional and come at an extra cost.

The lot

Depending on your own tastes and circumstances, you might be happier the bigger your lot is. After all, one of the main attractions of a mobile home is the ability to live the American dream at a fraction of the price with your whole family. For many, this might include having a pet (if your park allows), a garden to tend, and some outdoor entertainment space where you can have a bbq and play football with the boys.

Some states and cities specify and enforce a minimum lot size for different homes. For larger homes such as double-wides and triple-wides, the average lot size is usually around 3600 sq. ft. with a minimum of 40 ft. dimensions.

Across the board, lot size for smaller lots and single-wides is between 960 and 2600 sq. ft. It’s imperative you know what size your home is so that you know how much space you have left. Also, remember to account for the individual dimensions in width and length.

Garbage pickup

Mobile Home Lot Rent | What Are Reasonable Rates And Fees? (2)

This one is almost a given. The only thing that might differ from park to park is how they bill you. Some may include the fees as part of your lot rental while others keep them separate. For convenience, it’s usually the former.

Municipalities usually have garbage pickups once a week. Ask your park owner what day that happens so you can take full advantage of it.


Just like garbage pickup, utilities fall under basic services that most mobile home parks should (and do) include in their lot rent. Again, they might bill this in different ways. These could have a more significant impact on you than garbage fees:

  • Divided equally: In this method, the mobile home park receives its utility bill in full and divides it up equally among the residents. This is probably the least preferred method as there is a lack of transparency and the more thrifty residents still need to cough up.
  • Divided per resident: Through this method, each home has its own water and electricity meters installed. When the park gets billed, it sends each home an invoice for their individual usage.
  • Flat rate: This one is rare,but you might encounter it. In this instance, mobile home parks charge a flat monthly rate for utilities. While it may be attractive because you have a fixed bill every month, it could also lead you to pay for more than you use.

In some parks, the owner or management has nothing to do with your bill at all. Each resident is charged and billed directly by the local municipality.

Gardening and upkeep

This one also largely depends on whether you own the mobile home or you are renting it along with the lot. Lease agreements should stipulate whether the park provides gardening services (included in the lot rent or at extra cost) as well as routine maintenance on the home if it’s owned by the park. Your lease agreement should also specify whether or not it covers problems with the home and whether this extends to the interior or exterior only.

(Video) Mobile home park residents see rent prices more than double in span of one month


Your imagination is the limit when it comes to the fees mobile home parks can charge. These mostly depend on the amenities the park offers, such as a pool, bbq area, public cooking area, etc.

Cable TV

This is a very common value-added service that most mobile home parks offer in one way or another. However, it’s also one of the services that you should treat with the most amount of skepticism. Although it might seem appealing to have cable TV, the package and channels are chosen by the park owners.

You should see whether thechannels are of any interest to you before getting too excited. There are many horror stories of park owners opting for apackage they have a personal interest in yet making it mandatory for everyone. This leaves many having to get a second cable TV package while also technically paying for it in their lot rent.

What about taxes?

“In this world, nothing can be said to be certain, except death and taxes.” – Benjamin Franklin.

Have truer or more practical words ever been spoken? As much as many of us dread the word and anything to do with it, there is simply no shaking the fact that you will almost certainly be paying taxes. No matter who you are, what you do, what you own, or how much you earn, the taxman is always knocking.

The same is true when it comes to mobile homes. Luckily, if you rent a lot, it means you don’t own it, so you don’t have to pay real estate tax on the property. This is the responsibility of the mobile home park owner. Most likely, they cover this cost with your lot rent. The only tax you might have to pay is a property tax on the mobile home itself which is different depending on your state. It’s usually around 1-2% and payable to your local DMV.

Mobile home lot rent across the United States

Mobile Home Lot Rent | What Are Reasonable Rates And Fees? (3)

Whenever you make a decision that involves money, it’s always important to be informed about the bigger picture so that you know whether what you are doing makes sense. To do this, we will look at average rental costs across the U.S. and compare that to the average lot rent.

Across the U.S., the average apartment rent hovers around $1,200 at the moment. Usually, this doesn’t even involve a particularly nice or spacious apartment in a good part of town. Of course, rent fluctuates greatly depending on the city. For example, you can get a very decent and modern flat with 800 sq. ft. of living space in Kansas for around $800, whereas the same kind of apartment in San Diego could cost you double that. San Francisco, the most expensive city in the U.S. right now, has an average rent of just below $4,000!!!

