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Featuring high-end architectural features both inside and out, the Altitude series is for those seeking an elevated home ownership experience and exceptional value.
PUBLISHER Patrick Revere | patrick@mhvillage.com
SENIOR GRAPHIC DESIGNER Merit Kathan | merit@mhvillage.com
CONTRIBUTING EDITOR George Allen | gfa7156@aol.com
EDITORS Dawn Highhouse | dawn@mhvillage.com, Sean Vichinsky | sean@mhvillage.com
CONTRIBUTORS Steven Blank | Suzanne Felber | Darren Krolewski Ferd Niemann | Steve Pennington
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Patrick Revere is vice president of communications at MHVillage and publisher for the MHInsider magazine and blogs. His background is in print news, language, and communication.
A LITTLE BIT MORE OF ‘WAIT AND SEE’?
This time last year, we were in anticipation of the Federal Reserve’s first rate cuts since the pandemic recovery-era ramp up to stave off inflation. We received those rate cuts, and the Fed has recently indicated that it may lower rates again in the fall. Some analysts fear that aggressive rate cuts could fuel inflation and contribute to a potential recession.
The consumer price index has mostly stayed down. To that end, retail sales have been up, and now some economists are beginning to think that, outside of some force majeure, the U.S. could experience GDP growth in the quarters to come.
So, while there always seems to be some eyebrow-raising news sound bite, we keep making the calls and booking those appointments, forging that path to homeownership for so many. We can do so knowing that, perhaps, in the months to come the return calls will arrive a little quicker, and maybe just a little more often, too.
Keep digging, manufactured housing professionals; the work is sorely needed.
Have Industry News, Events, or Editorial Content You'd Like to Share?
Contact our Publisher, Patrick Revere at (616) 888-6994, or patrick@mhvillage.com
CONSTRUCTION LENDING
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Comprehensive Lending
From one-time close loans to specialized financing for unique property types— including manufactured, modular, and alternative housing—we support your vision at every stage.
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Industry Leadership
Backed by strong executive relationships with Fannie Mae and Freddie Mac, our leadership drives market evolution, positioning our partners at the forefront of opportunity.
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Tailored Loan Solutions
Homeownership isn’t one-size-fits-all. That’s why we offer a diverse range of lending options designed to meet unique financial needs, making homeownership more attainable.
Fewer Barriers to Financing
From one-time close construction loans utilizing FHA, VA, or Fannie Mae programs to flexible credit terms and low down payment options, we provide borrowers with financing solutions that fit their path to homeownership.
Smarter Home Loan Experience
Powered by Octane ®, a proprietary mortgage platform, we automate 90% of the process— streamlining approvals, reducing paperwork, and helping borrowers close faster with less hassle.
Expertise Across Home Types
With deep experience in off-site construction financing, we provide lending solutions for a wide range of property types, including manufactured and modular homes, barndominiums, tiny homes, and community developments featuring these home types.
Contact us to learn more about how Cardinal Financial can elevate your construction lending experience.
INDUSTRY
LP Building Solutions Enters New Partnership
LP Building Solutions has entered a new partnership with Feldco Windows, Siding & Doors, a leading Midwest provider of replacement windows, siding, and doors. The collaboration means Feldco customers will have access to the LP® SmartSide® ExpertFinish® Trim & Siding collection. “We know homeowners value having choices for their home improvement projects, and we are excited to now offer LP® SmartSide® ExpertFinish® Trim & Siding to our customers,” Feldco President Ron Gerstung said. “The LP team has made the integration process seamless, and I am confident this partnership will be a great success.”
Cavco Industries Completes Brand Unification
Cavco Industries, midway through the celebration of its 60th year in business, has announced that it is unifying its extensive manufacturing brand lineup under the Cavco name, strengthening its national brand identity and recognition. The repositioning leverages the resources, experience, and vision of the corporate brand. “With Cavco’s growth and our focus on the customer experience, the time is right to rethink how we can improve the customer’s ability to quickly focus their home search,” Cavco President and CEO Bill Boor said. “This realignment to a single brand that focuses on product characteristics will transform how we go to market across our national manufacturing operation, leveraging our investment in digital marketing, and opening new national marketing opportunities. It’s a big win for Cavco, our retail partners, and, most importantly, our homebuyers.”
Acquired companies that have continued to operate under their historic names — like Commodore Homes of Pennsylvania and Chariot Eagle in Ocala, Fla. — will now be known as Cavco — Clarion and Cavco — Ocala, respectively.
Sonos Capital Initiates New Fund
Sonos Capital has introduced its newest investment fund, another step in its mission to support affordable housing and offer dependable returns to investors. The firm’s reputation for combining ownership with direct, in-house management continues to set it apart from competitors in an increasingly competitive market. The fund focuses on scaling high-performing manufactured home communities and enhancing resident satisfaction. “Our team handles everything from acquisition to property management, so investors can focus on their returns,” Sonos Capital CEO Walter Johnson said. “Our mission is bigger than just buying properties. We aim to create places where families feel secure and proud to live.”
Gantry Helps Refi Five Communities in Three States
Gantry, the largest independent commercial mortgage banking firm in the U.S., has secured a $28.25 million permanent loan to refinance a portfolio of five manufactured housing communities located in Arizona, California, and Iowa. The fully stabilized assets offer 687 homesites across properties in Sierra Vista and Casa Grande, Ariz., Hemet and San Bernardino, Calif., and »
Atlantic, Iowa. Gantry’s Patrick Barkley, principal, and Chad Metzger, senior associate, with the firm’s Phoenix production office, represented the borrower, a private real estate investor. The 5-year, fixed rate loan was provided by an institutional balance sheet lender and features full-term interest only. Gantry will service the loan. “Investors with ready capital are positioned to take advantage of new investment opportunities trading at a discount in the current cycle,” Barkley said. “Gantry specializes in working with borrowers to unlock the trapped equity stored in their high performing assets with a thorough portfolio review to identify underutilized resources.”
ACQUISITIONS
Florida Property Changes Hands
Plaza Estates in Bradenton, Florida, has been purchased by GMF Group, marking its 50th park in the portfolio and the 47th property acquired in the state. The community has more than 100 homesites and sits on 10 acres.
Champion Buys Iseman Homes
Champion Retail Housing, a subsidiary of Champion Homes, Inc. has agreed to acquire Iseman Homes, Inc. and certain affiliated companies, including its 10 retail sales centers in the Dakotas, Minnesota, Montana, Nebraska, and Wyoming. The acquisition enhances Champion’s ability to strengthen distribution from its nearby manufacturing facilities, furthering the company’s commitment to integrated growth. “We are excited to welcome the Iseman Homes team to the Champion family,” said Tim Larson, president and CEO of Champion Homes. “Iseman has been a valued retail customer of Champion for many years. This acquisition underscores our long-term strategy to expand our retail footprint, deliver timely, market-relevant products, and elevate the home buying experience for our customers.” Iseman Homes has operated as an independent retailer, generating approximately $40 million in annual revenue. Its experienced management team will stay on, working closely with Champion to drive business growth.
