Park count and lot count in New York
New York is home to approximately 270 mobile home parks containing roughly 29,800 lots — making it a smaller but established MHP markets in the United States. The average park size is around 110 lots, skewed toward larger institutional-scale assets.
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 York
Average lot rent in New York parks runs approximately $685 per month as of 2026. New York's lot rents are in line with the broader Northeast average — neither premium nor discount.
Operators benchmarking against the state average should keep in mind that lot rents vary widely by submarket within New York. 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 York
Stabilized MHP cap rates in New York 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 York 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.
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Tier-1 stabilized6% – 6.5% — large, fully-stabilized, agency-financeable parks
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Tier-2 typical6.5% – 6.75% — mid-size or mixed POH/TOH portfolios
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Tier-3 value-add6.75% – 8% — smaller or under-occupied parks with infill upside
Regulatory environment in New York
New York doesn't impose statewide rent control on MHP, but several cities and counties have local caps. Operators with New York 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 York's Real Property Law §233 (Manufactured Home Tenancies) governs the broader MHP landlord-tenant relationship — notice periods, eviction procedures, lease requirements. Compliance is uniform across the state, so multi-park New York operators can run a single playbook rather than per-jurisdiction variance.
What to watch in 2026
New York's tight market means acquisition opportunities are scarce. Watch for: distressed seller situations (especially older operators reaching exit age), broker pocket-listings before they hit the market, and any submarket softening that signals cap rate widening. Operator buyers with patient capital will outperform those who chase compressed-cap deals.