No Restrictions on Acquisitions in Mobile Home Market
Jennifer Ludovis, a spokeswoman for Equity Lifestyle Properties, which owns Colony Cove where resident Calabrese resides, emphasized the company’s commitment to creating a community where residents feel proud to live. She noted that they strive to foster an environment that reflects this mission.
In terms of financial projections, it’s expected that rents will increase by an average of 4.2% annually between 2017 and 2026. This rise is positioned to keep mobile home costs competitive compared to other housing options available in the region.
According to recent census data, there are approximately 7.2 million mobile homes across the United States, representing about 5.4% of the country’s housing inventory. Many residents residing in these parks include elderly individuals on fixed incomes, people with disabilities, and families facing financial constraints. A significant concentration of mobile home communities is found in southern states such as Florida, Louisiana, and Mississippi. New Mexico leads the nation, with 15% of its homes categorized as manufactured homes.
While the price of existing homes continues to rise, mobile homes remain a more affordable alternative. The U.S. Census reveals that the average cost of a new mobile home in 2025 was $131,200. In stark contrast, the average price of a new single-family home, including land, soared to $530,000, according to data from the Federal Reserve Bank of St. Louis. Typically, mobile homeowners rent the land beneath their homes while covering utilities and homeowners association fees.
In January, President Donald Trump advocated for a moratorium on institutional investors purchasing single-family homes, asserting that such actions would hinder the American dream of homeownership. The Pathway to 21st Century Housing Act, currently under consideration in Congress, includes a provision banning institutional investors from buying single-family homes. However, it does not extend this ban to mobile home purchases, nor did the president address this sector in his earlier remarks.
Several states have begun addressing these concerns independently. Recently, Maine enacted four new laws designed to protect mobile home residents, which include granting the right of first refusal when a park goes up for sale and enabling communities to buy their parks. Additionally, the Michigan Senate advanced a bill aimed at tightening regulations for mobile home parks, thereby enhancing protections for residents. This legislation is currently progressing through the Michigan House of Representatives.
Issues Plaguing Mobile Home Communities
Reports of unsafe living conditions and eviction threats, such as those experienced by Brown at Buck Island, are a common plight among residents in Homes of America communities situated in Mississippi, Louisiana, and Texas. A lawsuit filed in March by a former employee sheds light on these troubling practices.
Elvin Zapata, a former regional manager overseeing Homes of America properties from 2024 to 2025, has taken legal action against the company. He alleges he was dismissed for raising concerns about its operations. According to his court filings, the company regularly concealed mold issues from residents, opting to forgo professional remediation in favor of cost-saving measures. Furthermore, Zapata claims the firm targeted renters with poor credit and low incomes to fulfill park quotas, promptly evicting those unable to pay rent.