PERSONNEL
Triad Financial Services Names Cody Pearce Co-Chief Executive Officer
Triad Financial Services, among the leading lenders in manufactured housing, has announced that Cody Pearce has joined the company as co-CEO. With more than 25 years of experience in
the manufactured housing finance sector, Pearce brings a wealth of industry knowledge, leadership, and innovation to Triad. As co-founder and former president of Cascade Financial Services, Pearce “helped build a leading national lending institution that became both a formidable competitor and respected peer within the industry,” Triad stated in a news release. His appointment marks an important milestone for Triad, it said, as the company continues to expand its lending footprint and deliver innovative, attainable financial solutions to individuals and families across the country.
“Cody is a proven leader and a true expert in the manufactured housing space,” Triad Co-CEO Lance Hull said. “His track record of building and scaling one of the most respected lending institutions in our industry speaks for itself. Cody and I have long shared a deep mutual respect — not only for each other, but for the values and vision that drive this business. I believe he is the right person, at the right time, to help lead Triad into its next era of growth and innovation.”
INDUSTRY GIVING
Yes Communities Donates to a Pair of Youth Programs
Yes Communities in July donated $2,000, $1,000 each to Hope Supply Co. and Foster Kids Charity. Both organizations provide support, resources, and tools to at-risk children and teens in the Dallas/Forth Worth area. “Our teams at Yes Communities strive to find ways to give back, not only to our communities but more broadly to touch the lives of those in the local communities where we operate,” Yes Communities Western Operations Senior Vice President Jim Bramlage said. “Our local DFW team was more than eager to give back to Hope Supply Co. and Foster Kids Charity, two organizations that do so much for our local community and the kids that call Dallas home.” MHV
NATIONAL POLICY ORGANIZATION ASKS ‘IS MANUFACTURED HOUSING THE SOLUTION?’
PEW TRUST PUBLICATION ASSERTS ‘MANUFACTURED HOMES
ALTERNATIVE’
By Patrick Revere
In the summer 2025 edition of Trust magazine, a publication of the research center at Pew Charitable Trusts, an article poses the question “Can Manufactured Homes Help Solve the Nation’s Housing Shortage?”
The subhead gives away the Trust’s hope and its concern.
While asserting that manufactured housing offers an alternative to the high cost, difficult-to-produce alternatives, the grounding statement is “they face regulatory hurdles that lawmakers can fix.”
Carol Kaufman, the author, provides a five-minute read that includes a case study in which manufactured homes become the answer for the Cardenas family. Upon introduction to the idea of a manufactured home, the Virginia residents were delighted to find that they could purchase the home they needed, in pristine condition, for about $100,000 less than a dated site-built home in the area would be.
Any regrets, the article asks?
“None at all,” Hector Cardenas states. “There’s so much room! I can’t emphasize that enough.”
“We’ve had zero problems with it,” he says. “I’d buy another.”
The Pew piece goes on to qualify the depth of the U.S. housing crisis — the millions of homes needed just to catch up, the subsequent high cost that too often backs a household into paying 30 percent or more of income for a housing solution, and most significantly the outdated notions and general biases about manufactured homes that continue to make financing and zoning the industry’s most difficult hurdles.
In its report, Trust states “Pew research shows that only 44 percent of manufactured home borrowers have a mortgage — compared with 95 percent of site-built home borrowers. Home-only loans, which are also known as personal property or chattel loans, are an option but can be hard to get and come with higher interest rates, shorter repayment periods, and fewer protections than mortgages.”
The piece touches base with Eagle River Homes in Pennsylvania, which provides some of the dwellings for Tom Heinemann, a developer with factory built homes who was responsible for the 230-home neighborhood where the Cardenases found a place.
“One of the things we’ve found with manufactured homes is that they hit a certain market just right,” Heinemann is quoted as saying.
Lloyd Black, the marketing manager at Eagle River, said that’s by design.
“We’re hitting a lot of sweet spots. It’s not just one demographic,” says Black. “It’s young, middle ages, and retirees.”
From the outside, many manufactured homes look nearly identical to lot-built ones, even those in the same neighborhood, the article says. And on the inside, many of the furnishings also look the same: finished sheet rock, dual glazed windows, attractive roof pitches, walk-up attics, wooden cabinets and ceramic tiles in the kitchen and bath, and porches.
Rachel Siegel, a research officer for Pew’s consumer finance and home financing projects, as well as a previous contributor to MHInsider, states that manufactured housing has shown itself to be a versatile and effective solution to achieve improved housing availability on a national scale.
“Potential buyers who are looking for an affordable home— first-time homebuyers, single-income earners, retirees, and lower-middle-income workers—could really benefit from changes to safer, more affordable financing options,” she stated. “States need to modernize title laws,” she says. “Manufactured homes are not the trailers of yesterday and need not be treated that way.” MHV
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EVENTS & TRADE SHOWS
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INNOVATIVE HOUSING SHOWCASE/ MHI ON THE HILL
Saturday, Sept. 6 — Wednesday, Sept. 10, 2025
Washington, D.C. | National Mall
The U.S. Department of Housing and Urban Development each year hosts the Innovative Housing Showcase to provide a large, public display of innovative designs, structures, and advances in housing, particularly with a mind toward energy-efficiency, durability, and availability. Homes on display at the National Mall will include manufactured homes from national builders, in collaboration with the Manufactured Housing Institute.
SECO NATIONAL CONFERENCE OF COMMUNITY OWNERS
Monday, September 8 — Wednesday September 10, 2025
Atlanta | Renaissance Atlanta Waverly Hotel and Convention Center
From industry panels and presentations to roundtable discussions and professional exhibits, the SECO National Conference of Community Owners again seeks to improve on that fresh, compelling interaction and camaraderie. The event provides manufactured housing professionals with four days of high-level interaction, including educational seminars, panels, roundtables, fireside chats, and mini TED talks.
MHI ANNUAL MEETING
Monday, September 29 — Wednesday, October 1, 2025
Carlsbad, Calif. | Omni La Costa
MHI’s largest membership meeting of the year provides an opportunity to stay current on housing marketplace trends and attend the board, committee, and division meetings. Visit www.manufacturedhousing.org/conference-meetings for more information.
WMA CONVENTION & EXPO
Monday, October 6 — Wednesday, Oct. 8, 2025
Reno, Nev. | Peppermill Resort
Western Manufactured Housing Communities Association’s annual event blends educational programs with entertainment and professional forums. The Expo will open right after the Kick-Off Lunch on Monday. Later in the day, we will once again have the wine tasting event during the Welcome Reception. A dinner buffet is included. Education sessions are on Tuesday and Wednesday, The President’s Dinner/Dance is on Wednesday night.
TEXAS MANUFACTURED HOUSING ASSOCIATION ANNUAL CONVENTION
Sunday, October 12 — Tuesday, October 14, 2025
Los Colinas, Texas | Ritz Carlton
The annual meeting in Texas kicks off with a Sunday golf tournament followed by a welcome reception that evening. Monday’s agenda includes breakfast, educational sessions, lunch, and time with exhibitors. The evening features a cocktail reception and the Chairman’s Dinner as well as the PAC Casino Night event. The convention concludes Tuesday morning with a professional breakfast and the TMHA Fourth Quarter Board Meeting. Book now! Exhibitor and sponsorship opportunities remain.
