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:


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.


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.


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


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.


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.


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.”

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 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. 


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


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 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


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 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 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!


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


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


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

mobile home park rent across the nation - vintage park


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


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.


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


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


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 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


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


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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  1. Mary Anne says

    My lot rent in 2019 when this article was published, was $695 per month in Chicago suburbs. It will go up $50 more in 2020 I am pretty sure. We used to have free water. They installed meters so we have to pay it. We also pay all other utilities – electric, gas, and of course cable and wi fi. Laundry is not free either.

    We use to pay $150 per year if we wanted lawn care (5 lawn mowings per warm season), but no more. We must do it ourselves.

    I don’t have a shed, and already had lawn furniture stolen, so buying a lawn mower and leaving it under a tarp is not acceptable to me.

    When I see how low rents are around the country I am shocked!

  2. Lakesha says

    I live in Illinois Calumet City. Every Year it goes up. I moved in 2014 525.00 a month. 2020 it is 599.00 you can say 600.00 . A mixed complex. Basically for Seniors and People on Disability. We have to pay lights,gas,and cable,cell phone or internet bills. No problem with this at all. As of this year realized they would like for Us to pay water and Garbage which was suppose to be included. They have not repaired the streets nor have they fixed the plumbing. Trees that have damaged houses they will not address. Never had.a lease. The one they issued is for people renting not owning. Many well Majority of Residents Own their home which had porch included. They will not give a land lease agreement in which i have no idea why. Many residents can not afford this new rent fee because many including Myself get disability or ss.

    1. Lakesha says

      We have to pay or do our own lawn snow removal. We have a pond and clubhouse. Its not gated as stated. The company that owns a vast majority of mobile home parks nation wide has 5 class action lawsuits. Unfortunately Our park is owned by them and we are suffering from the same reasons why the other parks have sued them. One person committed suicide because they couldn’t pay for basic needs. An elderly gentlemen. Others moved in with family or found senior living through the state. Many people downsized to save money. I paid less for a 4bedroom house in Country Club Hills. I have a 2 bdrm an 1 bath. Along with trying to repair floors. Plumbing and other things. Many of the residents had to get jobs just to maintain. 780.00 a month on SS is not enough for many here.

  3. Connie Fickel says

    I live in Eugene, Or. My lot rent is currently $667 a month. When we move in, it is covered that the rent will typically increase 4% annually. It is a gated (at night), all age community with clubhouse/library usage, workout equipment, billiards, indoor pool and hot tub, and areas designated for pets or children (with playground equipment, basketball, tennis).
    Eugene housing is very expensive with median rent at $1,595 monthly, median home price at $350K – $365K.
    Many complain about lot rent, but we all need to live somewhere! However, we need to make the right choice for our lifestyle and budget. We should NEVER live where our expenses are at the very top of our budget or more. That would leave nothing for emergencies or maintenance items.
    If I could afford the down payment and monthly payments for a stick built house or even an apartment, I would be better off financially to live in my MFG park. Why?
    Annual cost $8004 vs. $19140 apartment, or $20,253 mortgage. Add another approximately $75 property tax for MFG or $500 for mortgage monthly.
    If I saved the difference (invested @ 5% return) here is the CASH I would have. This does not include what my MFG home might sell for. (Average time on market for stick built is currently 52 days, plus the wait for closing).
    After 15 years over $205K, after 20 years about $285K, and after 30 years about $283K.
    Here is the cash I would have (after mortgage and PT) after closing on a stick build that appreciated 3% over the life of the mortgage.
    15 years = $54,900
    20 years = $78,225
    30 years = $176,000

    This is all just simple math. Put pencil to paper for your own area to see what makes the most sense for your financial goals.

    Thanks to the team at Mobile Home Living for sharing so many pertinent issues!

    1. Crystal Adkins says

      Thank you, Connie! Great information!

