A Look At Mobile Home Park Lot Rent Across The Nation

Mobile Home Lot Rent Across the Nation

We discuss all kinds of things on the Mobile Home Living Facebook page. Readers can ask questions and get answers in real-time from over 18,000 mobile homeowners across the nation. Recently, a reader wanted to know what other homeowners across the nation were paying for their mobile home park lot rent and what that price included. We asked our readers and received hundreds of answers from all over the nation.

Below you’ll find the average mobile home park lot rent for states with the most mobile and manufactured homes.

A Quick History of Mobile Home Parks

From 1920 to 1930 travel trailers were considered a luxury item due to their cost. When the rare weary traveler decided to park beside the road to rest for the night it wasn’t a big deal. Families and local businesses living on major roadways actually encouraged travelers to stop so they sell hot food, water, and other needed wares.

That quickly changed once mass-production made trailers more affordable and available to the average family.  By the mid-1920s those living on the major roadways in the US could expect to see 50-60 trailers every night. Unfortunately, property destruction, trash, noise, and crime became common and trailer owners were soon known for being destructive and wild.

Mobile home park rent across the nation - trailer park signs

In order to remedy the problems created by so many travelers, townships and entrepreneurs along popular roadway created campgrounds. Wheel Estate claims there were between 3,000 to 6,000 municipal autocamps across the nation between 1920 and 1924. They go on to explain that there was a rivalry between community campgrounds:

“..campgrounds were a source of community pride and an object of rivalry between neighboring towns. To be known as a nice place to stay reflected favorably on the whole community.’

Campgrounds ranged in price from free to fairly expensive. The free campgrounds were often run by the townships and municipals but were eventually closed or turned into a pay by night campground because people would take advantage of the free rent and move in full-time. Time limits were also set so that no one could stay in the campground for more than 2 weeks at a time. Those rules are still enforced today in campgrounds ran by our state and federal governments.

Hollywood florida park - mobile home park rent across the nation18

From Campgrounds to Trailer Parks

The evolution of campgrounds to trailer parks was simple enough.

Throughout the 1930’s and 40’s, trailers grew longer and wider and had everything a home had, including a fully functioning bathroom. They were better equipped for full-time living and harder to tow. Since there were way more trailers than tent travelers by the mid-1930’s, many campground owners began prohibiting tent-camping altogether and changed the name to better reflect their intentions. They saw the advantages of full-time tenancy and choosing who lived in their parks. Thus, the full-time trailer park was born.

As with any business or product, there were different kinds of trailer parks. The lack of regulation or codes for trailers allowed for many landowners to just set up a park overnight. They offered little to no amenities but were cheap. There are records of corporations developing luxury parks with professional city planners and architects as early as the mid-1930s.

You can read more about how the trailer park stigma began here. 

The more expensive parks had gorgeous views, paved roads and pads, streetlights, laundry facilities, and playgrounds. The lower cost parks were located in the not-so-nice areas of town and had dirt roads that turned to mud when it rained.

From Trailer Parks to Mobile Home Parks

At the end of 1953, there were about 12,000 trailer parks in business around the country. Florida had around 1,500 parks and those park owners were reporting that 40% of their tenants were living in their homes full-time. It’s thought that about 1,000 new parks opened that year.

Trailers cost between $2,800 and $6,500, depending on amenities and size. The average mobile home park lot rent in 1953 was $25 per month and that rate included utilities.

The Trailer Coach Manufacturers Association decided to break into two different entities in 1953. The builders that would focus on larger units made for full-time living started using the term mobile home and called themselves the Mobile Home Manufacturers Association. 

The builders that decided to stick with smaller units intended for hunting and vacationing would stick with the term trailer.

That’s how the first name change and industry ‘transition’ occurred. The second name change would take place in 1976 when the HUD code took effect. They decided they wanted to call the homes manufactured instead of mobile. You can read more about that in my article titled No, I Will Not Stop Using the Term Mobile Home.