MHIA 50TH ANNUAL CONVENTION AND GOLF TOURNAMENT
Sunday, October 12 — Tuesday, October 14, 2025
Mountain Shadows Resort | Scottsdale, Arizona
The event will open on a Sunday afternoon with a welcome reception, followed by a full day of business with industry exhibitors, professional seminars, and presentations. The association will hold a golf fundraiser on the final day of the meeting.
MHI’S NCC FALL LEADERSHIP FORUM
Wednesday, November 5 — Friday, November 7, 2025
Chicago | Westin Michigan Ave.
The NCC Fall Leadership Forum held each year draws more than 400 attendees and is the only strategic executive-level event of the year for national community owners. The meeting is geared toward professionals involved with manufactured home communities as an owner/manager, manufacturer, service provider, broker, lender, or consultant. Organizers and presenters explore new ideas, examine trends, and offer a unique industry perspective.
NCC Fall Leadership Forum to Convene in Chicago
Manufactured home community owners and operators, as well as other industry professionals are meeting Nov. 5, — Nov. 7, in downtown Chicago for the annual NCC Fall Leadership Forum.
The event for community owners and operators is hosted annually by the Manufactured Housing Institute, the national advocate for the industry, to discuss the top challenges and opportunities for industry professionals involved in the land-lease business.
The NCC Fall Leadership Forum, being held at the Westin on Michigan Avenue, is the Manufactured Housing Institute’s major annual executive-level meeting for members. Manufactured housing industry professionals in attendance will include:
• Community owners
• Community managers
• Home manufacturers
• Industry service providers
• Brokers
• Lenders
• Consultants
The forum offers new ideas, examines new trends, and provides perspective for manufactured housing industry professionals doing business with communities. Organizers have put together two nights and 1-1/2 days of programming geared toward executives who need a limited time from the office and a high-impact meeting agenda.
Attendees will have the opportunity to participate in engaging education sessions, including the keynote address from demographer Kenneth Gronbach who will discuss changing household trends and the opportunity for the manufactured housing industry to continue growing.
The event will begin in the afternoon on Wednesday, with onsite registration at 4:30 and a welcome reception at 6 p.m. The event then kicks off at 8 a.m. Thursday morning with a sponsored breakfast and programs that will include an industry update from MHI and industry experts discussing topics ranging from local and regional trends to expanding and upgrading communities, and the latest regulatory topics. The programming continues Friday morning, with additional discussions about growing the market for manufactured housing and manufactured home communities. MHV
THE LOUISVILLE MANUFACTURED HOUSING SHOW
14-16, 2026
By Sean Vichinsky
The Midwest Manufactured Housing Federation will host the 2026 Louisville Manufactured Housing Show Jan. 14-16.
In 2026, Louisville Show attendees can view more factory-built homes than at any other indoor event in the U.S. from dozens of manufacturers, as well as learn from industry leaders as they share their expertise and insights for 2026 and beyond. The event brings out an array of new manufactured home designs, the latest in technology, the best in suppliers’ offerings, and a look at all the newest amenities and system-built options in the industry.
“The Louisville Show is the best place to view dozens of model homes on display and meet thousands of manufactured housing professionals at the start of the 2026 business year,” MMHF Chairman Eric Oaks said. “With the growth that the Louisville Show has seen in recent years, we’re thrilled to welcome back attendees and exhibitors alike for an outstanding showing in 2026.”
Attendees registration for the 2026 Louisville Show begins in September.
Manufactured housing industry professionals interested in exhibiting at the event or becoming a sponsor should visit TheLouisvilleShow.com/exhibitors or call (616) 888-8030.
Exhibitor booths and sponsorships are selling quickly.
“We’re working hard to bring even more homes and educational opportunities to the 2026 Louisville Show so that attendees get as much value as possible,” Darren Krolewski, co-president and chief business development officer of show manager MHVillage, said. “If you want to get a grasp on where the industry is headed, then the 2026 Louisville Show is a must-attend occasion.”
Held at the Kentucky Exposition Center in Louisville, The Louisville Show will bring together manufactured housing professionals from all over the country. The precursor to the spring selling season, the event offers individuals from all corners of the industry the support and resources needed to make 2026 a strong sales year.
The Louisville Show is an industry trade event and is not open to the general public. For more information about the event, visit TheLouisvilleShow.com. MHV
Sean Vichinsky is an editor of MHInsider and a marketing copywriter for MHVillage.
ADVANCED DURABILITY FOR LONGER LASTING BEAUTY
CHALLENGES ASSOCIATED WITH ACQUIRING SMALL COMMUNITIES
By Steven Blank
Full bonus depreciation is back, which will likely fuel an uptick in demand for manufactured housing communities. Despite high interest rates and a softening of almost every major real estate asset class, communities remain a highly sought-after investment.
With inherently less competition than multifamily, it would seem from the outside that a manufactured housing community would be easy to source and acquire. That is not always the case. The market seems saturated with smaller communities in secondary and tertiary markets.
There are operators who have been successful in purchasing small communities, but as a management company with an operation of about 15,000 home sites, we see some recurring trends we would like potential owners and investors to understand.
Challenge #1 — Infrastructure
The core of a land-lease community is land. Sounds obvious, but it is surprising the number of people who purchase a community and pay little to no attention to the infrastructure beneath the ground. Small communities, some of which were built in the 1950s by mom-and-pop
operators, were often built with water, sewer, and sometimes electric infrastructure that was not intended to last 75 years. When purchasing a community, it is standard practice to hire a plumber and have them scope the sewer lines to determine their condition. The most common sewer main material at that time was clay tile; if clay tile is properly maintained, it can remain useful for a long time, but once it begins to have root intrusion or sections that collapse, that trend will continue. Do not underestimate how much sewer main repairs will cost.
Water mains are trickier to understand in due diligence, as you cannot scope them with a camera. If there are leaks, they are rarely visible to the naked eye.
low water pressure for residents. Next, look at a master water bill and note the total usage of the community. If usage is over 125 gallons per resident, per day, the community likely has leaks. Do not fall into the trap of thinking that installing submeters will fix your water problem. Submeters are great and will accurately track how much water each resident is using, and allow you to recapture the cost. If there are leaks before the meter, that water is still “lost”, unable to be recaptured, leading to consistently higher expenses and lower recapture percentages.
Challenge #2 — Market and Business Model
When did location, location, location stop being the core of a real estate investment? Do not fool yourself into purchasing a community that does not
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investment. We see people purchasing communities in tertiary markets with no tangible value proposition. If a resident can purchase a single-family home for under $150,000 or rent a 2-bedroom apartment for under $800 per month, a large majority will choose that over a new manufactured home in a community. Attainability is the cornerstone of our business; the market requires less expensive housing, and a manufactured home should sell for around a third of the price of the average single-family home.
Let’s look at another scenario, where the community is full and there is no need to infill homes. When looking at a property to buy, take into careful consideration the quality of the houses, even if they are owned by residents. Because… residents move out, no matter what your favorite podcast may say. When a resident moves out, what is the physical quality of that home? Will it need to be demolished, or can it be renovated and resold? In either case, vacancy loss and home attrition costs need to be built into the business model.
