Most park owners have a rough idea what their property is worth, and it is usually based on what someone paid for a park down the road a few years ago. Lot rents and cap rates have both moved since then, in opposite directions. The number in your head is probably not the number today.

Plenty of the owners who ask us have no intention of selling this year. That is a perfectly good reason to ask. Knowing where you stand is useful whether you are planning an exit, refinancing, settling an estate, or just deciding whether to push rents.

How we work out the number

A park is valued on net operating income divided by a market cap rate, adjusted for the capital it genuinely needs. That sounds simple and almost never is, because the inputs are where the money hides:

• Your lot rent against the local market. A park charging $150 where comparable parks get $250 is not a weak property. That gap is value, and it belongs in your price rather than in the buyer’s pocket.
• Expenses that are not really the park’s. Plenty of owners run a park alongside a ranch, a farm or another business through one set of books. Every dollar of someone else’s cost sitting in your P&L cuts your NOI — and at a 7% cap rate, $10,000 of it costs you around $140,000 of sale price.
• Land income versus home income. Rent on park-owned homes is a different business from rent on land, with different costs and a different multiple. We separate them and show you both.
• What the taxes and insurance actually become. Not what you pay now — what a buyer pays after a sale resets the assessment and the insurance is re-quoted. Buyers who skip this are the ones who come back asking for a price cut three weeks before closing.

You will get a range rather than a single number, because an honest valuation without a rent roll and a P&L is a range. If you want to tighten it, send the numbers and we will.

Common questions

Is this really free?

Yes. No fee, no listing agreement, and nothing to sign. We buy parks and we source them for investors, so knowing what is out there is worth our time even when nothing comes of it.

Am I committing to sell?

No. A good number of the owners who ask us are years away from selling, or are checking a broker’s opinion, or are working through an estate. Ask and then do nothing — that is a normal outcome and we are fine with it.

Will you call and pester me?

You will get the valuation. If you tell us you are not selling, that is the end of it unless you get back in touch.

How long does it take?

A few business days. We do the work by hand rather than running your inputs through a formula, which is slower and considerably more useful.

What if I do not know some of the numbers?

Estimate. Lot count, roughly how full it is, and what you charge gets us most of the way there. We will ask if we need more.

Already decided to sell?

If you are past the valuation stage and want an actual offer, the full questionnaire collects what we need to make one.

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