In sharp contrast, the average mobile home lot rent across the U.S. still hovers at a lowly $200-$300. If you also rent the home, or you are paying a mortgage on a mobile home you own, your total monthly costs should be around $700-$800.

(Video) 9 Cheap lot rents on the Treasure Coast! Florida Manufactured/Mobile Home Living.

State to state

Naturally, this varies wildly from state to state. California, as a higher-priced state, has lot rents between $500-$600. However, since mobile home prices are pretty standard because of national manufacturers, this same increase doesn’t necessarily extend to the home’s price.

This means that you could be renting a lot and paying off your mortgage in California for the same amount that you could rent an apartment in Kansas, a pretty astonishing fact.

Here are some of the states and their average mobile home lot rent. These figures come from current mobile home listings:

  • Florida: $400
  • California: $600
  • Kansas: $200
  • Nevada: $450
  • Pennsylvania: $330
  • Washington: $450
  • South Carolina: $200

Now, this may beg the question, why is a mobile home lot rent so “cheap”? There are a few possible answers:

  • The typical “mom and pop” owners that don’t have any professional working knowledge regarding housing markets haven’t increased their rent, leading to the price lagging slightly behind.
  • Many people are still wary of the stigma attached to living in mobile home parks. This halts demand slightly even in the current housing crisis.
  • Mobile homes themselves still cost far less than stick-built homes when bought new or used. This puts them in the category of affordable housing, and lot rent must follow suit.

Questions to ask before renting a mobile home lot:

What is the lot rent history and what are future projections?

From a financial perspective, this is crucial if you want to keep an eye on your future. Inflation might be the only other thing that is just as certain as death and taxes. Most lessees will feel its effect on a yearly basis.

Most will agree that a 10% increase in rent year on year is fair. However, some park owners might take advantage of their residents’ desperation and charge much more. You are therefore well within your rights to request the figures for the average lot rent over the last few years as well as projected future increases.

This way you can hold your park management accountable in the event of a baffling increase. Some mobile home park owners might try to prey on the fact that moving a mobile home is prohibitively expensive and raise their lot rents dramatically knowing that most tenants can’t afford the alternative.

What are the terms of your lease?

States tightly regulate what should be made plain in a lease agreement to protect mobile park owners and renters alike. Some of the things you should expect to find in any lease agreement are:

  • The length of the lease.
  • The rent amount.
  • When rent is due every month.
  • The security deposit amount and how it will be refunded.
  • The condition of your lot (and mobile home) at the time the lease is signed.
  • Any penalties for late rent payments.
  • The process of terminating a lease.
  • Potential rent increases and a general (or maximum) amount.

If you plan to rent the home as well as the lot, it shouldn’t be much different except that the rental of the homeisincluded in the monthly payment.

What does the future of the mobile home park look like?

Mobile Home Lot Rent | What Are Reasonable Rates And Fees? (4)

(Video) Mobile Home Education Series #1 What Is Lot Rent?

This one is very important. Mobile home parks have received some bad rep because of those that have shut up shop and order residents to evacuate within three months. This usually happens when a developer buys the park to put something else in its place.

You should find out whether the park has to get approval from the local properties to sell or change the purpose of the park grounds. It’s also a good idea to ask for the minimum notice period in an event like this.

What’s included in lot rent?

We already covered this thoroughly at the beginning of the article. You should always check which if any of theseyour lot rent covers and whether they are mandatory or optional.

What are your responsibilities as a tenant vs. those of the park owner?

This mostly comes down to things like the maintenance and upkeep of the lot and the mobile home itself. Obviously, the park has much less jurisdiction over the home if you are the owner, and much more if you rent it from them with the lot.

Usually, a lease agreement should specify who does the gardening, exterior, and interior maintenance, whether the home needs to maintain a certain standard or appearance, and who pays for what.

Now you’re ready to start looking!

We hope that this article has helped you understand mobile home lot rent and what you can expect to pay while getting what you and your family need and deserve.As you can see, mobile home lot rent depends on so many factors: location, amenities, the current market, conditions, etc., that it’s impossible to come up with a blanket answer for everyone. The best you can do is to inform yourself before you even start looking. Good luck!

About Dan Paton

Mobile Home Lot Rent | What Are Reasonable Rates And Fees? (5)Dan Paton has been working full-time in this field for over a decade. Both him and his partner, Dan Leighton, formed EZ Homes back in 2006 and have seen explosive growth ever since. Dan works heavily in the administrative role within the organization. He is a jack of all trades type of guy. Dan and his wife have 4 children.