Challenge #3 — Staffing and Management
Manufactured housing communities are easy to manage. Pay a resident $500 a month and they will mow the grass and collect the rent! That may have been the business model years ago, but it is not the case anymore. Even if the community does have a sweetheart deal in place with a resident, make sure that when purchasing the community, you adequately buffer expenses in the event they leave. If they do, your operational costs for the community will likely increase significantly. Finding part-time labor for a small community is difficult and landscaping/maintenance costs have increased exponentially in recent years. MHC management is a labor-intensive process. Having a small community doesn’t mean a small workload. Often, a 50-site community will need the same workforce as a 100-site community, with half the revenue to support it.
Purchasing a small community can and should be a successful venture. There are many operators nationwide that do it efficiently and profitably. To be successful, please ensure that the community has viable infrastructure, a clear value proposition to the market, and can operate efficiently over time. MHV
Steven Blank is the president of Blank Family Communities, a third-party management group in the Midwest, with more than 10 years of MH owner/ operator experience and membership in the MMHA.
Established in 1993, Harmony Communities continues to expand its footprint, which now includes 54 Communities in 14 States and 4 Canadian provinces.
In recognition of our continued growth, we are proud to announce our rebranding as HARMONY INTERNATIONAL.
This change reflects more than a new name—it signifies our renewed commitment to enriching the lives of our residents through enhanced services, stronger community values, and a lasting positive impact.
OUR BUYING OBJECTIVES REMAIN THE SAME
Transact to ensure that the buyer and seller both benefit from the experience
Perform with integrity and credibility
Complete confidentiality
Simple and straightforward closings
Direct contact with our company principals
Privately owned and operated
Respect and dedication to our residents
Buying MHC’s in the USA and Canada
UMH PROPERTIES, INC.
A PIONEER IN MANUFACTURED HOUSING
• $2.5 billion in total enterprise value
• 143 communities, 26,700 homesites, 12 states
• Housing approximately 23,000 families
As a publicly traded REIT (NYSE:UMH), we have been providing quality a ordable housing since 1968. Our portfolio provides high pro t margins, recession resistant qualities, reliable income streams and the potential for long-term value appreciation.
• 8,200 total acres, 4,000 acres in Marcellus and Utica Shale regions
Property featured: SEBRING SQUARE, Sebring, FL Homes for Sale and Rent. Take the Tour Today! For more information, visit www.umh.reit or contact ir@umh.com
Manufactured Home Community Financing
TEN POWERFUL WAYS
MHP OWNERS CAN BUILD STRONG RELATIONSHIPS WITH LOCAL COMMUNITIES
By Ferd Niemann
The stigma surrounding mobile home parks is outdated and counterproductive. Strengthening relations with your local community is not just a “nice to have” strategy –it’s a direct investment in the long-term success of your mobile home park. From reducing city resistance to park expansion, to improving resident retention and boosting your reputation with potential investors, keeping in good stead with the city has far-reaching benefits.
Today, successful owner-operators understand that their longterm profitability and property value are directly tied to how they are perceived and accepted by the broader community.
Below are 10 powerful and proven ways park owners can strengthen relations with local governments, neighbors, and residents – turning skepticism into support. Whether you are looking to expand the property, purchase, or develop properties in the area, creating goodwill with the larger community is an invaluable asset.
1. Prioritize Curb Appeal and Ongoing Maintenance
First impressions are lasting. One of the quickest ways to shift public perception is to maintain an attractive, clean, and wellkept park. Mow lawns regularly, repaint aging homes or fences, and ensure signage and entrances are welcoming and up-to-date.
When neighbors and city officials see that your park is aesthetically pleasing, it signals a sense of pride in ownership and a commitment to quality of life. One way to create a buzz is to host a seasonal “Community Clean-Up Day” and invite local volunteers to participate. Supply lunch and promote it on social media to turn it into a public relations win.
2. Build Early Relationships with City Officials
Don’t wait until you need approval for rezoning or expansion to get to know your local officials. Set up introductory meetings with city council members, planning department staff, code enforcement, and local police and fire. Introduce yourself, explain your long-term goals, and ask how you can be a good community partner, positioning you as transparent, proactive, and cooperative.
3. Subsidize Resident Expenses To Clean Up Your Property
For $2,000 to $10,000, you can make a huge impact on a property’s aesthetics by quickly removing hitches/tongues, replacing broken skirting, and power washing and painting homes. City officials love it when I tell them about our painting program, a joint effort where residents purchase the paint and then we have our crews paint their homes. This costs about $300 per home,
and painting 20 to 30 older homes creates a massive impact that sets the tone and vibe for the community.
4. Sponsor Local Events or Charities
Another way to shift public perception is to contribute financial investment in the local community. Sponsor a little league team, contribute to a school supply drive, or co-host a holiday market or pumpkin carving contest. Even modest contributions can result in significant goodwill and press coverage. Align your park with community values and own the narrative of the engaged neighbor you aim to be. We have had success in getting the local newspaper to highlight our community dog park, or another amenity, and one time we even won a community award for our contributions to the larger community after having turned around a rough-looking park in a highly visible location.
5. Implement and Enforce High Standards for Residents
Contrary to popular belief, most city officials appreciate when MHP owners enforce clear rules about cleanliness, noise, and safety. Your enforcement reduces the burden on local law enforcement and creates a more peaceful neighborhood for everyone. Provide all residents with community rules and guidelines, and make it clear that compliance is part of lease renewal, and that failure may result in added fees or eviction.
6. Offer Affordable Housing with Dignity
Park owners are filling a major housing need, so we might as well let everyone know that we are a great form of affordable housing, without subsidies like so many government housing programs. Position your park as a critical solution to housing shortages, and emphasize that you offer affordable housing with dignity, not substandard housing. Share stories of families, veterans, and seniors who have found stability through your park. Consider adding a page to your website that highlights these stories and your mission. Many of our new residents agree to let us take pictures of them receiving the keys to their new home, something that brings new energy and assists with marketing efforts to reach more people in need of affordable housing.
7. Partner with Local Law Enforcement on Safety Initiatives
Crime – real or perceived – is often a sticking point for MHPs. Proactively invite local law enforcement to meet with residents »
Rooted in Manufactured Housing
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and discuss neighborhood safety tips, or start a park-wide neighborhood watch program. Visibility of patrols and partnerships makes residents safer and shows the city that you’re working to be part of the solution.
8. Be Transparent About Improvements and Investments
When you plan infrastructure upgrades or a new development, communicate early and clearly. Send newsletters explaining the change, how it’s happening, why it matters, and how it benefits residents and the surrounding community. Transparency builds trust and can reduce opposition or misunderstandings when change occurs. Tip: Provide new amenities such as a covered bus stop, picnic areas, a playground, a dog park, or soccer goals with each new initiative to provide residents something positive they can experience or interact with in association with other improvements.
9. Build a Positive Digital Presence
Your online reputation matters — especially with city councils and planning departments who will Google you before approving a zoning variance, for instance. Taking ownership of your “digital curb side” with a good website and Facebook page is a prudent investment. Important information to include in your community’s social media presence includes:
• Photos showing clean, well-maintained homes, and homesites
• Testimonials from happy residents
• Links to the resident portal and application forms
• Community newsletters and event updates
Also, claim your business listings on Google and Facebook, and respond to reviews in a professional, timely manner.
10. Invest in Long-Term Infrastructure and Show It
Finally, one of the strongest signals that you are a good community member is your willingness to invest capital into the property. Replace old water lines, upgrade electrical systems, repave roads, and plant trees. Invite local officials to a ribbon-cutting or walkthrough when big improvements are done. Show, don’t just tell, when it comes to your commitment to the community’s long-term success!
