Sell Your Mobile Home Park or RV Park for Cash in Florida
Libera Capital Group buys Florida manufactured housing communities and RV parks as-is — aging utilities, storm damage, park-owned homes and all — with a process that respects your residents and Florida’s notice requirements.
- No broker commissions
- Private utilities & septic OK
- Close in as little as 7–14 days*
- Parks of many sizes
Get Your Park Cash Offer
Owners, partners, heirs, attorneys and lenders welcome. Share what you know — a rent roll or T-12 helps, but it is not required to start.
A Florida mobile home park is not just land with pads on it. It is a community of residents, a small utility company, a stormwater system, a set of roads and, for parks covered by Chapter 723 of the Florida Statutes, a heavily regulated landlord-resident relationship with its own rules about rent increases, prospectuses, park rules and what happens when the park is sold. RV parks bring their own mix of transient guests, seasonal visitors and long-term sites, plus Department of Health permitting. When an owner decides to sell, all of this has to be understood by the buyer — and many buyers either do not understand it or cannot finance around it.
Libera Capital Group buys parks directly with our own capital. We are comfortable underwriting aging infrastructure, park-owned homes, mixed resident and transient occupancy, and storm-related damage. We also understand that a park sale affects people’s homes, and we approach every acquisition with that in mind.
This page covers what types of parks we buy, the Florida legal and practical issues involved — especially Chapter 723 notices and the homeowners’ association’s opportunity to purchase — utilities, storm damage, valuation, deal structures, Southwest Florida markets, a cost comparison and frequently asked questions. Nothing here is legal advice; we strongly recommend you work with a Florida attorney experienced in Chapter 723 before and during any park sale.
*Fast closing depends on clear title, available records and the completion of any legally required notice periods.
Why Park Owners Sell to Libera Capital Group
Infrastructure is our problem, not yours
Old cast-iron or galvanized water lines, a package wastewater plant near the end of its life, failing lift stations, potholed roads — we price the work into our offer. You do not need to replace pipes or pave before selling.
No lender delays
Park loans can require years of clean financials, environmental reports and utility inspections, and many parks do not qualify. Our cash purchase removes the financing contingency entirely.
Respect for the community
Residents are not an afterthought. We work with you and your counsel to follow required notices and to communicate clearly so the transition is orderly and lawful.
Flexible exits
Close quickly once notice periods are satisfied, close at the end of season, keep a home or site for yourself, or structure payments over time. We pay normal closing costs and charge no commissions.
What Types of Parks Do We Buy?
All-age manufactured housing communities
Parks where residents own their homes and rent the lot, often with a mix of older single-wide and newer double-wide homes. Many of these are subject to Chapter 723 when there are ten or more lots offered for rent or lease.
55+ communities
Age-restricted parks are common in Southwest Florida, particularly in North Fort Myers, Fort Myers, Port Charlotte, Englewood and Venice. These often have clubhouses, pools and active homeowners’ associations that are engaged in park matters.
RV parks and resorts
Parks with transient and seasonal RV sites, sometimes with park models, cabins or a few permanent residents. Snowbird demand drives winter occupancy across the region.
Hybrid parks
Many Florida parks mix manufactured homes, park models and RV sites. The legal status of each occupant may differ, which affects notices and rights. We review the occupancy mix carefully.
Parks with park-owned homes
Parks where the owner rents out homes as well as lots. Park-owned homes add income but also maintenance and landlord-tenant obligations. If you also own individual homes outside a park, see mobile and manufactured homes.
Distressed and storm-damaged parks
Parks with high vacancy, destroyed homes, debris, failing utilities, open code cases, unpaid taxes or lender pressure. See distressed commercial property and hurricane and flood damage.
How Does Florida’s Mobile Home Act Affect Selling a Park?
The Florida Mobile Home Act, Chapter 723 of the Florida Statutes, governs the relationship between park owners and residents who own their homes and rent lots in parks with ten or more lots. It is one of the most important factors in any Florida park sale. Below is a general overview — not legal advice. The specific obligations depend on your park, your documents and the facts, so please have a Florida attorney who handles Chapter 723 matters guide you.
Notice to the homeowners’ association and opportunity to purchase
Chapter 723 generally requires a park owner who offers the park for sale, or who receives and intends to consider a bona fide offer, to give notice to the officers of a properly formed homeowners’ association that represents the residents. The statute generally gives that association an opportunity to purchase the park — often described as a right of first refusal or right to meet the price and terms — within timeframes the law sets out. There are exceptions and specific procedures for how notices are given and what counts as an offer. The practical takeaway: if your park has a qualifying homeowners’ association, the sale process must account for those notice and response periods, and skipping them can create serious problems.