Vintage Mobile Home Park Lot Rent Advertisements (1955)

The images above show pages from a 1955 issue of Trailer Travel Magazine. We thought they were interesting and wanted to share them with you. There are no rates on many of the ads but the amenities and offerings are neat to read. Here are a few of the more interesting ads:

Alabama: COURT STREET TRAILER PARK

1263 S. Court Street Montgomery, Ala. A clean, modern and homelike park. Restaurant with real home cooking. Quiet location near two trading centers. Well behaved children and pets welcome.

Arizona: LAZY-AS-CAN-B COURT

Box 294 Sedona, AZ on beautiful Oak Creek. New, Modern, Quiet 110/220 Hookups, no meters, trailer size no object, children and pets welcome. Swim, Fish, Hike, Relax.

California: PENROSE TRAILER PARK

Largest trailers accommodated. Paved streets, patios, lawns, trees. Modern laundry, recreation hall. Hot and cold water at each space, natural gas. Near Lockheed.


Connecticut: PILOTS POINT TRAILER PARK AND BEACH CLUB

Smack on the beach. Westbrook, CT. Southern New England’s only seasonal park on the sea and sound. Brand new spaces for 50 trailers. Introductory rates $100.00 and up for the season. Light, power, and sewage. We reserve the right to refuse admittance of mobile homes that are not in well-kept condition. Exclusive membership. No transients.

Florida: LINGER LONGER RETIREMENT TRAILER PARK

Tarpon Springs, FL. 50 spots, some spaces 36 x 50 ft. Toilet connections, Recreation lodge, music lounge, and a mammoth fireplace. Cement patio lots $15.00 per month. Without patio is $12.00 per month. Special 10-year lease if desired. Year ’round occupancy. Pull in pick your spot and we will make you comfortable. NO PETS.

Indiana: TED’S TRAILER TOWN

Live in our strictly modern park. Close to lake, beaches, fast bus, and train service. 220 spaces. Children and adult sections. 3 minutes to downtown Gary. 45 minutes to Chicago Loop. Trailer Sales….New and Used. Pacemaker – Great Lakes – Westwood – Ironwood. USED $25.00 down. NEW $197.00 down. “Every size, every price, for every need.”

Mobile home park rent across the nation9

PS Tenant-Owned and 55+ Parks are Special

Before we get into the current mobile home park lot rent numbers, we need to stress two things:  55+ parks and tenant-owned parks are extremely different from regular mobile home parks. They are so unique that we don’t think they should be included in this article at all.  We think they both deserve their own articles and hopefully, we can make that happen soon.

Tenant-owned parks are in a class of their own and cannot, or should not, be compared to regular parks. Tenant-owned parks are superior in many ways and hopefully will become more common as financial institutions realize the many benefits that come from tenant-owned parks. You can learn more about them on ROC’s website here. 

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Mobile Home Park Lot Rent Across the Country

Feb 1961 ad for arizona mobile home park
This is an advertisement found in a 1961 mobile home magazine for mobile home park lot rent in AZ.

Arizona

Arizona is a popular retirement destination and that means there are a lot of mobile homes. They are a great option for retirees that want to downsize and live in a more manageable home, after all. The dry heat and gorgeous scenery is a just a plus. One of our readers stated she pays $398 per month for a single lot in Tucson. The lot rent includes an indoor pool and clubhouse but all utilities are separate.

Mobile home park rent across the nation - california trailer park from the 1950's
You can see the new asphalt pads for this new California coast trailer park.

There is a place called The Cozy Peach at Schnepf Farms that rents out 10 vintage campers (including Spartans, Westwood, and Airstreams). You can read about Arizona’s glamping scene on their website here and learn more about the camper reservations here. 

California

There are a ton of mobile homes and mobile home parks scattered around the gorgeous state of California.  Unfortunately, mobile home park lot rent and homes aren’t as affordable as they are in the rest of the country because of the housing shortages in several cities. Still, you get to live in California so even paying extra seems fair.

One of our readers in Sacremento told us they pay between $612 for the lot rent and around $80 for water and sewer, gas, and trash pickup.

