The Backbone of Affordable Housing: States with the Most “Mom and Pop” Mobile Home Parks in the US

When you read the headlines about the mobile home park industry today, it’s easy to think that massive private equity firms and corporate conglomerates have taken over. However, the data tells a very different story. The true heart of the manufactured housing industry remains the independent, “Mom and Pop” owners who have built, managed, and cared for their communities for decades.

Across the United States, there are more than 43,000 manufactured home communities . While corporate trackers indicate that private equity firms own roughly 1,900 to 2,000 of these parks , this means that the overwhelming majority—over 40,000 communities—are still independently owned and operated.

If you are one of these independent owners, you are part of a vital network providing affordable housing across the country. But where are these “Mom and Pop” parks most concentrated?

The Top States for Independent Mobile Home Parks

The distribution of mobile home parks is not even across the country. Certain states, driven by climate, historical development, and housing demand, have massive concentrations of manufactured housing. Because the vast majority of parks nationwide are independently owned, the states with the highest total number of parks naturally have the highest number of “Mom and Pop” owners.

Based on recent industry data regarding total manufactured housing units and community counts , here is a look at the states leading the nation:

Rank	State	Industry Presence & “Mom and Pop” Concentration
1	Texas	Texas leads the nation by a wide margin, boasting over 550,000 manufactured homes. The sheer size of the state means thousands of independent parks operate outside the major metros.
2	Florida	With over 824,000 mobile home units, Florida is a massive market . While corporate buyers are highly active here, the state’s long history of retirement communities means thousands of parks remain in the hands of the families who built them decades ago.
3	North Carolina	North Carolina is a powerhouse for manufactured housing, with over 500,000 units . The state is characterized by a high density of smaller, rural, and suburban parks, making it a prime location for independent “Mom and Pop” operators.
4	Pennsylvania	Pennsylvania is home to nearly 2,300 manufactured home communities . This exceptionally high number of individual parks points to a deeply rooted tradition of independent, family-owned operations across the state.
5	South Carolina	Combined with its northern neighbor, the Carolinas represent a massive hub. In South Carolina, manufactured homes make up over 10% of all housing units, supported by hundreds of independent park owners.

Note: While states like Connecticut have a smaller overall footprint, their markets are highly regulated and often feature long-term, multi-generational “Mom and Pop” ownership.

The Unique Challenges for Independent Owners Today

While “Mom and Pop” owners are the backbone of the industry, operating a park today is more complex than it was twenty years ago. Independent owners in our key focus states face unique, state-specific challenges:

•Florida (FL): Owners must navigate strict regulations under Florida Statute 723, which dictates how and when a park can be sold, including mandatory notices to homeowners’ associations.

•Pennsylvania (PA): The Manufactured Home Community Rights Act (Act 156) requires specific notifications and processes when an owner decides to sell or close a community.

•Connecticut (CT): Connecticut’s “Opportunity to Purchase” laws (CGS § 21-70b) give resident associations a right of first refusal, adding significant time and legal complexity to any sale.

•The Carolinas (NC & SC): While historically less regulated regarding sales, both states are seeing increased legislative scrutiny and a push for stronger tenant protections, changing the landscape for independent operators.

Are You Ready for Your Next Chapter?

For many “Mom and Pop” owners in Florida, North Carolina, Pennsylvania, South Carolina, and Connecticut, the increasing regulatory burden, rising operational costs, and the simple desire to retire are prompting thoughts of selling.

If you are considering stepping away from the day-to-day management of your park, you don’t have to sell to a faceless corporation. We specialize in working directly with independent owners in these specific states.

We understand the legacy you’ve built. We know how to navigate the complex legal requirements in states like FL, PA, and CT, taking the burden off your shoulders. Most importantly, we offer a direct, confidential process with fair cash offers and zero broker commissions.

Your park is your legacy. Let’s discuss how we can help you transition smoothly while honoring the community you’ve built. Contact us today for a private conversation.