Florida Mobile Home Park Prices: 25 Years of Park Sales (2000 to 2026)
Florida mobile home parks with 10 or more lots sold for a median of about $48,582 per licensed lot in 2023 to 2026, up from about $14,712 in 2000 to 2002, roughly 3.3 times as much. My park price index fell about 28% from 2006 to 2010, then rose 53% from 2019 to 2025, and it kept climbing after rates jumped in 2022.
Park owners usually know what they paid and what the last park down the road sold for. What almost nobody has is the long view. So I matched every Department of Health licensed park with 10 or more lots to its county parcel and pulled every recorded sale since 2000. Here is what Florida parks have sold for per licensed lot, and how the market moved year by year.
Price per licensed lot, by period
Single years are too thin to trust (some years have barely a dozen sales), so I grouped them. "Middle half" is the range the middle 50% of sales fell in.
| Period | Sales | Median per lot | Middle half |
|---|---|---|---|
| 2000 to 2002 | 108 | $14,712 | $10,400 to $23,243 |
| 2003 to 2005 | 169 | $20,109 | $14,000 to $26,923 |
| 2006 to 2008 | 106 | $19,979 | $13,157 to $30,581 |
| 2009 to 2012 | 57 | $26,027 | $18,400 to $38,568 |
| 2013 to 2016 | 97 | $23,750 | $15,873 to $35,200 |
| 2017 to 2019 | 100 | $32,567 | $24,482 to $54,787 |
| 2020 to 2022 | 159 | $42,553 | $29,457 to $68,750 |
| 2023 to 2026 | 76 | $48,582 | $33,600 to $69,672 |
From the 2017 to 2019 period to 2023 to 2026, the median rose about 49%, from $32,567 to $48,582 a lot. The wide middle-half ranges are the honest part of this table: two parks in the same year can sell thousands of dollars a lot apart, because who owns the homes, the utilities and the lot rent matter far more than the year.
How the market moved
2000 to 2006, the run-up. The index rose from 43.7 to 74, and 2005 and 2006 each had more than 750 park-coded sales statewide, a pace not seen again until 2021.
2007 to 2016, the bust and the long flat. The index fell about 28% from 2006 to 2010, and sales collapsed from 767 in 2006 to 131 in 2009. Then it stayed in the low to mid 50s through 2016 (the one-year jump in 2011 rests on a thin sample). With so few sales, the per-lot median in the 2009 to 2012 period depends on which parks happened to sell, which is why it looks higher than the years around it. That is a small-sample effect, not a boom.
2017 to 2019, the turn. The index climbed from 54.8 in 2016 to 65.3 in 2019 as more investors bought parks for their lot-rent income.
2020 to 2025, the surge and the hold. The index rose 39% from 2019 to 2022 and another 10% from 2022 to 2025, even as the 30-year mortgage rate went from about 3% to nearly 7%. Parks held up better than most income property, because the supply of lots is fixed and many park deals close with cash, 1031 money or seller financing instead of a new bank loan. I explain why parks are financed so differently in why older parks are hard to finance.
Two sets of numbers, and why they differ
My post on what Florida parks sold for per lot from 2024 to 2026 shows a median of $63,950 on 19 sales. That cut keeps only sales the state codes as qualified arm's-length transactions. This history includes every recorded sale over $100,000 at a licensed park, coded or not, so it captures more sales and runs lower. Use the qualified number for today's pricing and this one for the long trend.
What this means for you
If you bought your park before 2010, the market has very likely carried it a long way, and your tax basis is low. That makes timing, structure and taxes as important as price. If you bought in 2021 or 2022, the market has kept rising, but your financing may be the bigger question. Either way, the number that matters is your park's income at a cap rate a buyer's lender will accept. See what cap rate your park really trades at.
How I built these numbers
Per-lot prices: Florida Department of Health licensed parks with 10 or more lots, matched to their county parcels, every recorded sale of $100,000 or more since 2000, either coded arm's-length or uncoded, one sale per parcel per month, priced per licensed lot, keeping $5,000 to $300,000 per lot to drop data errors. The price index: every parcel the county codes as a mobile home park, each arm's-length sale's price divided by that parcel's current assessed value, the median ratio per year, scaled so 2025 = 100. The index shows direction, not dollars.
Questions owners ask
How much do mobile home parks sell for per lot in Florida?
Across recorded sales of licensed Florida parks with 10 or more lots from 2023 to 2026, the median was about $48,582 per licensed lot, with the middle half of sales between about $33,600 and $69,672. A stricter cut of only state-qualified sales from 2024 to 2026 put the median near $64,000.
Have Florida mobile home park prices gone up?
Yes. The median per licensed lot rose from about $14,712 in 2000 to 2002 to about $48,582 in 2023 to 2026. My park price index rose 53% from 2019 to 2025.
Did mobile home park prices fall after interest rates rose in 2022?
Not in Florida. My park price index rose about 10% from 2022 to 2025 while the 30-year mortgage rate moved from about 3% to between 6.6% and 6.9%. Fixed supply and buyers using cash, 1031 money and seller financing kept prices firm.
Did Florida park prices drop in the 2008 crash?
Yes. The index fell about 28% from 2006 to 2010, and the number of park sales fell from 767 in 2006 to 131 in 2009.
This is the history I bring to every pricing conversation as a park broker. Call me and I will show you where your park sits on it.