Our friend in the Central Coast area pays $707 for lot rent and that includes trash, water, and lawn maintenance.

Mobile home park rent across the nation - sunset park postcard

The Paradise Cove Mobile Home Park and the Blue Skies Mobile Home Community are two of the most iconic and well-known parks in the nation. There’s also a place called Desert Sands Vintage Trailer Park that looks like all kinds of awesome.

Denver, colorado - mobile home park rent across the nation12

Delaware

A reader told us that she pays $800 per month for her lot rent but that she is in a nice park that would be considered ‘high class’ for the area and that it includes sewer, trash, pool, and a clubhouse.

Florida

Florida is the home of one of the first parks in the country, Parsley Trailer Park. It offered some amazing things like ballroom dancing, full community parties, boat docks, indoor pools, and gorgeous views.

We received 3 reports with mobile home park lot rent running around $400 ($390, $400, and $440). This includes trash pickup and lawn care. Another reader said she pays $601 per month and only gets trash pickup.

Tenant-Owned Park in FL

We have a reader on the Gulf Coast of FL that lives in a tenant-owned park and she pays a whopping $128 per month for the lot rent, water, sewer, trash, and lawn maintenance. The park has a pool and a clubhouse. See the difference between for-profit parks and tenant-owned?

Parsleys trailer park-alanp_photo-flickr

Georgia

One of our Georgia readers said she paid $425 per month for her mobile home park lot rent and gets cable and trash pickup. Another reader reported $300 per month with trash only.

Illinois and Indiana

Illinois and Indiana fell in the same range and offered similar amenities. A reader in Indiana reported their mobile home lot rent to be $320 with trash pickup. Our Illinois reader reported $370 with trash pickup.

Iowa

Iowa had the lowest mobile home park lot rent. Our reader stated she paid $140 per month for the lot rent itself and an additional $25 for trash, sewer, and snow removal. That sounds like a great deal!

Mobile home park rent across the nation25

Kansas

Kansas reports in at $255 per month and that includes trash, cable, and internet. There is also a pool, clubhouse, and a storm shelter in the park. Wow, Kansas sounds like a great deal!

Kentucky

We received 2 reports for Kentucky and both were for $350 a month.

Maine

Worchester, Maine has a park with lot rent at $381 per month. This price includes cable, trash, and snow removal.

Michigan

Michigan reports in at $330 with no utilities or amenities included.

Mobile home park rent across the nation - vintage park

Minnesota

Our reader in Northern Minnesota pays $258 for just lot rent. A reader in the Minneapolis area pays $425 but that includes trash.

Missouri

Missouri seems to be a very affordable state for mobile home park lot rent. One reader reports paying $185 for a 100′ X 200′ foot lot with sewer and water included.

New York

One reader told us that she pays $400 per month in Western New York and only water is included.

Ohio

One reader pays $240 a month for lot rent, trash, and snow removal.

Oklahoma

A mobile home park in Oklahoma City charges $316 per month for lot rent, water, and trash pickup.

Oregon

We were told one reader pays $554 per month in Western Oregon and that includes sewer and water.

South Carolina

The South Carolina coast is one of the fastest growing areas in the nation (or so I heard on the news) and property and rent prices are getting steep.

We received two reports, one for $280 per month that included nothing and another for $550 that included a boat dock, pool, trash, and sewer.

Texas

Texas has 19 manufactured home factories and there are a lot of parks. A park in Belleville, TX charges $225 per month and that includes trash and water. A Greenville park charges $242 for lot rent and a pool.

Mobile home park rent across the nation - arial view of 1970's park

Utah

Our UT reader seems to have a decent deal going on. She pays $450 for lot rent, trash, pool, and a full-time handyman that can help her with small repairs. How cool is that?

West Virginia

Mobile home parks are affordable in West Virginia. For a small park with older homes you can expect to pay $250 month and that will include trash.

Mobile home park rent across the nation23 700x375

Conclusion

As you can see, living in a mobile home park lot rent varies drastically across the nation but it’s still one of the most cost-effective housing choices.