  4. Gillian Gatewood says

    Rochester, NY Harper Mobile Home park. Site rent for 2020 will go up once again, 530.00 not including taxes.

    1. Crystal Adkins says

      Thanks for the info!

    2. Crystal Adkins says

      Thanks for the info, Gillian!

    3. Diane says

      I live in.Pennsylvania, about 30 miles south of Philly, my husband & I were looking into purchasing a mobile home,new one $75-$90 thousand, lot rents in our area are between $650 – $750, only includes trash, sewer & snow removal, doesnt include lawn maintenance which I think is ridiculous, I’ve bern told be careful buying a home on so rented land,a owner coykd sell, your ne w owner could raise your lot rent substainally, I am so confused,new mobile home would be much more affordable

      1. Crystal Adkins says

        Hi Diane,

        I am not a big fan of putting new manufactured homes in parks. I recommend going to a lower-priced home and buying your own land if at all possible or just going with a site-built home. When you live in a park, you are at their mercy and should expect a minimum of 3% increase in rent every year. You also lose out on gaining equity. For older pre-owned homes, I’m not as against parks since the affordability is so great but that isn’t the case for a new manufactured home. You’ll end up paying $1500 a month between the home and the lot rent and that’s just too much, even for city/urban areas.
        I know this is probably not what you expected to hear from a blog that advocates mobile home living but nothing is perfect. Best of luck!

  5. Catherine Cutrone says

    Hi, I’m looking for a lot to purchase along with an older 2/2 manufactured home in Florida in a 55 and over community. Hoping this would keep the monthly cost down. Is there such a place? Thanks

    1. Crystal Adkins says

      Hi Catherine,

      You shouldn’t have any problem finding an affordable 2/2 mobile home in a 55+ community. In fact, when we lived down there that’s about all you could find. Just search google for the location you’re interested in and you should have plenty of choices. Best of luck!

    2. Vicky says

      I would strongly suggest that you seek out a privately owned park that has no intention of selling to equity ownerships who only raise rents to increase their bottom line – no matter the cost to their tenants. Some shady stuff going on with 1 ownership in particular here in FL. Rents for private owners are typically much lower ($400 – $450) than rents in equity ownerships (about $595 or more in 2020).

  6. Debbie says

    I live in Murray, Utah the lot currently is $412.00 and nothing is included. A company out of California purchased the property 2 years ago. The lot rent was $312.00 which included water, trash, sewer, and stormwater. When the new owner purchased the park they informed the 55 or older residence to expect a $50.00 increase every year for the next 5 years. The second-year instead of an increase of 50.00 everyone will have to pay their own water which is now metered and averages out to be about 100.00 in the summer months because we are required to keep our lawns green and desert landscaping allowed. Personally, I think $100.00 a month is way high and I think we are being overcharged. Reason for thinking this is because a man who lives alone and rarely showers and might do laundry once every 2 months and his lawn is dead pays 100.00 a month and so do we and we have a green lawn and flowers, I wash my car and other water usage just like some of the other neighbors and we are paying $100.00 also. The trash, sewer, and stormwater average around $40.00. Come 2021 the lot payment will be 512.00 and nothing included. The water sewer trash and stormwater are all regulated through the park. We don’t have a clubhouse or swimming pool and we are allowed to have one yard sale and it is a community yard sale. My mother is on a fixed income and she can not afford to live here alone anymore so I moved in after turning 55. Moving the home is too costly and too much stress for an 80-year-old widow lady to go through. And did I mention we are also responsible for our own yards including installing sprinkler systems, paving and repairing driveways and sidewalks, trimming the trees, shoveling snow and raking leaves? We don’t have dumpsters and we are not allowed to throw leaves and other landscape debris in our trash cans. So basically my mom and the other 200 elderly people that live here are screwed and have no choice other than to pay and do as they are told or risk being evicted.