In a market where affordable housing is both desperately needed and politically sensitive, those MHP owners who commit to becoming positive, engaged neighbors will rise to the top — not just in profitability, but in reputation, stability, and longterm growth. Are you ready to lead by example? Start with just one of these strategies today and watch the doors of cooperation begin to open tomorrow. MHV
Ferd E. Niemann IV, Partner at Niemann Law Group, LLC, a firm that specializes in representing community owners, sellers and buyers in all aspects of MHC transactions and management.
Mr. Niemann hosts The Mobile Home Park Lawyer Podcast which focuses on issues associated with owning, buying/selling, and operating MHCs. In addition, Mr. Niemann has owned and operated 25 MHCs totaling over 1,600 sites. MHV
Since 2004, manufactured housing professionals have placed their confidence in MHVillage to generate high-performing leads that consistently deliver the highest returns for their marketing budget.
DESIGNING COMMUNITIES FOR THE BEST RESIDENT EXPERIENCE
By Suzanne Felber
Times are changing, especially when it comes to manufactured housing. Now more than ever, a new group of potential buyers is discovering our homes, not only for the price, but for the lifestyle they can afford. This shift in perception presents a promising future for our industry.
When the City of Dallas asked me to join their Development subcommittee and the Inclusive Housing Task Force, I realized it was an incredible opportunity to finally get our city leaders on what not only factory-built housing can offer, but also the value that land-lease communities could bring to our city. It has now been over a year, and there is much interest in how Dallas can include more community homes within our city limits. It has also made me realize that many things we take for granted about our homes, and think that everyone else knows about them, are usually not true. I can’t tell you how many times I’ve had to patiently explain that no, you can’t back a Ford F-150 up to the hitch on the home and drive it away! We often forget that not everyone is aware of the value and incredible design our homes offer.
With that being said, here are “Five for 2025” ways to create value and interest in your communities and homes. »
Sharing is Caring
Community owners have often told me that they can’t afford to keep a furnished model, or their homes sell or lease so quickly it isn’t worth the cost. Consumers want to see what they are buying now more than ever. They can go on Amazon 24/7 and buy a house without physically touching it, but have the opportunity to view beautiful photos of a finished home. Consider taking advantage of the professional photography services offered by your home’s manufacturer at no charge. Alternatively, you can negotiate an agreement with a local furniture company to rent furniture for a few weeks, allowing you to stage your home for photos. In return, offer to share the details about local retailers with your new homeowners and potential buyers for their products.
Connect with the Surrounding Community
If your community is too small to offer many amenities, find local organizations like the YMCA, or an affordable fitness club that you can offer a discounted membership to, or maybe they would let you have a day of the week where your residents could use their facility at no charge, hoping that they will upgrade to a full membership. If there is a childcare facility nearby, see if you can work out an agreement with them on reduced fees. If you allow pets, consider having someone offer dog training classes at the community. It will not only help your residents have the best experience with their pets, it will help those pets become great neighbors. This kind of community engagement empowers both the residents and the community itself.
Host neighborhood Flea Markets or Garage Sales
Have your community host an annual or quarterly community garage sale that all residents are encouraged to participate in. The community can pick up the tab for marketing the event, and then host a celebratory potluck dinner at the end of the day. It’s a great way for neighbors to get to know each other while picking up some great deals! It also helps keep your community fresh and encourages residents to get rid of items in and around the home that are no longer needed.
If you allow pets, consider having someone offer dog training classes at the community. It will not only help your residents have the best experience with their pets, it will help those pets become great neighbors. This kind of community engagement empowers both the residents and the community itself.
Create a Victory Garden
If you have some unused spaces in your community, consider creating gardens where residents can plant and grow delicious, home-grown fruits and vegetables. If you are lucky enough to have an abundance of goodies to harvest, donate them as a community to the local food bank. It is a great way to keep your residents busy and happy while creating goodwill in the community.
Happy Holidays!
There is nothing that gets people in the holiday spirit like a contest. Host decorating contests for your residents during various holidays, like Halloween, Thanksgiving, Christmas, and the 4th of July. Yard of the Month contests are another way to help your residents take pride in their communities and to keep up the appearance of your community as well. Ensure the community participates, and that the entrance and community buildings match the quality of your residents’ homes.
By creating excitement not only in your community but in the city surrounding your community, you can help change the perception of what today’s ‘trailer parks’ or ‘mobile home parks’ are really about and the excellent, affordable quality of life they can offer. This mission to change perceptions should motivate us all to continue sharing the good news about our industry, so we can all continue to thrive. MHV
Lifestylist® Suzanne Felber has built the Lifestylist Brands around three core areas that she is passionate about; great wines, great food, and above all, great design. For over 30 years she has been defining what the trademarked term Lifestylist is all about and continues to take the roads less traveled to keep learning and sharing what it means to be a Lifestylist. Believing in practicing what she preaches and you can find her on the road merchandising award-winning factory-built housing and clubhouses, luxury apartment communities, visiting wineries, and spending time in the kitchen helping with product development and recipes for home cooks like herself.
BEST PRACTICES IN WASTEWATER MANAGEMENT FOR MANUFACTURED HOME COMMUNITIES
Project Analysis, System Selection, and Sustainable Planning
By Steve Pennington
In today’s manufactured housing sector, most transactions are acquisition-driven — whether through the expansion of existing communities, infill of vacant homesites, or the purchase of adjacent land.
In all of these scenarios, a critical yet often overlooked component is the existing wastewater infrastructure.
There are more than 43,000 manufactured home communities across the United States. Of these, an estimated 20 percent to 30 percent — roughly 8,600 to 12,900 communities — are not connected to municipal sewer systems. Instead, they rely on onsite wastewater treatment systems such as septic tanks, cluster systems, or small-scale treatment plants. Embracing a thoughtful, intentional process for the utilization of onsite systems is imperative in order to fuel the availability of affordable housing. Many other factors, including financial and local permitting, are limiting factors to new development.
Expanding an existing park regardless of location is a more viable option. Communities in need of an on-site solution are typically located in rural areas or adjacent to the city or town. Extending municipal sewer infrastructure is either cost-prohibitive, or logistically unfeasible. Even in areas where municipal sewer access appears available, aging or undersized infrastructure often limits the ability to annex new developments or expand treatment capacity.
Step-by-Step Best Practices
Starting with site and flow assessment, there are three primary steps to consider. The first is to evaluate current and projected occupancy. Use water bills to estimate actual usage. Check local and state regulations and work within them to assign a per-pad daily flow rate, such as gallons per day, for instance. Second, assess the build-out pace. The system should be designed to accommodate phased growth. The full system may not need to be built on day one but knowing what the growth plan looks like and building out accordingly is a more effective and economically friendly approach. The third step is to conduct soil and site evaluations. This can be percolation or soil tests, or both. It will include an assessment of groundwater depth, and a look at the area’s topography.
Dependable on-site systems contribute to a high-quality living environment and resident satisfaction. Rather than being a deterrent, the consideration of onsite systems — whether for new acquisitions or the expansion of existing infrastructure — can be a strategic asset in growing a property owner’s portfolio.