Be sure to read the comments below, dozens of readers have shared their park’s rent and amenities from across the country.

We’d love to know how much you pay for your mobile home park lot rent. Add it in the comments below!

As always, thank you for reading Mobile Home Living!

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127 Comments
  1. Susan says

    Friendly Village of ORANGEWOOD , Phoenix, AZ . a Kingsley property. $775 – $825 . Grounds unkempt, amenities down too often, gate open too much, water off regularly and without notice, difficulty getting title from landlord (Kingsley properties)

  2. Ana says

    Currently I am a manager of a mobile home/RV park in the southern part of New Mexico. I currently rent mobile home lots for 550.00 a month and 450.00 a month for RV lots. Park pays for water, sewer, trash and electricity. Will be raising rents to 650/and possibly 500 on RVs.

  3. Constance Wall, Owner says

    I don’t believe there is such a place as Worchester, Maine. However, you can add our lot rents to your list. Our parks are in Lisbon, Maine and the rent in one is $300 per month–the other, $330 per month. (Includes water, trash and pickup of recyclables and unwanted household items.)

    Having been in the mobile home business for 47 years, the rules we have in place are based on practicality and years of experience, plus adherence to Federal and State laws. If some park rules seem frivolous or unfair, there is usually a valid reason for their existence.

  4. G. Hargis says

    Live in Clearwater Florida in a 55+ community. My lot rent is 695.00/mo. and includes water, sewer, trash and lawn care. This park has a swimming pool, club house, pool room and game area

  5. S. Smith says

    We live in the Mesa Dunes Mobile Home Estates in Arroyo Grande, California. Our lot lease increases by an additional 4% every year. Since we moved in here 5 years ago, our lot lease has increased by $300 PER MONTH. We are now at the point that we HAVE to move because we cannot comfortably retire and stay living here. People are moving out like crazy but, people are still buying in this park because they don’t know how it catches up to you. We’ve been told that when the single wides are up for sale, they will be torn out and replaced with a double wide and the lot lease will start at $1500/month. Now, this does include water, sewer and trash.

  6. Susan Croshier says

    Hi I live in Poughkeepsie NY and I pay $515 for lot rent, water, trash pickup, and snow removal.

  7. Pauline A. Fischer says

    You forgot about the cost of lot rent for the of Pennsylvania, and where I live we are totally responsible for paying for all our taxes County, Utility, local school taxes, and our personal tax. I agree that living in a mobile home park or community is affordable some park owners let their parks run down resulting in badly needed road repairs and badly needed water line replacement!!!!

    1. Pauline A. Fischer says

      and the cost of our lot rent is $260.00 s month which includes garbage and sewer, here and there it goes up. I’ve lived in our park for 15 years and it was $150 a month when I first moved in and wish our park owners would fix our roads in here

      1. Bill says

        What area is your park, just curious seems like everyone’s else rent doubles in that amount of time.
        TX
        Bill

    2. Meiri says

      You must live in MY MHP! It certainly sounds like a *** property!

  8. George says

    Hello! Just started to get your emails. Enjoy reading it. However, I’m surprised i have not seen anything on Connecticut.
    So, just to let you know, in Naugatuck, CT , we pay $467.00/month. This includes snow removal (of little they do do) plus trash and water.

    1. Debra Czarkowski says

      Hi, I live in a mobile home park in Prospect, ct. My lot rent just went up from $424/mth to $436/ month. Includes trash, water and snow removal. Just the roads, not the driveway. They said increase was due to consumer price index for residential housing increased by 2.8%. So much for affordable living. My pay rate didnt increase.

  9. Diana R Ruvolo says

    Hi! I live in Long Island New York. Lot rent here, by law isn’t allowed to increase more than 3% each year. Currently Lot Rent is $766. per month. I pay my own taxes. Rent includes trash, water and streets snow plowed.

