Mobile Home Park and RV Park Loans
Buy, refinance or reposition a manufactured housing community or RV park. Tribune Funding compares agency, bank, SBA, CMBS and bridge lenders that actively finance parks, from 30-pad family parks to institutional communities, so you get the leverage and terms your business plan needs.
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Mobile Home Park Loan Programs
Agency MHC (Fannie Mae and Freddie Mac)
Non-recourse, long amortization for stabilized, professionally managed communities. Best pricing in the sector.
Bank and credit union
Recourse loans for smaller parks, park-owned homes and owners with a banking relationship.
CMBS
Non-recourse, assumable loans for stabilized parks that don’t fit agency rules.
SBA 7(a) and 504 for RV parks
RV parks and campgrounds operate as businesses, so SBA can finance them with as little as 10% to 15% down.
Bridge and value-add
Fill vacant pads, convert to lot rent, fix infrastructure or move park-owned homes to residents.
Infill and park-owned homes
Separate financing for homes you bring in to fill pads, so the land loan stays clean.
Typical Mobile Home Park Loan Terms
Typical market quotes as of November 2026. Your terms depend on the property, leverage, your experience and the lender type.
| Program | Rate | Term | Max leverage | Close time |
|---|---|---|---|---|
| Agency MHC | ~5.75% to 6.75% | 5 to 30 years | Up to 75% to 80% | 45 to 75 days |
| CMBS | ~6.25% to 7.25% | 5 to 10 years | Up to 75% | 45 to 75 days |
| Bank or credit union | ~6.5% to 8% | 5 to 25 years | 65% to 75% | 30 to 90 days |
| SBA (RV parks) | ~6% to 10% | 10 to 25 years | Up to 85% to 90% | 60 to 120 days |
| Bridge (private/debt fund) | ~8% to 12% | 12 to 36 months, IO | 65% to 75% LTV | 1 to 4 weeks |
What Lenders Look At
| Factor | What lenders want |
|---|---|
| Occupancy | Stabilized occupancy, often 85% to 90%+ for permanent loans |
| Park-owned homes | Limited share of park-owned homes, often under 10% to 25% depending on the lender |
| Utilities | City water and sewer preferred; private wells, septic or package plants need inspection and reserves |
| DSCR | 1.25x to 1.35x on permanent loans |
| Sponsor | Park ownership or management experience, liquidity and net worth |
| RV mix | Transient RV sites count less; long-term and annual sites are valued more |
Who These Loans Are For
- Investors buying their first or next manufactured housing community
- Owners refinancing a bank loan into long-term, non-recourse debt
- Value-add buyers filling vacant pads or converting to lot rent
- RV park and campground operators buying or expanding
- Mom-and-pop owners selling or recapitalizing a park
What You Will Need
- Purchase contract or current mortgage statement
- Trailing 12-month operating statement and current rent roll
- Two to three years of property financials (tax returns only for full-doc bank and SBA programs)
- Personal financial statement and schedule of real estate owned
- Entity documents for your LLC or corporation
- Photos, capital improvements list and any existing reports
- Utility details: city water and sewer or private systems, and who pays
- Count of tenant-owned homes, park-owned homes and vacant pads
How It Works
- Send the deal. Share the property, price or value, rent roll or financials, and what you need. It takes about 10 minutes and doesn’t pull your credit.
- We match lenders. We take the file to the agency, bank, SBA, CMBS, debt fund and private lenders that actively finance this property type.
- Compare term sheets. You see rate, leverage, term, recourse and prepayment side by side and pick the best fit.
- Close. Appraisal, environmental and other third-party reports, then closing. We stay on the file until it funds.
Why Mobile Home Park Loans Get Declined, and the Fix
| Problem | Fix |
|---|---|
| Too many park-owned homes | Sell homes to residents or finance them separately before the permanent loan |
| Private water or sewer | Order inspections early and budget repair reserves; some lenders specialize in these parks |
| Occupancy below agency minimums | Use a bridge loan to fill pads, then refinance into agency debt |
| Seasonal RV income | Show three years of history; SBA and banks look at the business, not just one season |
| Unpaid utility bill-backs | Implement and document utility reimbursement before you apply |
Mobile Home Parks vs. RV Parks
Lenders treat manufactured housing communities as real estate: residents own their homes and pay lot rent, so income is steady and agency lenders compete for the loans.
RV parks and campgrounds are underwritten more like a business because nightly and seasonal guests drive revenue. That usually means bank, SBA or private financing, with more weight on operating history and management.
Related Programs and Guides
- Commercial real estate loans
- Bridge loan programs
- DSCR commercial loan requirements
- SBA 7(a) vs. private term loans
- Commercial loan calculator
Frequently Asked Questions
How much down do you need for a mobile home park loan?
Usually 20% to 25% for agency and bank loans on stabilized parks, and 25% to 35% for smaller or value-add parks. RV parks financed with SBA can go as low as 10% to 15% down.
Do Fannie Mae and Freddie Mac finance mobile home parks?
Yes. Both run manufactured housing community programs with non-recourse, long-term loans for stabilized, well-run parks.
Can I finance a park with private water and sewer?
Yes, but expect inspections, reserves and fewer lender options. Some lenders specialize in these parks.
Can you get an SBA loan for an RV park?
Yes. RV parks and campgrounds are operating businesses, so they can qualify for SBA 7(a) and 504 loans when the owner operates them.
What DSCR do mobile home park lenders want?
Most permanent lenders want 1.25x to 1.35x. Bridge lenders focus on the business plan and exit.
Get Mobile Home Park Loan Quotes
Send us the park, the rent roll and your plan. We’ll show you what agency, bank, SBA and bridge lenders will offer. Submitting a scenario doesn’t pull your credit.
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Prefer to talk? Email Loans@tribunefunding.com or call 323-632-3279.
Tribune Funding is a commercial loan broker, not a direct lender. We arrange business-purpose financing through a network of lenders. Rates and terms are typical market ranges, not offers or commitments, and depend on the property, borrower and lender. Loans are for business and investment purposes only.
When you’re ready to start investing, submit your loan application and select your preferred loan option based on your project. There is no credit pull, so you don’t have to worry about your application affecting your credit score.