Wastewater
Characterization
Any sampling that is done should look to collect for information on three primary components. Those are biochemical oxygen demand, or BOD, total suspended solids, or TSS, and nutrient levels, specifically nitrogen and phosphorus.
System Design Considerations
Scalability
Strategic Planning: Begin with the End in Mind
Proper planning and due diligence are essential to ensure that onsite wastewater systems can support growth, sustainably and within compliance. Deploying or expanding a private, community-based wastewater system is entirely feasible with the right approach. The first step is assembling a qualified team, including:
• A local professional engineer
• The current system operator (if applicable)
• A soil scientist/geotechnician/geotechnical engineer
• Representatives from state and/or local health regulatory offices
• A solution-oriented treatment system manufacturer
Choose scalable systems that can grow with the community. Most systems have a certain amount of tankage that needs to be installed to handle the required maximum treatment volume. Factoring this into the design and buildout model can reduce future disruption to the community.
Maintenance
While all systems require maintenance, choose a system that is low maintenance while meeting the local regulatory requirements. Know what the scheduled frequency is and, if required, the frequency for sampling effluent to measure treatment levels. »
Treatment Process Selection
Select an appropriate treatment process to achieve the desired water quality goals that provides the most cost-effective solution considering both capital and operating costs.
Treatment Technology Options
Septic systems are suitable with favorable soil conditions. They can be designed on a cluster basis to handle multiple homes with several systems feeding to the larger collection and dispersal method. Another option is a packaged treatment plants — such as a moving bed biofilm reactor (MBBR), a sequencing batch reactor, or SBR, or an extended aeration system. These solutions are ideal for larger communities because they typically have smaller footprints than what a septic system would provide. And they can be designed to meet many effluent requirements including for national pollutant discharge, or NPDES permitting and re-use. Another set of options are attached growth systems, with natural or synthetic media trickling filters. These offer resilience during low-use periods, and can be designed to meet many effluent requirements including NPDES.
Regulatory Compliance
Under regulatory compliance there are three areas of consideration. Permitting, monitoring, and operator certification. Permitting requires coordination with state and local offices as early in the process as possible. Monitoring involves the installation of flow meters and continued sampling to meet any reporting requirements. Finally, operator certification may be required, depending on the system, the site, and the area.
Maintenance and Management
Plan for routine inspections and pumping to prevent overload and system failure. Manage maintenance contracts with third-party providers for consistent service. And prepare an emergency plan for what should be done if there is a system failure.
Sustainability and Reuse
In an attempt to conserve water, a community operator can use low-flow fixtures and add in leak detection. And there are circumstances under which treated water can be used for irrigation or landscaping. In conclusion, onsite wastewater treatment systems play a crucial role in supporting sustainable growth within the manufactured housing sector. The acquisition of property, site development,
and the installation of a wastewater treatment system represent significant investments that can enhance both the value and functionality of a community. With thoughtful planning, collaboration with industry professionals, and a focus on long-term resilience, these systems can facilitate community expansion while safeguarding public health and the environment.
Moreover, dependable on-site systems contribute to a high-quality living environment and resident satisfaction. Rather than being a deterrent, the consideration of onsite systems — whether for new acquisitions or the expansion of existing infrastructure — can be a strategic asset in growing a property owner’s portfolio. MHV
Steve Pennington is the vice president of business development and strategic
COMMERCIAL GRADE SOLAR LIGHTING
partnerships at Anua, a leading manufacturer of commercial and residential onsite wastewater treatment systems. It helps community operators design and build efficient on-site wastewater treatment solutions with tight footprints and limited maintenance requirements.
CLAYTON OPENS LARGEST CROSSMOD ® NEIGHBORHOOD TO-DATE
A
new 264-home neighborhood in Knoxville is a showcase for the effectiveness of CrossMod® homes in a partnership between Clayton and Cook Bros. Homes, turning into the largest neighborhood of its type in the nation.
Clayton is a leading national builder based in Knoxville, and Cook Bros. is a local developer. However, both entered the Harvest Meadow partnership with a mind toward expanding the concept.
“It’s an honor to celebrate this important milestone showcasing how off-site construction and developer partnerships
“We are excited to be at the forefront of promoting new growth in our community. The homes being introduced in this neighborhood are identical to traditional single-family homes but benefit from innovative, indoor construction processes that make them more affordable and easier to scale.”
— Cook Bros. Homes Co-Founder John Cook
can provide attainable, energy-efficient homeownership for more home buyers,” Clayton CEO Kevin Clayton said. “We look forward to scaling this innovative process and embracing local industry partnerships as we develop neighborhoods like Harvest Meadow in more markets across the country.”
CrossMod® is a registered trademark of the Manufactured Housing Institute to denote homes that are built to the HUD code to combine the speed and cost-efficiency of off-site construction with traditional site-built home features.
Home prices in Harvest Meadow, for instance, will start in the low $300,000s,
offering a more affordable alternative to the national median new home sales price of more than $400,000.
The unique approach allows builders to deliver high-quality, energy-efficient homes more effectively and at a lower cost, making homeownership more attainable to families nationwide.
The homes appraise alongside sitebuilt and other CrossMod homes, and can qualify for conventional financing, creating opportunities for homeowners to build equity and longterm wealth through homeownership.
Clayton points to a 2024 FHFA study showing that modern manufactured
homes classified as real property, like CrossMod®, are proven to gain in value year over year. Since 2020, they have appreciated at a rate on par with site-built homes.
“The efficient way these homes are built means builders and developers can achieve price points and scale that might not have otherwise been possible,” Andrew Bryant, Clayton’s business development manager for CrossMod® initiatives, said. “With streamlined offsite construction, builders can achieve economies of scale — savings that can be passed directly to the homebuyer. And because the majority of the home »
construction takes place in a climate-controlled environment, production time and costs are significantly reduced, allowing homes to be delivered and completed at an efficient pace.”
The homes in Harvest Meadow are all eBuilt®, meaning they are built to meet strict energy efficient performance guidelines set by the U.S. Department of Energy’s Zero Energy Ready Home Manufactured Home requirements. These homes are estimated to help homeowners save up to 50 percent annually on energy costs, which equates to more than $900 on average per year for the homes at Harvest Meadow.
The homes will incorporate advanced features to maximize energy savings for homeowners, including:
*Solar-ready design
*Lux® low-E windows with argon gas
*All LED lighting
*ecobee smart thermostat
*Rheem® hybrid heat pump water heater
*SmartComfort by Carrier® HVAC system
*ENERGY STAR-certified appliances
A recent ribbon-cutting ceremony at Harvest Meadow involved several area officials, including Knox County Mayor Glenn Jacobs.
“It is exciting to witness local builders and developers working together to introduce innovative ways to increase new affordable housing supply, addressing a critical need right here in our community,” Mayor Jacobs said.
There are more than a dozen homes in the neighborhood, and more will be brought in and placed throughout the year.
As demand for new housing continues to grow, developments like Harvest Meadow represent a scalable solution that allows builders and developers to deliver quality homes at a more efficient pace, offering homes that provide long-term value and a lower cost of ownership over the life of the home through annual energy savings.