  10. Elaine says

    In my 55+ community I pay $550/ month but that includes sewer, trash, water & expanded cable. Northern IL

  11. Patti says

    675 in Madison, Wi

  12. Shelly N says

    I’m about 12 miles west of Atlanta, GA. I pay around $536 a month which includes water/sewer/trash. Without that, it’s $447.00 a month. They are diligent and exact with who they let in. Keeps the riff raff out. I’ve lived here, Golden Estates MHP, for 5 years and really like it. Lots of trees and good communication between people who live here and management.

  13. Denise Holthe says

    I noticed you did not have Washington state in your list for space rent prices. I see why, like everything else in Washington state the prices are outrageous! In King county the average price for space rent is over $1,000.00 a month and you are lucky if they throw in an extra or two. If my kids were not here I would move out of this state. The counties surrounding King are very close in price also.

  14. Kim Carter says

    Why wasn’t New Mexico included?

    1. Kim Alley says

      We shared the ones we could find. Would love to hear about New Mexico!

  15. Kim Berry says

    I’m in Oregon in a small college town. Our rent just went up to $620, but that includes water, trash and basic cable.

  16. Jennifer says

    I’m in Wisconsin, saw that you didn’t have any lot prices for my state. Here lot rent is between $400-500 and usually includes trash and snow plowing. Some places have sewer and water and even pools or clubhouses.

  17. Theo Fenraven says

    “Affordable” is relative, isn’t it? If you’re a senior, living on SS and not much else, there are few places we can live anymore. I’m in Central Florida. I can’t afford to be here after my lot rent got bumped yet again (and the park manager promises it will go up every year). The states with the lowest lot rents are places I wouldn’t enjoy living (too red, most of ’em). I already live in a red area in a purple state, and I don’t feel comfortable here. Trump signs are STILL up, half a year after he lost.

  18. Debbie says

    Thanks for the article on mobile home rents. Just wanted to share our rents compared to those in the article… My husband and I live in a park model mobile home (400 ft.² ) in an RV park in Lake Havasu City, AZ. Our huge monthly lot rent is $1,421.00 per month, which includes water and a community pool. We have no park store, and little-to-no landscaping. Our rent was raised 8% a year and a half ago, and we here talk that is going to be raised again another 8%. Living in an RV or mobile home seems like a deal because the housing is initially much less expensive than an actual home, but the lot rents are not stable and are very costly at this rate, it is like paying a mortgage, but you don’t have the benefit of owning the property.

    1. Kim Alley says

      Wow thanks for sharing! That lot rent is crazy. Have the owners gave any reason for the huge jumps in rent?

    2. Jennifer says

      I read recently that large corporations are buying mobile home parks and raising rents, they see it as an investment income.

      1. Wendy Kovin says

        Delaware is a small state and doesn’t usually get much attention but I have found that it’s an affordable and wonderful place to live! 10 years ago we had a major financial disaster and were forced to leave our home in Maryland. We had almost no money but expected to get Social Security in a year or two. We had to find a place that we would be able to afford on a very limited income and after searching the entire country we decided Delaware was promising. After searching the net we found a few places under $10,000 and finally settled on a 1980 single-wide for $8000 that was livable but needed repairs soon. It’s in a park that’s very clean and safe and we are only about 2 miles from the beach!
        There is plenty of shopping and everything else you could want The lot rent now (2021) is $515 a month (average for the area)and includes trash/recycling/yard waste pickup, outdoor pool membership for us and all of our friends and family, and lawn care. We eventually ended up putting about $25,000 into the repairs/remodel (new subfloor and flooring throughout, 19 new, energy efficient windows, complete bathroom and kitchen replacement, new outside doors, etc.). I would still like to get a new A-frame roof and new siding but I have to wait until I can save the money. I really love it here in Delaware and am so thankful that we found such a great place to live!

  19. Michael says

    Tampa Florida and our old park, under new ownership, has gone from mostly rentals to rent to own. If you already own your place the lot rent went from 550 up to 625. If you buy your trailer and pay for it all at once your lot rent will be 695. These units are 1960’s so maybe 3 grand of value at best. Right now water and garbage is all that is included.
    Time to move.