Park count and lot count in New Jersey
New Jersey is home to approximately 300 mobile home parks containing roughly 21,500 lots — making it a smaller but established MHP markets in the United States. The average park size is around 72 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 New Jersey
Average lot rent in New Jersey parks runs approximately $750 per month as of 2026. New Jersey sits at the higher end of the Northeast range, reflecting both metropolitan cost-of-living and constrained land supply.
Operators benchmarking against the state average should keep in mind that lot rents vary widely by submarket within New Jersey. 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 New Jersey
Stabilized MHP cap rates in New Jersey cluster between 6% and 7% as of 2026, placing the state in the tier1 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 New Jersey 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 stabilized6% – 6.5% — large, fully-stabilized, agency-financeable parks
-
Tier-2 typical6.5% – 6.75% — mid-size or mixed POH/TOH portfolios
-
Tier-3 value-add6.75% – 8% — smaller or under-occupied parks with infill upside
Regulatory environment in New Jersey
New Jersey doesn't impose statewide rent control on MHP, but several cities and counties have local caps. Operators with New Jersey parks in regulated submarkets should price acquisitions accordingly — the underwriting math differs meaningfully between rent-controlled and rent-uncontrolled jurisdictions even within the same state.
Beyond rent control, New Jersey's Mobile Home Park Disclosure Statement (NJSA 2A:42-95) governs the broader MHP landlord-tenant relationship — notice periods, eviction procedures, lease requirements. Compliance is uniform across the state, so multi-park New Jersey operators can run a single playbook rather than per-jurisdiction variance.
What to watch in 2026
New Jersey'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.