    1. Crystal Adkins says

      Hi Debbie,

      This is all getting out of hand. These park owners are trying to get rich off the backs of lower-income residents. I read an article by one of the biggest park owners and his reasoning was that since apartment rentals are expensive so should park lots. What they seemed to forget was that lot rent is not even close to apartments. It’s like comparing apples to elephants and makes absolutely no sense at all.

      Until the manufactured housing industry puts pressure on the park industry they can expect to continue a downward spiral of sales and buyer satisfaction. Mobile home parks should not be a get rich quick scheme but the a-holes that sell their infomercial classes don’t seem to care that most of the new park owners have no business being owners of a park.
      We have to do something about this before it gets too much worse.

  7. Darcie McGrath says

    Whomever reported that $140/mo rate in Iowa must be living in Coon Hollow, or something. Rent rates are getting out of control in our area. Our going rate in the Cedar Rapids/Marion area is pushing almost $400/mo. This does include water, sewer and garbage, but no personal lot maintenance (snow removal or lawn) or additional utilities (i.e. cable/Internet). It’s almost cheaper to get a mortgage.

    1. Crystal Adkins says

      Thanks for the info!

  8. Holly says

    I’m in a park in Michigan, and my rent is $533. That includes trash, and there is also a pool, clubhouse, fitness center, playground. We have community events regularly too.

    Sewer and water are separate but so far have never been more than $20 a month.

  9. mike says

    I’m recommending that no one moves into a park unless it’s a 55+ park in a rent-controlled area. There are just too many variables that are out of the homeowner’s hands. The best kind of mobile home living is an older paid-off home on a private lot. Otherwise, renting is a better option.

    i AGREE, i just bought a fixer upper[55+] on 2400 sq ft lot for 6 k and my rent is under 400 + gas n elect] a mo w rent control and no hard ball rules and regulations.affordable housing for seniors[or anybody] on fixed income is becoming scarce! im in the so ca desert erea the powers that be would like to see parks just go away! there is no housing shortage! its intentional! everbody pays big money for a home or u do with out. homeless problem? you havnt seen any thing yet…. millions on properties all over america are sitting vacant and land lords owners the banks etc wont budge! home owners are atempting to sell and get out because its in a bubble /a big bubble! i love my old himble little shack! apts? room rentals? sec 8? bee ess!

  10. RoseMarie Enos says

    We live in a 55+ park in Ellenton, FL. We live on their manmade lake and currently pay 980 per month which includes water, sewer and trash/recycle. We expect our rent will go up again in January. Unfortunately it is not well managed so we keep paying thru the nose. Landscaping is included but they only show up once a month. Be careful when purchasing in a 55+ community. Speak to the residents, check up on the management.

    1. Crystal Adkins says

      Thanks for the info, RoseMarie!

  11. nita belcher says

    I live north of Sarasota, FL. The park is a 55+ owned by ELS and has over 2000 lots. When I moved into the double wide in Dec 2010 my rent was $690 a month to include water, trash and basic lawn cutting (no weed removal) and basic cable. The park has 5 pools, clubhouses, marina, etc. I now pay $930 a month plus electric for a 1978 trailer without cable. We have a 5% increase every year. I rent the trailer but most of the lots are owner purchased with monthly land rentals. The lot rent varies from $800 to over $1000 a month if you are on the ponds or near the river. Trailer owners pay the yearly taxes on their unit.
    This is a nice area but when you are on a fixed income it becomes a problem.

    1. Crystal Adkins says

      Hi Nita,

      That sounds like a great park but the increase in rent seems absolutely ridiculous. These parks are truly getting out of hand. Thanks for sharing!

  12. Zelzah says

    A gated park in Castaic, CA, 40 miles north of Los Angeles, base space rent was $825 in April, ’07; is now $1,064.78 to the penny. New mgmt. gets their exact 3% increase every year now! Trash,water,sewer,gas,electric and cable are ALL extra. NOT a 55+ park but with a few kids & no playground. Has a pool, sauna, pool table & laundry rm. which I’ve never used. Club house is for private use parties & mgmt. occasional events: Xmas in last 7 mos. Some residents here 35+yrs. No common grass area but pets allowed. I like this safe-feeling community even though it stretches SS with a mortgage too.