How we work within that process
- We ask early whether your park has a homeowners’ association and whether it has been formed in a way that triggers statutory rights.
- We structure our purchase agreement so that required notices can be delivered and response periods can run before closing.
- We expect your attorney to manage notices on your side and will cooperate fully with timing and information.
- If the association chooses to exercise its rights and purchase on the terms the law provides, we respect that outcome.
Prospectus, lot rental agreements and park rules
Chapter 723 parks generally must provide residents with a prospectus or offering circular that describes the lot rental arrangement, services, rules and how rent increases work. Lot rental increases and changes in services or rules typically require advance written notice. When a park is sold, these documents carry forward and bind the new owner in important ways. During due diligence we review your prospectus versions, rent increase history and any past disputes or mediation.
Change in use of the land
Florida law places strict requirements on a park owner who wants to change the use of park land — including longer notice periods to residents and, in some cases, relocation-related obligations. If a buyer is considering redevelopment, those rules shape the timeline and cost. Our default approach is to continue operating parks as residential communities, and we will be transparent with you about our intentions.
RV parks and Chapter 513
Mobile home parks, RV parks and lodging parks are also permitted and inspected by the Florida Department of Health under Chapter 513. RV park guests are often transient and may not have the same protections as Chapter 723 residents, but long-term RV occupants and park model owners can raise different questions. Hybrid parks require careful review of who is a resident and who is a guest.
How Do Utilities and Infrastructure Affect a Park Sale?
Infrastructure is often the single biggest variable in park value. Many Southwest Florida parks were built in the 1960s through the 1980s, before central water and sewer reached their area.
Private water and wastewater systems
Some parks operate their own wells and water treatment, a package wastewater treatment plant or large community septic and drainfield systems. These require operator licensing, Florida Department of Environmental Protection or Department of Health permits and regular testing. Aging plants can face consent orders or costly upgrades. We review permits, compliance history and the cost to connect to municipal utilities where available.
Distribution lines and electrical
Underground water and sewer lines inside a park are frequently owned and maintained by the park. Older galvanized or clay pipes leak and break. Electrical pedestals and service may be original and undersized for modern homes and air conditioning. In some parks, the owner purchases utilities in bulk and bills residents; how and what can be charged is subject to law and your prospectus.
Roads, drainage and stormwater
Private park roads, retention ponds and drainage swales need maintenance, and poor drainage worsens flood damage. We budget for paving, drainage and any required stormwater permit work.
How Does Hurricane Damage Affect Mobile Home and RV Parks?
Manufactured housing communities are among the most storm-exposed properties in Florida. Hurricane Charley in 2004 devastated parks in Punta Gorda and Port Charlotte. Hurricane Ian, which made landfall near Cayo Costa on September 28, 2022, destroyed or severely damaged many parks in Fort Myers Beach, San Carlos Island, Iona, North Fort Myers, Pine Island and Matlacha. Helene’s surge and Hurricane Milton’s landfall near Siesta Key in October 2024 caused further damage to parks across Sarasota, Charlotte and Manatee counties.
After a storm, park owners may face debris removal, destroyed homes (sometimes abandoned), damaged utilities, residents who cannot return, insurance disputes and the question of whether replacement homes can meet current elevation and wind-zone requirements. In FEMA special flood hazard areas, replacement manufactured homes generally must be elevated to the required height and anchored to current standards — which can significantly change the economics of a coastal park. We buy storm-damaged parks in their current condition and can work through abandoned-home and debris issues with your counsel.
How Do We Value a Mobile Home or RV Park?
Lot rent income and occupancy
We begin with the number of sites, occupied sites, current lot rents, and the rent increase history permitted under your prospectus. For RV parks, we analyze nightly, weekly, monthly and seasonal revenue by month, recognizing the winter peak.
Expenses and who pays utilities
Whether the park or residents pay water, sewer, trash and electricity makes a large difference. We look at taxes, insurance, payroll, repairs, utilities, management, legal and reserves to arrive at realistic net operating income.
Park-owned homes
Income from park-owned homes is valued separately and more conservatively than lot rent, since homes depreciate and require upkeep. We may value homes individually and factor in their condition.
Infrastructure and regulatory risk
We subtract the expected cost of utility upgrades, road work and storm repairs, and adjust for the time and regulatory process required. Parks with municipal water and sewer and modern electrical generally command higher value than parks with private systems.
Cap rate and comparable parks
We apply a capitalization rate reflecting location, age, utilities, resident stability and storm exposure, and check it against what similar Florida parks have traded for on a per-site basis.