View all posts by Dan Paton


Mobile Home Lot Rent | What Are Reasonable Rates And Fees? ›

According to some experts, the country's average mobile home lot rent is $380 per month. However, the rate varies depending on several factors and could start from as low as $100 and go to as high as $900. For your information, a larger organization usually presents standardized lot rents compared to small parks.

What is the average lot rent for a mobile home in Michigan? ›

In 2019, the average lot rent with trash pick-up bundled into it was $258 in Michigan, according to

How much can a mobile home park raise lot rent in Florida? ›

So, if the park owner increases the lot rent for a reason not disclosed in the prospectus and the homeowner agrees, there will be no issue. In Sarasota, Florida, mobile home park lot rent can increase by a maximum of 10% every year.

How much do most mobile homes cost? ›

New units average around $51,000. Used units go for anywhere between $10,000 and $25,000. Double-wide: A double-wide home is meant to be “double” the size of a single-wide home, but they actually vary widely in size. Some can get as big as 36 feet wide by 90 feet long.

How much can a mobile home park raise rent in Minnesota? ›

The park must give residents 60-days written notice of any rent increase. The park cannot increase the rent more than twice in 12 months. Also, a rent increase is not valid if its purpose is to pay civil or criminal penalties imposed on the park owner by a court or government agency.

How much can lot rent be raised in Michigan? ›

The Regulatory Agreements typically state that the current residents cannot receive a rent increase over 5%.

How much does it cost to move a single wide mobile home in Michigan? ›

To move a single-wide mobile home using the full-service moving service and the same distance of up to 60 miles will cost about $3,000-$5,000. Full-service moves include the disconnect, reconnect and transport services. To move a double-wide mobile home will cost $4,000-$10,000.

What is the average lot rent in a trailer park in Florida? ›

The state of Florida does not view mobile homes on leased land as real estate but, rather as personal property. The average lot rent as of the first of the year in Sarasota County Florida is just over $800 per month.

Do you pay property taxes on a mobile home in a park in Florida? ›

A mobile home will be: • Assessed and taxed as real property; • Subject to an annual license tax; or • Assessed and taxed as tangible personal property. The owner of a mobile home who permanently affixes his or her mobile home to land he or she owns must buy a RP (real property) decal. This is a one-time purchase.

How does lot rent work in Florida? ›

This simply means that the mobile home is purchased and a monthly lot rent is paid on the lot that the home is located on. Depending on the community, the lot rent may include garbage and recycling pick up weekly or in some instances twice weekly, use of the amenities, lawn care, sewer, and water.

Why are mortgage rates higher for mobile homes? ›

Many manufactured home purchases do not include the land they sit on. Thus, the asset is less secure for banks to lend against. Over 40% of manufactured homes are chattel loans – these contracts are designed for mobile homes and non-stationary property, and often have higher rates.

How much does a mobile home cost in Florida? ›

You'll quickly see why the purchase of a mobile home is a great option for any homebuyer. The average cost of a manufactured home in Ocala is $70,500* with an average monthly payment (including land and site prep costs) of $632-1,264**. *This price is only representative of the cost of home construction.

What is the most a landlord can raise rent? ›

Raising rent in California

Landlords are allowed to raise rent by a maximum of 10% every 12 months.

How much can a mobile home park raise rent in California? ›

State law does not regulate the amount of a rent increase. It is a local control issue. A 90-day advance written notice of rent increase is required. If resident is on a long-term lease, check the language in lease for frequency (not less than every 90 days) and percentage of increases.

Will rent go down in 2023 Michigan? ›

National rent trends show the year over year increase of 7.45% is the lowest since August 2021. And Leckie expects this slowdown to continue into 2023 despite the “blip” of rising prices in November.

Is it illegal to ask for 3x rent in Michigan? ›

In Michigan, landlords are forbidden from asking more than 1.5 times the cost of a month of rent for a security deposit. What's more, this mandated security deposit limit includes all refundable fees that the property owner attempts to request from a tenant, for example a refundable snow removal fee.

What is Section 1947.12 rent increase? ›

Section 1947.12 - [Effective until 1/1/2030] Caps on rental rates (a) (1) Subject to subdivision (b), an owner of residential real property shall not, over the course of any 12-month period, increase the gross rental rate for a dwelling or a unit more than 5 percent plus the percentage change in the cost of living, or ...