    1. Crystal Adkins says

      Thanks for the information! Parks are truly getting out of hand with these increases. They keep saying that the parks rents aren’t on par with apartment rent and that’s why they ‘have’ to increase it but parks aren’t apartments. They are vastly different in many ways and mobile home living is supposed to be cheaper than apartments so their reasoning makes no sense.

      Thanks again!

  13. Wendy Kovin says

    I live in a lovely mobile home park in southern Delaware and we pay $500 a month which includes trash, pool, park and clubhouse. Very quiet, most tenants are part time vacation/summer beach goers. We are approximately 1 mile from the beach.

    1. Crystal Adkins says

      Thank you for the information, Wendy! It sounds like you have a great deal!

    2. Mari says

      Wendy, may I ask where in Delaware? I’m looking into the Lewes Beach area.

  14. JOANNE J RIGDON says

    Bulverde, Texas. This is mainly an RV park but includes mobile homes and park models. I’ve been here 22 years, 11 in an RV and 11 in a mobile home. The park used to be a ranch and the present owner actually grew up here. The ranch home is now a beautiful club house, there are approximately 170 spaces, and several of the owner’s relatives live here. Lot sizes vary but most are quite large with room for garages and outbuildings. All units are resident-owned and most of the RV spaces are permanently occupied. We have one large and two small club houses and two laundry rooms, a dog walk, and a pet cemetery. Water, wi-fi, central mail room, and on-site dumpsters are provided. Most mobile home owners take care of their own landscaping but the park management provides all general maintenance. Lot rent increases periodically and is currently $360.

    1. Crystal Adkins says

      Hi Joanne,

      It sounds like you are living in a beautiful park! It’s so nice to hear about a good park after reading about so many bad ones. Lucky you!

  15. Robin Wayne says

    We live in Oxnard California. The beach is steps away for us and some of the homes are beach front. We bought last year and our space rent is 1010. a month which includes water, trash and electricity. Rents vary depending on how long you have lived here. We were able to buy for 279,000 but the beach front ones are as high as $800,000. Crazy isn’t it? But the park is very nice and the neighbors are awesome. We are surrounded by million dollar homes and we are at the beach, so we consider ourselves very fortunate to be here.

    1. Crystal Adkins says

      Hi, Robin!

      My retirement dream is to find a nice 55+ park on the beach, preferably on the west coast because the humidity is too much for me here in the South. You are living my dream life – lucky you! Thanks for commenting!

    2. Ann says

      We live in southern Oregon and pay $425 a month which includes sewer, water and trash. Eight years ago the space rent was $350 with two increases explained as city water rate hike and new rates for trash pickup. Since we live in a small town (7000+ pop) it was easy to go to city hall and check if the increases were legit. The family which owns our park has been in the area for generations and our hopes are that they will continue the affordable rents. We own a 1991 Fleetwood Barrington double wide and we are both retired.

      1. Crystal Adkins says

        Thanks so much for your information, Ann! Every little bit of info we can share with each other helps. Appreciate you!

  16. sheila says

    Here in Western New York we started at 325 in 2012, it is now 2019 and we are up to 385. That is 60 dollars over 6 years. I was hoping to move to Michigan and keep running into Sun and Yes Communities. They are buying up all the parks with over 200 units near all the major cities. Most of their parks have lot rents over 500 and they tell their stockholders they will be raising rents 3% a year. It is a good deal for them but not us. We live in mobile homes because we are priced out of the stick build home market and now we are being forced out of our tiny homes. We need some kind of rent control laws before this situation gets totally out of control.

    1. Crystal Adkins says

      I agree 100%, Shiela. I’m pulling together an article on it now. Thank you for sharing your situation.