“We are very fortunate when we can partner with talented developers, like the Cook Bros. of Knoxville, to provide a local solution to efficiently increase new home supply and help develop a beautiful new neighborhood,” Clayton said. “By embracing energy-efficient, attainable homeownership, the 264 homes in this neighborhood will represent a unique solution for families that blends the efficiencies of off-site construction with the aesthetic of site-built features.” MHV
THERE’S AN EASIER WAY TO FIND ACQUISITION OPPORTUNITIES
With detailed rent, occupancy and community attributes for nearly 200 markets nationwide, Datacomp has the information the manufactured housing industry relies on to locate and evaluate opportunities. Get the insights you need in today’s competitive market and continue to grow your portfolio with confidence.
EVEN THE BEST MARKETERS CAN LOSE SIGHT OF THE BASICS
Back to Basics in the Digital World
By Darren Krolewski
Before I joined MHVillage, I was a partner in a consulting firm that was active in the manufactured housing industry. We worked on behalf of several manufacturers to coach their retailers and communities on successful marketing techniques.
In those days, we were doing several hundred consultations a year throughout the country. Many of the companies we visited were already very successful. They just needed some optimization in a few key areas. Others had more significant marketing challenges to overcome. But, no matter where we traveled, my partners and I began to see a lot of the same mistakes. There was inadequate signage, poor business image, ineffective advertising, lack of prospect follow-up... you get the idea.
The process of identifying these marketing missteps became a checklist that we would run through when we consulted with a new client. It was part of our onboarding.
Now I’ll be the first to admit that many of these things I’ve mentioned so far may seem pretty obvious. But that’s the point. We learned that even the best marketers can lose sight of the basics, and need a friendly reminder every now and then to re-focus.
It has been more than a few years since my consulting days, and it got me thinking. What would that list of marketing basics look like today?
We’re in a world dominated by the internet, mobile devices, social media, and now AI. What are the things you should be focusing on in today’s environment of ever-changing technology?
Let’s take a look at a few marketing basics, updated for the digital age.
Is Your Website Mobile Friendly?
Have you ever noticed how websites can look great whether you view them on your laptop, tablet, or smartphone? That’s
called responsive design, and it’s what enables a website to dynamically resize to provide the best possible user experience regardless of the device on which it is viewed.
In the old days, we would talk about the importance of having a good website. Now, the emphasis is on making sure your website is functional for the way customers will view it. In other words, from a mobile device.
According to the most recent data from Google, mobile searches make up nearly 65 percent of internet searches. And that number continues to grow.
The concept of responsive design seems simple enough. But the solution is more than just updating your website with the »
latest WordPress theme. Are the fonts readable on a 4.7-inch smartphone screen as well as on that giant tablet-sized phone? Is the navigation intuitive? Can the consumer easily fill out your contact form or application from a mobile device? According to research cited by web app developer, Marketpath, 40 percent of mobile browsers will choose another search result if the one they land on is not mobile-friendly, and many of those would-be customers land on a competitor’s website.
a great way to benchmark how search engines like Google are seeing your site.
Can Customers Find You Online?
Pretty much everyone, across every age group, uses the internet during a home
Even when it comes to the basics, attempting to keep up with technology can be a daunting task. However, the good news is that the marketing mix will continue to evolve.
If you’d like to get some insights on how search engines view your website, Google “mobile friendly test” and you’ll find a link to a tool where you can enter your web address and get an analysis of your mobile readiness. It’s
search. Indeed, the latest statistics from Google show that internet usage is well over 90 percent among potential homebuyers, and more than 60 percent of these searches are made from mobile devices.
In the early days of search engine optimization, it was relatively easy to show up in a top position. You’d stuff a web page with the keywords you’d want to target, like “mobile homes in Tuscaloosa”. If you were to repeat the phrase in the header and domain name, like magic you’d own the space. Well, the search engines got wise to that technique a long time ago. Now if you want to have a top position you need relevant content. Or open your wallet to search engine advertising. Most of the time, you have to do a little of both.
You may have noticed that when you search for something from your mobile device, a lot more comes up on your screen than ever. There are snippets, interpretations from AI bots, depending on how you’re searching. And there are paid ads, local business listings, videos, and social media pages, just to name a few items. In the past, your company may have been at the top of page one in Google with your organic search results. These were nonpaid listings that show up when anyone does an internet search. If you’re fortunate enough to maintain that position, you’re still halfway down the page after everything Google puts in. And if you already were halfway down the page, now you’re on page two or three, where views drop exponentially.
Don’t worry, though. All is not lost.
Improve Your Visibility Online by Updating Those Important Listings
If you can’t beat them, join them. It may seem like the simple solution to do paid search advertising and buy your way to the top. But that can be an expensive »
Unlock potential in every property.
For 25 years, we’ve remained the only property management software partnering exclusively with manufactured housing.
proposition. Online advertising is becoming more competitive and costs are going up. This is especially true when a growing number of companies outside our industry are discovering that manufactured home keywords are great at driving traffic to their industries, too.
A better solution is to start by making sure you have an upto-date and complete Google My Business listing for all of your locations. It’s a simple process. These local listings regularly appear ahead of organic search listings, most noticeably on mobile. They are particularly valuable when consumers do “near me” searches, which have continued to grow by more than 100 percent on an annual average.
Search engines place a lot of emphasis on these directory listings, as you can see by the priority Google places on Google My Business listings, and other directory sites like Yelp, the Better Business Bureau, and MHVillage. In many instances, a community or retailer listing on MHVillage is one of the first things that will show up in the organic search results.
Another reason to maintain your listing is because of the rise of digital assistants like Apple’s Siri, Amazon’s Alexa, and Google’s Assistant. These assistants, whether on a mobile phone or a smart home device, originally used directories and information sources such as Yelp and Wikipedia to provide answers to consumer queries, and increasingly more often are incorporating AI offerings into the results.
How’s Your Online Reputation?
Of course, visibility online is sometimes a double-edged sword. As you may have noticed, search engines like Google also put ratings and reviews next to search engine results. Not paying attention to your reputation online can be very costly. Today, more than 90 percent of consumers base their purchase decisions on ratings and reviews. And, of course, people are far more likely to share a bad experience than a good one. There are many web-based software tools to help monitor reputation. Though, one of the best solutions is to simply put a program in place to encourage positive reviews.
Ask for Reviews and Testimonials to Improve Your Visibility Online
If you look at this magazine's online landing page, MHInsider. com, you can see an example of this invitation to leave a review in the right sidebar. This tool guides the website visitor through
the process of leaving a review for us on Google, Facebook, and a bunch of other sites that are relevant to our business.
Of course, another way to build your reputation online is simply to ask your customers.
As an MHVillage advertiser, you likely notice we ask for testimonials when homes are marked as sold. Responding promptly to the occasional negative review and proactively asking customers for reviews is a great way to stack the deck in your favor. And, this diminishes the impact negative reviews have when they do occur.
Even when it comes to the basics, attempting to keep up with technology can be a daunting task. However, the good news is that the marketing mix will continue to evolve. And our objectives will remain the same. That is, make it easy for your best prospects to find you. Earn their confidence and make them want to do business with you. MHV
Darren Krolewski is co-president and chief business development officer of MHVillage, the top website for manufactured homes, retailers, and communities, and leads efforts that generate 25 million annual visitors and home transactions of more than $3 billion.