What is the oldest you can move a mobile home? ›

What is the oldest manufactured home you can move? According to the HUD regulations, if your home was built before 1976 it doesn't meet the current safety standards and shouldn't be moved even a short distance.

Do you need a permit to move a mobile home in Michigan? ›

Single Trip Permits – May be issued for the movement of mobile homes or modules if the dimensions do not exceed 16 feet in width (not including eaves), 15 feet in height, 80 feet in actual body length and 105 feet in overall combination length. A single trip permit may be issued for a five day period if so requested.

How much is it to buy a mobile home in Michigan? ›

Manufactured homes cost significantly less, with 2021 averages for single wide homes coming in at $108,100. At Preferred Homes, our manufactured homes typically range from $100,000 for a two-bedroom single wide home to $280,000 or more for a double wide manufactured home with three bedrooms set on private property.

How many mobile homes can fit on 1 acre? ›

To get an approximate number, assume that a trailer requires approximately 1000 square feet, and an acre of land has 43,560 square feet. This means that up to an estimated 43 trailers can fit on an acre of land, depending on the size and shape of the trailers and the layout of the land.

How much does it cost to live in an RV park in Florida? ›

Average RV Park Rates in Florida

State parks will give you the best rates running you around $20-$35 per night. That cost can be cut down if you have a senior or a veteran pass. The rates will also depend on the kind of amenities you are hoping for where you stay.

How much does it cost to rent a campsite in Florida? ›

Overnight Accommodation Fees

Campsite prices vary from $16 to $42 a night depending on the park. Cabin prices vary from $30 to $160 a night.

Do mobile homes get homestead exemption in Florida? ›

If I am an owner of a mobile home can I qualify for Homestead Exemption? If you have title to a permanently affixed mobile home and the land on which it is located, Florida Law requires that you declare your molbile home as real property.

How much tax do you pay on a mobile home in Florida? ›

A. Yes, sales of new mobile homes are subject to state sales tax at the rate of 3% and any applicable discretionary sales surtax.

Do you have to pay capital gains on a mobile home in Florida? ›

A. Yes, the taxation of the mobile home as real property is not optional, but required.

Do you own the land in a mobile home park in Florida? ›

Resident owned mobile home parks and communities in Florida or manufactured home co-op share is ownership interest in the entire mobile home community. You do not own the land that your manufactured home is sitting on (known as fee simple, in traditional real estate).

How much does it cost to rent an acre of land in Florida? ›

Table 1 provides the average annual rate per acre for renting non-irrigated, dryland, or rain-fed crop land by county. The average rental rates in 2021 ranged from $24/acre to $102/acre, with an average of $59.50 for the nine counties NASS reported for.

What is land lease fee in Florida? ›

No, Rule 18-21.011 (1) (a) 1., F.A.C., states that you pay an annual submerged land lease fee or 6% of the gross revenue generated on state-owned property, whichever is greater. It is defined as the lease payment for using state-owned property.

How long are most mobile home loans for? ›

The length of mobile home financing depends on the lender. However, you can expect to find loans of anywhere from five to 30 years, depending on the loan type.

Is a mobile home ever a good investment? ›

Manufactured homes are a great investment for those looking for a starter home or retirement home. They are affordable and offer all the same amenities as conventional homes. While secure financing is the main con, the many advantages make manufactured homes worth it.

What type of loan is best for a manufactured home? ›

A chattel loan can be used to purchase different kinds of property like cars, boats and mobile homes. These loans typically have shorter terms and lower loan limits than traditional mortgages, and they also hold the property being financed as collateral for the loan, which can be risky.

What is the downside of a manufactured home? ›

Manufactured homes might not be a good idea for some home buyers for the following reasons: Must have a foundation: You can't just wheel your home wherever you feel like it, like a camper or RV. Manufactured homes require finding undeveloped land or space in a manufactured home community.

Can I negotiate for a manufactured home? ›

Negotiate | When you're at a dealership you CAN and SHOULD negotiate the price of your home. Ask the dealer if you can see the invoice of the home and what the cash price would be. Don't offer up what your maximum payment would be or what price you'd like to pay.

How long do mobile homes last in Florida? ›

According to Blackburn, manufactured homes will last 80 years or more, but that number is affected by the quality of building materials used. “It's not a question of the exterior — manufactured housing will last 80+ years like a site-built home — but the materials used inside the home will dictate its shelf-life.