  17. Linda Morrison says

    I live in 55+ Mobile home park “Ponderosa Mobile Home Park LLC. We currently pay $332.14 space rent for a single wide, but it is going up next month to $343.00. We have to pay for trash, sewer, water, gas, electric, cable. I thought by asking for a Year Rental lease that would give me rental control. but no it doesn’t. We bought this last September and rent is going up as of May 2019. There is a Rec room with tv, pool table, coffee and two restrooms, Pool. The new park managers close it at 5 pm every day. Laundromat is on the premises and it closes early also.

    1. Crystal Adkins says

      Hi Linda!
      This is happening all across the nation. Large equity firms and companies that see parks as a get-rich scheme are buying all the parks.
      What little bargaining power we have is no match to the power and rights that corporations have now.
      I know $10 doesn’t sound like a lot to many people but if it happens 5 years in a row that’s a phone bill or important medication. Still, $350 is reasonable (compared to some others at least).
      Thanks for sharing – every little bit of info we can collect helps.

  18. Kathy says

    I live in central Ohio and pay $310 a month lot rent which includes water and trash pick up. We have no pool or amenities so this is why the rent is so low. We have lots of seniors at the park that couldn’t afford more.

    1. Crystal Adkins says

      Thank you, Kathy! I appreciate you letting us know. It helps people to know what parks charge and what amenities are included. Thank you!

  19. R. Parker says

    I have lived in this park for a decade now… I am pretty sure that we have the most expensive lot rent in the Twin Cities area.

    My single-wide is one of the older homes in the park, a Commodore built in 1984 and despite my best efforts, it is showing it’s age. There are many new units that have come into our park since i’ve been here.

    So, when I first bought my home in 2009, if memory serves, lot rent was reasonable at just over $400/mo, including water/sewer and trash. Your Minneapolis reader @ $425 in 2018 is where i was lot rent wise 10 years ago! So, this month, March 2019, nearly 10 years to the day, my lot rent statement is SEVEN HUNDRED DOLLARS and some change —-> $700.XX.

    A $300 increase over 10 years for someone on a very FIXED SSDI income has me in a bad spot and nearly unable to afford to live here any longer and without any ability to consider to purchase another home else where. My home is on a permanent foundation with a detached garage and moving it would likely cost more than my home is worth. Last year, Habitat for humanity considered my request for a replacement roof and siding, but after having the estimates done, told me the repairs would exceed the value of the home and they could not help me.

    I love this park. My neighbors look out for one another and we have a safe community for the many families who have young children. Many of the residents here are on social security too and in the same boat as me. I don’t know about anyone else but $700/mo is killing me.

    1. Crystal Adkins says

      Thank you for your input!

      Your situation is the main reason parks scare me. While I understand increases must occur, I don’t see how almost doubling lot rent over a decades can be warranted. At that rate, everyone should turn their property into a park!

      Mobile home park tenants need better protections! I hope you can get some kind of help so you can stay in your home.

      1. R. Parker says

        @Crystal Adkins Thank YOU for providing this information and trying to bring some attention to the problem we who live in “trailer parks” are facing on mass…

        So just 7 months after I posted my first comment here, in the mail today came yet ANOTHER lot rent hike. This one the largest increase yet at $29! I don’t know how I’m going to be able to continue living here, I’ll be going backwards every month now.

        Obviously I’m pissed! I decided to do some research on the owner of our humble community (the residents) and here’s what I’ve found thus far.

        The company, “Equity LifeStyle Properties Inc.” (ELS) a Maryland corporation, together with “MHC Operating Limited Partnership”, operates as a real estate investment trust (REIT) that is traded on the New York Stock Exchange. According to the most recent annual report, 2018, ELS owns or has controlling interest in more than 414 communities in 32 states and Canada with 155,447 home sites. ELS’s stated objective is, “Our primary business objective is to create value for stockholders through effective management of portfolio Properties.

