2026 mobile home park industry statistics.
Park count, lot inventory, rent levels, cap rates, and 2026 outlook — aggregated from public US Census manufactured-housing data, MHI shipment reports, and BLS housing surveys.
Park count by region
The United States has approximately 44,000 mobile home parks, distributed roughly as follows. Park counts are estimates compiled from the US Census Bureau Manufactured Housing Survey, MHI industry reports, and state-level inventory surveys. Actual counts fluctuate as parks come online (slowly) and existing parks are redeveloped.
| Region | Approximate park count | Approximate lot count | Avg lot rent |
|---|---|---|---|
| South | ~13,500 | ~1,100,000 | ~$430 |
| Midwest | ~9,500 | ~660,000 | ~$435 |
| Sunbelt | ~10,000 | ~1,200,000 | ~$595 |
| West Coast | ~5,200 | ~600,000 | ~$815 |
| Northeast | ~3,200 | ~210,000 | ~$615 |
| Mountain / West | ~2,800 | ~190,000 | ~$535 |
Cap rates and pricing
Mobile home park cap rates compressed substantially through the 2010s — from a 9-10% national average in 2014 to a 5.5-6.5% average in 2021. The 2022-2023 rate-shock reversed some compression, and the market has stabilized since at moderately wider levels. The 2026 picture by tier:
| Tier | Stabilized cap rate range (2026) | Typical asset profile |
|---|---|---|
| Tier 1 (top metros, agency-financeable) | 6.0% – 7.0% | Stabilized, TOH-heavy, 200+ lots, strong submarket |
| Tier 2 (secondary markets) | 7.0% – 8.5% | Mid-size, mixed POH/TOH, 100-300 lots |
| Tier 3 (rural / value-add) | 8.5% – 10.5% | Smaller parks, infill upside, deferred maintenance |
Within each tier, POH-heavy parks typically price 25-50 basis points wider than comparable TOH-heavy parks because the income stream is considered less durable.
Manufactured housing shipments — leading indicator of demand
Annual manufactured-home shipments (the count of new homes leaving factories) is the cleanest leading indicator of MHP infill demand. Recent years:
| Year | Manufactured home shipments | YoY change |
|---|---|---|
| 2020 | ~94,000 | +1.5% |
| 2021 | ~106,000 | +12.8% |
| 2022 | ~112,000 | +5.7% |
| 2023 | ~89,000 | -20.5% (rate shock) |
| 2024 | ~95,000 | +6.7% |
| 2025 | ~106,000 | +11.6% |
Source: US Census Bureau Manufactured Housing Survey, monthly shipment reports.
Rent control landscape
Statewide MHP-specific rent control as of 2026:
- California — 5% + CPI, capped at 10% (Mobilehome Residency Law)
- Oregon — 7% statewide on month-to-month tenancies
- Vermont — Statewide cap on certain tenancy types
- Colorado — Specific MHP cap under §38-12-200.1
- Delaware — Statewide MHP-specific cap
Local-only rent control (specific cities/counties): Washington, Maine, Massachusetts, New Jersey, New York, Connecticut, Minnesota. Several additional states have introduced statewide proposals in recent legislative sessions that have not yet passed.
For state-by-state detail, see our 50-state rent control hub.
Software adoption among operators
Operator-software adoption surveys consistently show steady migration off spreadsheets toward purpose-built tools. As of 2026:
- ~78% of operators with 500+ lots use a property management platform (up from 51% in 2022)
- ~52% of operators with 100-500 lots use a platform
- ~24% of single-park owner-operators use a platform — most still on spreadsheets
The fastest-growing segment of adoption is the 100-500 lot tier, where operators are aging out of spreadsheets but haven't yet committed to enterprise tools. This is the bullseye market for purpose-built MHP software.
Sources and methodology
Data on this page is aggregated from the following public and industry sources:
- US Census Bureau — Manufactured Housing Survey, monthly shipment reports, American Housing Survey
- Manufactured Housing Institute (MHI) — Annual industry reports, state-by-state shipment data
- Bureau of Labor Statistics (BLS) — Consumer Price Index for housing, regional rent data
- Real Capital Analytics — Public transaction data, cap rate trends
- State landlord-tenant statutes — Cited individually on each state page
- Lotly aggregation — Anonymized operator data from the Lotly platform
Estimates are approximations and should not be used for individual underwriting decisions without verification against primary sources. For any specific market, validate against recent transaction comparables and local conditions.