What Deal Structures Are Available for Park Owners?
Cash purchase after required notices
We sign a purchase agreement, your attorney handles any Chapter 723 notices, and we close with a Florida title company once notice periods and due diligence are complete. If no notice obligations apply and title is clear, closing can be quick.
Seasonal timing for RV parks
RV park owners often prefer to finish the winter season before handing over. We can close in spring or at whatever point makes sense for your reservations.
Owner retains a home or site
Some owners live in the park and want to stay. We can arrange for you to keep your home and lease your lot, or to retain a site for a period after closing.
Seller financing
Park owners who have owned for decades may face significant capital gains. Receiving part of the price over time can sometimes help with tax planning. Your CPA and attorney should review any arrangement.
1031 exchange coordination
If you are exchanging into another investment, we will align closing with your qualified intermediary. Please consult a Florida CPA about your specific situation.
Where Are Mobile Home and RV Parks Common in Southwest Florida?
Southwest Florida has one of the densest concentrations of manufactured housing communities in the state. See the Southwest Florida hub for the full region.
North Fort Myers
The Bayshore Road, US 41 and Pondella Road areas are home to many large 55+ manufactured housing communities, some with hundreds of sites. See North Fort Myers.
Fort Myers, San Carlos Island and Iona
Older parks along US 41, Palm Beach Boulevard, McGregor Boulevard and near San Carlos Island were hit hard by Ian’s surge. See Fort Myers and Fort Myers Beach.
Charlotte County: Port Charlotte, Punta Gorda and Englewood
Many parks line US 41 and the harbor area, with long histories of storm damage dating to Charley. See Port Charlotte and Englewood.
Sarasota County: Venice and Nokomis
Venice and the US 41 corridor have numerous 55+ and RV communities. See Venice.
Inland: Lehigh Acres, LaBelle, Clewiston, Moore Haven and Arcadia
Rural parks and RV resorts near the Caloosahatchee and Lake Okeechobee serve anglers, agricultural workers and snowbirds seeking quieter settings. See LaBelle and Arcadia.
Cash Sale vs. Brokered Park Sale: What Does Each Cost?
| Factor | Sell to Libera Capital Group | List with a broker |
|---|---|---|
| Commission | None on a direct sale | Commonly several percent of price |
| Infrastructure repairs | Priced in — no repairs required | Buyers and lenders often require credits or completed work |
| Financing contingency | None | Park loans may require environmental, utility and financial reviews; many parks do not qualify |
| Chapter 723 notices | Required notices still apply; we plan for them | Required notices still apply |
| Holding costs | Shorter | Payroll, utilities, insurance and taxes for months |
| Closing costs | We pay normal closing costs | Seller typically pays doc stamps, title and own counsel |
| Certainty | High after due diligence | Moderate; financing and inspection risk |
For a well-maintained park with municipal utilities and strong financials, an open-market sale can attract many buyers. For parks with private utilities, storm damage or complicated occupancy, a direct cash sale often nets a comparable outcome with far less risk. See cash offer vs. listing.
How Does Selling a Park to Us Work?
- Tell us about the park. Number of sites, occupancy, lot rents, utilities, park-owned homes, whether a homeowners’ association exists, and recent income and expenses.
- Confidential review and site visit. We review your prospectus, utility permits and records, then tour the park.
- Written offer and notice plan. We deliver a written cash offer, typically within 24–48 hours of having what we need, and coordinate with your attorney on any required notices.
- Close and transition. After notice periods and due diligence, we close with a Florida title company, transfer deposits and records, and communicate with residents together with you.
See how it works for more.
Related Property Types and Situations
- Individual mobile & manufactured homes
- Self-storage facilities
- Hotels & motels
- Inherited property
- Tired landlords
- All commercial property we buy
- We buy all-age, 55+, RV and hybrid parks across Florida, with a Southwest Florida focus.
- Chapter 723 generally requires notice to a qualifying homeowners’ association and gives it an opportunity to purchase — work with a Florida attorney.
- Private utilities, aging infrastructure and storm damage are priced into our offer, not required repairs.
- Closing timing accounts for required notice periods; flexible structures are available.
Who Buys Mobile Home Parks in Florida?
Libera Capital Group buys Florida mobile home and RV parks for cash, and park owners typically compare us with a few other kinds of buyers. Large manufactured-housing REITs and national operators pursue bigger, age-restricted or resort-style communities. Regional private operators and funds buy mid-size parks to improve and hold. Resident groups sometimes organize to purchase their own community. Specialty park brokers market properties to all of these, and a few distressed parks sell at auction.
