Mississippi Mobile Home Park Market: 2026 Data and Outlook

Park count and lot count in Mississippi

Mississippi is home to approximately 650 mobile home parks containing roughly 41,000 lots — making it a significant MHP markets in the United States. The average park size is around 63 lots, consistent with mid-size operator portfolios.

These figures are estimates compiled from US Census manufactured-housing data, MHI shipment reports, and state-level MHP industry surveys. The actual count fluctuates as new parks come online (slowly) and existing parks redevelop into other land uses (also slowly).

Lot rent levels in Mississippi

Average lot rent in Mississippi parks runs approximately $320 per month as of 2026. Mississippi's lot rents sit at the lower end of national averages, consistent with South's overall housing-cost profile.

Operators benchmarking against the state average should keep in mind that lot rents vary widely by submarket within Mississippi. Metro-area parks routinely run 30–60% above the state average; rural parks often sit 20–30% below. The state average is a starting point, not a price-setting input.

Cap rates and valuation in Mississippi

Stabilized MHP cap rates in Mississippi cluster between 8% and 9.5% as of 2026, placing the state in the tier3 tier of MHP markets nationally. Lower cap rates apply to larger, fully-stabilized, TOH-heavy assets in the strongest submarkets; higher cap rates apply to smaller, value-add, or POH-heavy parks.

Recent transactions in Mississippi reflect the macro cap-rate stabilization that played out across MHP nationally in 2024-2025. Cap rate compression of the 2018-2021 era is over; the new normal is range-bound pricing with mild upward movement in higher-rate environments.

• Tier-1 stabilized
  8% – 8.75% — large, fully-stabilized, agency-financeable parks
• Tier-2 typical
  8.75% – 9.25% — mid-size or mixed POH/TOH portfolios
• Tier-3 value-add
  9.25% – 10.5% — smaller or under-occupied parks with infill upside

Regulatory environment in Mississippi

Mississippi has no MHP rent control as of 2026. Operators retain pricing flexibility, which is reflected in slightly tighter cap rates relative to comparable rent-controlled states. Watch for state legislative activity each session — proposals that haven't passed often return.

Beyond rent control, Mississippi's Miss. Code Title 89, Chapter 8 governs the broader MHP landlord-tenant relationship — notice periods, eviction procedures, lease requirements. Compliance is uniform across the state, so multi-park Mississippi operators can run a single playbook rather than per-jurisdiction variance.

What to watch in 2026

Mississippi's stable market means operational excellence drives returns more than market-timing. Watch for: vendor cost trends (insurance, taxes), labor costs for on-site managers, and submarket-level rent dynamics. Outperformance in stable markets comes from running a tighter operation than the average operator, not from market beta.