        Here’s the gross revenue of ELS for the past 5 Years ending each on December 31.

        2018 2017 2016 2015 2014
        Total Revenues….. $986,653,000 $925,312,000 $870,435,000 $821,654,000 $776,809,000
        (Source: )

        In 2018, $518,252,000 of the $986,312,000 in revenue came directly from base rents or lot rents.

        You get the idea… our homes are someone else’s nest egg and the ONLY thing that prevent our park from closing is that it is still profitable… well now they have priced me, and probably every one else on SSDI, right out of our homes. I don’t see any recourse atm… talk about stressful!!

        Wanted to give you an update. Something’s got to change… doesn’t it?

      2. Crystal Adkins says

        UGH. This is crazy. The park owners are even warning that tenants should always expect at least a 3% raise every year. Park tenants to band together and demand better protections and regulations. This is beyond ridiculous.
        Thank you for sharing the info!

  20. Steven Kasperski says

    Grand Villa Community, Springfield, Missouri. The park here is a 55+ community. The lot rent is $295.00 a month and includes water, sewer and trash. There are also many nice features of the park for the tenants to use.

  21. Don Brier says

    We live in a Deeded lot Mobile Home Community in Northern California’s Foothill town of Sutter Creek. We pay $78 per month for our HOA fees. All of our utilities are payed to the local jurisdictions. We have Natural Gas throughout the Community. Mobilehome values run beetwe.n $90k and $160K based on recent sales.

    1. Crystal Adkins says

      That sounds like a great situation, Don!

    2. Sunny says

      Places like yours are the reason we know there is no need for their rent increases!

  22. Mardi Wetmore says

    I live in Greentrees in Florence Oregon (on the Oregon Coast). We own the land and are currently paying $223 a month in HOA fees and that includes water, garbage and cable TV. We have a club house, two pools, a small-pool sized hot tub and tennis courts. We also have our own little campground which is great for visiting relatives.

    1. Crystal Adkins says

      Wow, Mardi! That sounds like a great deal! I see your park’s website and it looks beautiful! Happy for you!

  23. DIANA RUVOLO says

    I live in a 55+ Park on Long Island in Calverton NY. My lot rent is $678. per month. My taxes are $1000.00 per year. And that’s with Enhanced STAR. We pay $12.86 per month for garbage pickup. The lot rent includes water and snow removal from street only.

    1. Crystal Adkins says

      Thanks for the report, Diana! That seems fairly reasonable.

  24. MarshWalker says

    Carpinteria Ca – Silver Sands Village – Resident owned park. Next to the Salt Marsh Nature Park and about a block from the beach, our HOA (rent) is about $390 and includes underground utilities, pool, laundry room, clubhouse, car wash bay, trash, sewer, and water. However, to get into the park you have to buy an existing unit; either as a pull-off or to live in. They go from about $500,000 to $750,000!

    1. Crystal Adkins says

      Wow. Thanks for the info!

  25. Val Rogers says

    I live in a 55+ community in Yucaipa, CA. I own my home and am near the top of the park which is surrounded by a Wildlife Corridor near the base of the San Bernardino Mtns. We have paved streets, club house, pool, Jacuzzi, dog walk areas, guest parking. I pay $521/mo which includes sewer and trash. We are responsible for our own yards. The homes are 1970’s and older. Pets allowed under 20lbs excluding service animals, indoor cats which based on our location is the safest place for them. Its clean, quiet and the neighbors are great. Most homes are owner occupied. Its a bit higher rent in this park but we are above the hustle of the city. We are embroiled in negotiations with the city over rent stabilization ordinances and trying to close loopholes that allow predatory investors to raise rents excessively under the guise of improvements which often fail to be performed. We have nearly 50 mobile home parks in our small city which enable our seniors and lower income families an affordable place to live. I must say I never saw myself living in a mobile home. I could afford a stick built home but not in this location. This is absolutely where I want to be.
    Thank you Crystal for the great publication.!