What is the best month to buy a mobile home in Florida? ›

The short answer: pick a hot day in the summer. Because Florida is one of the fastest-growing states in the US, competition for new or pre-owned mobile homes is fierce. Picking a hot summer day is your best time to buy because many Floridians are snowbirds, so they won't be in the state to increase competition.

Does Florida require insurance on mobile homes? ›

If you own a mobile or manufactured home in Florida, you're not required by law to have mobile home insurance. However, if you financed it or live in a mobile home park, you're probably going to need a policy. Mobile home insurance covers the structure of your unit, as well as your belongings, liability and more.

What does it mean to be exempt from AB 1482? ›

Units are exempt if they are restricted to be affordable for low- or moderate-income residents. A single family home is exempt unless it's owned by a real estate investment trust (REIT), a corporation, or an LLC where one of the members is a corporation.

What is the Civil Code 827? ›

According to California Civil Code 827(b), a landlord must give the tenant at least a 30‐day advance notice if the rent increase is equal to 10 percent (or less) of the rent charged at any time during the 12 months before the rent increase takes effect.

Does AB 1482 apply to month-to-month? ›

The law's tenant protections apply to both month-to-month rentals as well as fixed leases. For any tenant who has continuously and lawfully resided in a property for 12 months, the landlord must have “just cause” as provided in AB 1482 to terminate the tenancy.

Is a mobile home a good retirement? ›

Mobile homes are easier to customize and build with unique features that would be difficult to achieve in a traditional home. Another benefit for retirees is that most people who live in mobile homes are seniors and many communities are restricted to those 55 and older.

Why do mobile homes feel cheap? ›

Mobile homes are inexpensive because when you buy one, it's technically not “real estate” - it's a form of personal property, like an RV. It does not include the land which is traditionally a part of a conventional single family dwelling.

Are mobile homes safe in Florida? ›

Manufactured homes are, in fact, just as safe as site-built homes in the face of severe weather. They are designed from start to finish with your safety in mind. Prior to their construction, manufactured homes are drafted by a team of engineers to ensure they're designed safely and accurately.

What are the rights of a mobile home tenant in California? ›

The right to receive a written copy of the mobile home park's rules, regulations, and rental agreement. The right to receive all services and amenities the mobile home park agreed to provide in their rental agreement. If any amenities or services are reduced or removed, the tenant's rent must also be reduced.

How much can rent legally be raised in California? ›

The Tenant Protection Act caps rent increases for most tenants in California. Landlords cannot raise rent annually more than 5% plus inflation according to the regional Consumer Price Index, for a maximum increase of 10% each year.

Do mobile homes go up in value in California? ›

But current residents can't cash out. For-sale signs dot the roads at senior-only Skyline Mobile Home Park, where residents face rent increases of about $200 in Torrance, Calif.

What is the meaning of trailer lot? ›

an area of ground where trailers can be parked, especially by people using them as their homes.

How much is it to rent a mobile home in Tennessee? ›

In the Nashville area, Yorick said UMH is seeing strong demand for rental mobile homes with monthly rents around $700 to $900 a month at its communities.

Do mobile homes pay property taxes in Michigan? ›

The State of Michigan requires the Township to assess personal property taxes on items that you own near or adjacent to your mobile home, such as awnings, porches, decks, carports or sheds. This only applies to homes in mobile home parks; residential homes are assessed for these items as real property.

Is buying a mobile home to live in a good investment? ›

Mobile Homes Tend to Drop in Value

Mobile homes placed in mobile home parks typically decrease in value over time. On the other hand, land normally appreciates over time. So, if you own land and build a traditional home or, in some cases even place a mobile home on the land, the value will normally appreciate.

What is a lot size in property? ›

In real estate terms, lot size indicates the size of the piece of land where the property is situated. If the shape of that piece of land is simpler, like square, triangular, or rectangular, it becomes much easier to measure them.

What is the difference between a mobile home and a trailer? ›

A trailer, also known as a travel trailer, is a type of recreational vehicle that is designed to be towed by a car or truck. In contrast, a mobile home is a type of factory-built housing that is designed to be permanently affixed to a foundation.

What does lot mean in housing? ›

In real estate, a lot or plot is a tract or parcel of land owned or meant to be owned by some owner(s). A plot is essentially considered a parcel of real property in some countries or immovable property (meaning practically the same thing) in other countries.


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