Fit depends mostly on infrastructure and rents. A well-run park on city water and sewer with occupied lots and documented rent history can be financed readily. A park with private wells, septic or package plants, many park-owned homes, deferred road and electric work or storm damage narrows the field, and a Southwest Florida cash buyer that underwrites those systems directly is often a practical choice.
Frequently Asked Questions about Selling a Mobile Home or RV Park
Who buys mobile home parks in Florida?
Libera Capital Group buys mobile home parks and RV parks in Florida for cash, including communities with aging utilities, vacant lots, park-owned homes or hurricane damage. We review lot-rent history, utility systems and resident agreements, and your attorney handles any notice owed to a homeowners’ association under Florida law. Call (239) 686-0823 or use the form. Stabilized parks may attract institutional buyers through a park broker; our cash vs. listing guide lays out both options.
Do I have to notify residents before selling my park?
In many cases, yes. Chapter 723 generally requires a park owner to notify a qualifying homeowners’ association when offering the park for sale or considering an offer, and it gives the association an opportunity to purchase under statutory terms. Requirements depend on your park’s facts, so consult a Florida attorney experienced in Chapter 723.
What if the homeowners’ association wants to buy the park?
If the association has rights under the statute and exercises them according to the law, it may be able to purchase. We structure our agreement so the required process can run, and we respect the outcome. Your attorney will advise on how this works for your park.
Will you buy a park with a private sewer plant or wells?
Yes. Many Southwest Florida parks have package plants, community septic systems or private wells. We review permits, testing and compliance history, estimate upgrade or connection costs and include them in our offer.
Do you buy parks damaged by Hurricane Ian or Milton?
Yes. We buy damaged parks with destroyed or abandoned homes, debris and utility damage. We account for FEMA flood zone elevation and anchoring requirements for replacement homes and can work through abandoned-home issues alongside your counsel.
Do you plan to redevelop parks you buy?
Our default approach is to keep parks operating as residential communities. Florida law imposes strict notice and other requirements on any change in land use, and we will be upfront with you about our plans for your park.
How do you treat park-owned homes?
We value park-owned homes separately from lot rent, considering each home’s age and condition and any existing rental agreements. They can be included in the purchase or handled separately, depending on what you prefer.
Do you buy RV parks with mostly seasonal guests?
Yes. We analyze revenue month by month to account for the winter peak, review your Department of Health permit and reservation system, and can time closing after your busy season.
Can I keep living in my home in the park after selling?
Often yes. We can agree for you to keep your home and lease your lot, or retain a site for a set period after closing. Terms are agreed in writing before closing.
How do you value a mobile home park for a cash offer?
We value a mobile home park mainly on lot rent income, occupancy, expenses and the condition of its infrastructure. Utility setup (city water and sewer versus private wells or a package plant), roads, drainage and the number of park-owned homes all matter. We compare similar park sales, subtract capital needs, closing costs and a margin for risk, and explain the math in writing. Below-market lot rents are weighed realistically under Florida’s rules for rent increases.
Can I sell an RV or mobile home park that floods or has drainage problems?
Yes, we buy RV and mobile home parks with flooding, drainage or road problems. Many Florida parks sit in low areas near rivers or the coast, and repeated flooding affects insurance, occupancy and resident safety. We consider flood zones, site elevation, stormwater systems and repair costs in our offer. You do not need to regrade, repave or rebuild pads before selling.
What documents do I need to sell a mobile home park in Florida?
Plan on providing a rent roll, lot rental agreements, the park prospectus, one to two years of income and expenses and utility details. If the park has its own sewer or water plant, include permits and recent inspection reports. Records of park-owned homes, their titles and any pending resident disputes also help. Missing paperwork does not stop a sale, but it may slow due diligence and affect price.
Can I sell a mobile home park with unpaid lot rent or problem residents?
Yes, we buy parks with delinquent lot rents, abandoned homes and resident disputes. Florida’s Mobile Home Act sets specific procedures for evictions and for homes left behind, so pending matters are reviewed during due diligence and addressed in the contract. Share your delinquency report, notices sent and any court filings. A Florida attorney experienced with Chapter 723 can advise on open cases.
How long does it take to sell a mobile home park for cash in Florida?
Timing depends mostly on resident association notice requirements, utility permits and title, and we close on your schedule once those are clear. If residents have a homeowners’ association, Florida’s Mobile Home Act may require notice and a chance for the association to buy before you sell to someone else. Parks with private utilities may need permit transfers. We map these steps at the start so you have a realistic closing date.
Talk to a Direct Buyer About Your Park
Share your site count, occupancy and utility details, or call (239) 686-0823. Confidential, no commissions, no repairs.