    1. Crystal Adkins says

      Your park sounds wonderful, Val! I’ve read a bit about issues many California parks face and I’m glad there are good people fighting for the homeowners. Thanks for sharing!

  26. Betina Dildy says

    Washington, NC. I pay $175 a month for lot rent and it do not includes anything.

    1. Crystal Adkins says

      That’s a great price! Thanks for sharing, Betina!

  27. Mrs H Ryan says

    Burlington, VT Co-Op all ages, $415/month includes trash, water, sewer, snow removal & common area maintenance.

    1. Crystal Adkins says

      Love those Co-ops! VT seems to be the leader in co-op and tenant-owned parks. The rest of the nation can learn a lot from your state! Thanks for sharing!

  28. J. Hughes says

    I live in a 55 and over park in CA and our rent is $1200 per month, including trash pickup, and it goes up every year in July. People who live here are on a fixed income and just can’t continue paying the high rent, so many long time residents are moving out. I’m still working, but when I retire, I doubt I can continue living there.

    1. Crystal Adkins says

      Wow! that’s a lot of money for lot rent but for CA it seems about average. I hope the real estate market settles down out there soon cause it’s pricing out the working folk and that’s the backbone of society. Thanks for the comment, I hope you the best!

  29. David Brede says

    Green Acres Park in Bothell WA. Best place I ever lived!!! $600.00/ M, Water, sewer and garbage incl. Backyard is a lake!

    1. Crystal Adkins says

      That sounds really nice, David! I love being close to water though I’m not sure why – it just seems relaxing. Thanks for the info!

  30. staci lee says

    What a fabulous article this is! So much great information and pictures (we always love pictures) in a single place is always much appreciated. 😀 Thank you so much for all the work you put into this one. Excellent!

    I also love reading and learning from people’s comments. Who knew that anywhere here in southern California, there could be space rent for less than $800! I’ve been looking for years for a mobile home in a safe location that’s green with mature plantings and have seen $1000/mo on a parking lot in Grover Beach for a “tiny home” (less than 500sf) and well over $4700/mo in Newport Beach. Moorpark is looking much better than Hemet where I thought I’d be stuck.

    1. Crystal Adkins says

      Glad you enjoyed it, Staci!

      Being from WV, it’s hard to wrap my head around a home of any kind costing $4700 a month or more (though I know it’s gorgeous out there and ya’ll have amazing weather). Thank you!

  31. sandy says

    Don’t move to Colorado—my lot rent is $628/month and trash removal another $13/month and water bill averages $75./month====last month I paid $788.+/month for it all!!!!! (On top of my mortgage pymt, which is roughly $800./month!!!!)

    1. Crystal Adkins says

      Hi Sandy! That seems expensive but you get to live in an absolutely gorgeous state! From what I’m reading, $600-700 seems to be about average for the western states. Eastern and southern states seem to average around $500. However, income in the West is a lot higher than the east (except cities like NYC), too, so I guess it all balances out. I bet you have a great view close to you!

      Thanks for sharing!

  32. Dina molino says

    This article and its comments were very helpful. All of us love reading about remodeling, but lots fees and what’s included are most important when making a decision. Thanks to all! And joining you soon!

  33. S Newman says

    $415 a month includes trash pickup. Douglasville, GA – Golden Estates. They also rent and sell mobile homes. Very stringent back ground check keeps out undesirables. Community pool and events. Very wooded so you better be up for raking leaves and keeping your lawn mowed.

    1. Crystal Adkins says

      Thank you for the info!

