What park approval actually is
When a home on a leased lot changes hands, the community screens the incoming resident and issues a new lot lease. Screening typically covers credit, income, background, occupancy limits, and in age restricted communities, age verification for every occupant.
The community is not approving the sale of your home. It is approving who gets to live on its land. You can sign a purchase contract and still watch the whole thing collapse two weeks later on the application.
Why sales fall apart
Almost every failure we see traces back to one of these.
- The buyer cannot pass credit or income screening
- The buyer cannot qualify for chattel financing on an older home
- The community has an age restriction the buyer's household does not meet
- The community requires repairs or exterior updates before a new lease is issued
- The community has a rule against homes older than a certain year remaining on the lot
- Occupancy, pet or vehicle rules disqualify the household
Ask the community these questions before you list
Getting written answers up front tells you what your home is actually worth on that lot, and prevents a surprise at the finish line.
- What is the current lot rent, and when is the next scheduled increase?
- What is your resale application process and how long does approval take?
- Are there condition or curb appeal requirements before a resale is approved?
- Is there an age limit on homes remaining in the community?
- Is there a transfer fee, and who pays it?
- Is the community age restricted, and what percentage of homes must have an occupant over 55?
Repair and curb appeal requirements
Many Arizona communities will condition approval on skirting, awnings, paint, carport repairs, or shed removal. These are frequently items a departing owner cannot afford or physically cannot handle.
This is one of the main reasons we buy directly. We take on those requirements after closing instead of asking you to fund them before you get paid.
Lot rent keeps running
Every month a home sits unsold on a leased lot, the owner keeps paying rent, utilities and insurance on an asset that is not being used. Over a six month listing period that can easily exceed the difference between a retail price and a cash price.
Run the real math on holding costs before deciding that waiting is the cheaper option.
Questions we get on this
- Can the park stop me from selling my mobile home?
- The community cannot force you to keep the home, but it can refuse to lease the lot to your buyer, which effectively ends that sale. It can also require the home to be moved or removed in some circumstances. Read your lease and the community rules carefully.
- Do you get approved by the park yourself?
- Yes. We apply as the buyer and work directly with community management on the application and transfer, so you are not dependent on a retail buyer passing screening.
- What if I owe back lot rent?
- Past due lot rent can generally be paid out of the purchase at closing. Tell us the amount up front so the offer reflects it accurately.
This guide is general information about how Arizona mobile home sales work. It is not legal or tax advice. For your specific situation, talk to an attorney, a title agent, or call us and we will tell you what we see.