Texas Mobile Home Park Market: 2026 Data and Outlook

Park count and lot count in Texas

Texas is home to approximately 5400 mobile home parks containing roughly 530,000 lots — making it one of the largest MHP markets in the United States. The average park size is around 98 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 Texas

Average lot rent in Texas parks runs approximately $525 per month as of 2026. Texas's lot rents are in line with the broader Sunbelt average — neither premium nor discount.

Operators benchmarking against the state average should keep in mind that lot rents vary widely by submarket within Texas. 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 Texas

Stabilized MHP cap rates in Texas cluster between 7% and 8.5% as of 2026, placing the state in the tier2 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 Texas 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
  7% – 7.75% — large, fully-stabilized, agency-financeable parks
• Tier-2 typical
  7.75% – 8.25% — mid-size or mixed POH/TOH portfolios
• Tier-3 value-add
  8.25% – 9.5% — smaller or under-occupied parks with infill upside

Regulatory environment in Texas

Texas 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, Texas's Property Code Chapter 94 (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 Texas operators can run a single playbook rather than per-jurisdiction variance.

What to watch in 2026

Texas's growth trajectory means infill is the key value-add lever. Watch for: dealer relationships with capacity to deliver homes on schedule, submarket areas with population in-migration, and any policy changes that could affect manufactured-home permitting. Operators with established infill supply chains will outperform.