  34. Sara McGill says

    Newnan GA Brand new Families are welcome Community with all new homes size 1200-1600 sq ft. Lot rent is $510.00 per month includes, pest control. lawn maintenance, service call repairs , play ground and pool. Utilities are not included. Paid cash for our Brand new 1500 sq foot home and love it. Looks like a cottage with front porches across the front.. Set up completely on concrete foundation painted to match. Regular house roof and vinyl siding. Very sturdy and nothing about it feels like a mobile/ manufactured home. All lots are hydro seeded with shrubs planted across the front and a tree is planted in the front yard. Nice size two car concrete parking pad. Inside all dry wall, crown molding throughout. Large fully equiped kitchen with center island and a dining area. Slider glass door off of kitchen with a new 12 X 20 deck. 3 bedrooms and 2 full baths. Beautiful stack stone Fireplace and Huge Built in entertainment center and shelving. Full size laundry room. We’ve lived here for a year as this was purchased as our retirement home. Fantistic Property Manangement. Very Quiet community without worry of any crime. So far, We Absolutely Love it and hope we continue to be happy here cause I pray that I NEVER have to move again.

    1. Crystal Adkins says

      Hi Sara! Thank you so much for all the info. It sounds like you have found a wonderful place to call home! So happy for you and thanks so much for commenting. There seems to be a lot of unhappy park tenant so it’s refreshing to hear from someone that is happy with theirs.

      Thank you!

  35. Devon says

    Grand Isle, Vermont: state-owned park… We have nice lot sizes, in-ground septic on each lot (which the state maintains unless you plug it up with non-sewage) for $325.00 per month. The state hires someone to plow in the winter as well. We pay for the water and trash, but there is a recycling center and trash drop off just a few miles away. Another park in Bolton, VT (also state-owned) has 400+ for lot rent, but includes water and trash.

    1. Crystal Adkins says

      Thank you for the information, Devon! This is so helpful for others wanting to compare parks. Appreciate you!

  36. Kristin says

    Sun Valley Park East Greenwich RI. $400 per month includes water, sewer, trash pick up.

  37. Richie martin says

    327.00 a month with sewer included ( gas,electic,water, garbage ) separate from central Pennsylvania
    Monroeville,pa outside of Pittsburgh 1000.00 lot rent

    1. Crystal Adkins says

      Thank you! This information is so helpful!

  38. Deborah Shott says

    I think I have the most affordable space rent in Californis. $440. a month which includes water,garbage,sewer,upgrade of basic cable, use of pool and clubhouse. My park is Country Club Estates together with the the park accross the creek, Dover we are the Mobilehome Owners Association of Fairfield. We are a 501c3.

    1. Crystal Adkins says

      Thanks for the information, Deborah! Sounds like you do have a great deal going!

  39. JoAnn Trenary says

    Hyde Park, NY. Co-op over 55. $590/mo. includes trash, water, taxes, snow removal and maintenance on common area. (tree removal, underground plumbing etc.)

    1. Crystal Adkins says

      Thank you JoAnn! This information is so helpful to compare rates. Thank you!

      1. Danielle says

        I have lived in in a subpar “gated family community” in Washington State for 10 years. Owners have changed multiple times; not to mention the plethora of community managers. It has no amenities, rule changes with no notices, and rent changes all the time. We started at $425.00 per month. We are up to $800.00 per month. Outrages rules include: chipped paint, community approved paint colors, form to fill out for any landscape changes, transferring responsibility of existing structures like sheds, driveways, ect to residents, 4 sided inspections, 2 cars per lot or be charged $25.00 per month to store extra vehicle at storage lot behind office. I could go on and on. They cant even stay up to code on basic things like providing power to our septic pump regulator( they disconnected it because the alarm kept going off, ). Noone here can afford the increases or cost of ridiculous cosmetic repairs. Cannot sell, rent, or get out of these depreciating homes. Feels like a coffin.

      2. Crystal Adkins says

        I’m sorry, Danielle.

        With the way things are going, I’m recommending that no one moves into a park unless it’s a 55+ park in a rent-controlled area. There are just too many variables that are out of the homeowner’s hands. The best kind of mobile home living is an older paid-off home on a private lot. Otherwise, renting is a better option.
        So sorry.