When considering the purchase of a mobile home park as compared to an RV park there are many considerations. While mobile home parks and RV parks are often sold by the same brokers and are combined in one facility, they are not the same and both require different amounts and types of management.
The following comparisons are for Overnight/Destination RV parks as compared to the common mobile home park in which the lots are hired out monthly. In many cases, the in season or extended stay RV parks will have more of the mobile homes for sale qualities of the typical mobile home park rather than those of the Overnight/Destination type RV parks.
Time Stay: Mobile Home owners are in the park permanently or at least until they sell their home and move someplace else. RVer’s are in the park for usually a week or less. The longer a home or kama’aina ( stays in the park, a lot more likely it sports the qualities of a mobile home park and the less time a home or kama’aina ( stays in the park, a lot more likely it will appear to be the operations of an RV park.
Management: This is probably one of the most significant differences between RV and mobile home parks. In most cases, it takes less time and manpower to run a mobile home park than an RV park. There are several factors for this: With a mobile home park, the manager will typically see the residents of each space only once per month when the rent is paid and anytime there is a problem. However, with an RV Park you may have a new rv in the space every day or every week. You may have to acquaint them with the park, the facilities, and in some cases the area. How to get here or there, where to eat, etc.
In addition, many RV parks will have showers and bathrooms that need to be cleaned many times during the day. Most mobile home owners have their own showers and toilets.
In Mobile Home Parks, the manager usually only maintains the common areas and the residents maintain their own spaces, etc. However, in an RV Park, the manager will not only take care of the common areas, but should check each space to make sure it is clean before leasing. As before, these spots may have a different RV’er each day and therefore it is ongoing.
Easy Movement: While it will cost an owner of a mobile home 1-2 thousand dollars or more to move their mobile home out of the park and arrange it someplace else, online resources an Recreational Vehicle can get together, move and reset to zero their RV up in another park in one or two hours or less and for the cost of gas. Thus, you have to work much harder at keeping the RV’er delighted by the park if you want to keep them there.
Eviction: In a mobile home park if you have someone that’s not paying rent or causing other problems, you will have to go to court and deal with the family court judges and it might take several weeks to have them evicted out of the park. However, in an RV Park, the rent is usually paid in advance and if it is not paid, you should be able to have the RV removed immediately for lack of payment or other issues. These laws change from state to convey so make sure to check first to stay legal.
Utilities: In a mobile home park the park owner will generally pay just the utilities for any common areas and buildings as well as for street lights. The individual mobile home owners will pay for their own gas, electric, water, sewer, cable, and internet. However, in an RV Park, this is all enclosed up in a nightly or every week rate and that rate should be adjusted to include all these utilities and amenities. You might shudder when a big 40′ rig drags in the middle of Come early july and powers up a couple of a/c units after pushing into your electric pedestal.
Other Improvements: While both RV & MH parks will have the sites, utilities, roads, it’s quite common for RV parks to also have a store, recreational corridor, and bathrooms and showers. In addition, a higher percentage of RV parks compared to MH parks will have a swimming pool and other recreational facilities such as shuffleboard, basketball, and video games. What this will equal is once again, more management hard work. An RV Park of 400 spaces will probably have few times more employees than the usual comparably sized mobile home park.
Taxes: Just like the taxes you pay when you stay at a lodge, you will pay taxes to stay in an RV park. Usually the only way around the lodging/transient tax is to stay for 30 days or more. The residents in a mobile home park are not susceptible to this type of tax. They are just susceptible to the yearly mobile home taxes to the local treasurer. The park owner will pay the taxes on the land (dirt and improvements) for both MH & RV parks.