HOW ORANGE COUNTY'S PLANNING DEPARTMENT VIEWED MOBILE HOMES
60 YEARS AGO
By George Allen, CPM Emeritus, MHM-Master
In the latter part of the 1930s, the trailer industry conducted one of the first surveys primarily concerned with the trailer home and the people who buy it. This survey pointed out that almost exclusively, the people buying a trailer were either vacationers or migrant agricultural workers. It was also found at this time that social stigmas were being formed about trailer parks. One such comment of the time concerning the trailer and its resident was that they were “Tin-can tourists living in trailer camps. The camp itself is an overpopulated piece of land tucked in between the town dump and a junk yard on the wrong side of the tracks.”
With the outbreak of World War II, trailer production was sharply curtailed. There was some production, but it was used wholly for emergency housing for defense workers and their families. It was only after World War II that the measurable growth of mobile home living was given its stimulus. Suddenly, there was an acute housing shortage, and the mobile home was found to be an effective solution to that problem.
As time went on, people found this new way of life had a number of advantages. Thus, the trend toward mobile home living continued and even accelerated. We have witnessed a great transition from the “trailer camps” of the 1930s and 1940s to the elaborate “Mobile Home Parks of today,” it said.
Recognizing this trend, the Orange County Planning Department, in Southern California, conducted a survey to find out how significant the mobile home way of life really was in Orange County.
The data is as of April 1, 1965.
The data derived from this survey, coupled with a similar survey taken in 1963 by the Population Research Committee, and facts established by the 1960 Federal Census, reveal some significant trends in this mode of living in Orange County.
Statistics show the mobile home park population had increased 147.4 percent since 1960, to a total of 24,874 persons, while the overall gain in Orange County during the five-year period was 61.4 percent In analyzing this comparison, however, it should be pointed out that the 1960 Federal Census did not distinguish between those trailers, which are located in mobile home parks, and those located individually. The 24,874 persons referred to here are those located in a mobile home park. The difficulty in determining the number of individual mobile homes and the relatively insignificant portion of the total mobile home community they constitute dictated against including them in this survey. Since the 1963 survey, the mobile home population increased 29.4 percent for an annual increase of 14.7 percent while total Orange County population increased 19.5 percent for an annual increase of 9.8 percent.
The mobile home, then, has to be recognized for what it really is — a home and residence in every sense. The people who are reflected in these statistics have a wide spectrum of housing choices offered to them in Orange County. However, they prefer to live in parks because they find a way of life they have been unable to find elsewhere. Simply stated, they live in mobile homes by choice, not of necessity.
Since 1960, the number of mobile home parks increased by 47, to a total now standing at 148, the five year survey
noted. The total number of spaces occupied increased from 5,495 (again, including individual mobile homes) as tabulated by the 1960 census, to 12,444 out of a current total of 13,480 spaces in Orange County.
Geographically, the distribution of mobile home parks as to their size follow the same pattern as discovered in the 1963 survey. They are located, with few exceptions, in the western, urban portion of the county. They follow the lines defined by arterial highways and freeways. The greatest concentrations are found in the Costa Mesa – Newport Beach area and the West Santa Ana – East Garden Grove areas.
The mobile home itself has evolved into a complete and modern residence made possible by modern factory techniques. A popular size is the conventional 55 feet long by 10 feet wide model, the report stated. One, two, or three bedroom models are available with up to two bathrooms. Also available is the telescoping model, which allows an extended room at one point in the coach. Becoming more and more popular are the expanding models that expand to 18 to 20 feet in width. The very latest in mobile home design comes as a double 12-foot unit. When assembled, these make into a 24-foot by 60-foot home, which can even include a fireplace. Prices for mobile homes range from $4,000 to $20,000 depending upon the size and internal features, it said.
The physical characteristics of mobile home parks show a definite trend towards becoming larger and more glamorous. This expansion of the individual unit has created the necessity of designing larger parks to accommodate the large mobile
home and has decreased the density from as many as 50 units to about 10 per acre. There is a direct relationship between the date of establishment and the size of the park to point out this trend. Of the nine parks known to have been established between 1960 and 1963, only two have a total of available spaces fewer than 100. The new parks range from 61 spaces to as high as 228 spaces. The average number of spaces in Orange County mobile home parks rose from 83 in 1963 to 92 in 1965.
Parks are offering their tenants more amenities, such as services and recreational facilities. A typical park in Orange County may offer social centers, which will often include such facilities as a kitchen, billiards, pin pong tables, meeting rooms, card table, and other games;
swimming pools; shuffle-board courts; storage area for boats or camping trailers; putting greens (one park has a nine-hole » golf course); tennis, and volleyball courts; and laundry rooms. All this tends to (create) a country club-type atmosphere. Because of this environment, these mobile home residents can be considered more gregarious in their relationship with their neighbors. This is attributed to the opportunity for closer social contact in the park and the attitude of pride held by many residents in their way of life.
Even though the parks are becoming larger and more spaces are offered, vacancy factors are low in comparison to other types of dwellings. In 1963, it said, the percent of occupancy was 82.2 percent as compared to the present 93.1 percent, which points partially to the »
Kurt Kelley President
parks’ successful efforts to provide an attractive way of life for their tenants. Part of the increased occupancy is also due to the lag time required to fill a park and the relative newness of many parks at the time of the 1963 survey.
Clearly defined are three types of parks: 1) the service-oriented parks composed of retired or semi-retired people, 2) housing-oriented parks, which cater to those people in all age groups including children, and 3) those parks located in resort or tourist areas designated resort parks. In this last category, there are some parks that are strictly for overnighters. Included also are parks in which a majority of people maintain a mobile home all year but only reside there part of the year to take advantage of climatic conditions found at resort locations.
Some 46 percent of the county’s mobile home residents are either over 55 years of age or retired. Thus, the parks are playing a significant role in fulfilling the housing needs of this segment of the population. Investigation shows that these people have chosen the mobile home way of life for three very basic reasons, the report stated. 1) their social and recreation needs are fulfilled in the park, 2) there is virtually no maintenance involved, and
3) there seems to be an economic advantage in that the mobile home owner has high livability at reasonable cost.
This report, it said, has not analyzed all the ramifications of the emergence of mobile homes as a force in the local housing picture. “However, there seems to be little doubt that increased land and development costs, the rapid decline of new housing available in moderate price ranges, the disappearance of much of the stigma once attached to the mobile home resident, and the continued efficiency of mobile home manufacturers, all combine to ensure the mobile home park’s continuance as a significant living environment in Orange County.” MHV
George Allen is a nonfiction author, internet blogger, and magazine columnist with expertise in manufactured housing and land-lease communities. He also is a retired lieutenant colonel of U.S. Marines, with a combat tour in the Republic of Vietnam and service during Desert Storm. Read his autobiography, “FromSmittyAlpha6 to MHMaven” available via www.educatemhc.com, and also his “Chapbook of Prayer” and “Chapbook of Business Management & Wisdom” as well as other interesting titles. Allen can be reached at gfa7156@aol.com, (317) 881-3815 & GFA c/o Box # 47024, Indianapolis, IN. 46247.
Delivering the Capacity & Expertise to Meet All Your Community Need s
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Connect with more customers when you take advantage of our free Beyond the Build™ marketing services. Our dedicated team will provide a range of solutions to help take your business to the next level.
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