Manufactured home communities (also known as parks or land-lease communities) play a massive role in providing affordable, stable housing across the United States.

But if you’ve never lived in one, the process can feel confusing:

  • How does lot rent work?
  • What’s the difference between an all-age park and a 55+ community?
  • What rules do residents follow?
  • What are you responsible for vs. the community?
  • How does community approval work?
  • What affects your monthly cost?
  • Are some communities better for resale?

This guide answers all of that — clearly and honestly.

By the end, you will fully understand how manufactured home communities operate and how to choose the best one for your lifestyle and budget.


SECTION 1 — WHAT IS A MANUFACTURED HOME COMMUNITY?

A manufactured home community is a neighborhood where:

  • You own the home, and
  • You rent the land it sits on

This arrangement is called land-lease.

What the community provides:

  • the land
  • maintenance of common areas
  • parking areas
  • roads
  • utilities (varies)
  • landscaping (varies)
  • community amenities
  • management and operations

What you own:

  • the home itself
  • upgrades you make to the home
  • your equity
  • your personal yard space

SECTION 2 — TYPES OF MANUFACTURED HOME COMMUNITIES

There are four main types in the United States:

1. All-Ages Communities

The most common type.

Ideal for:

  • families
  • singles
  • first-time buyers
  • retirees
  • multi-generational households

Typical features:

  • playgrounds
  • dog parks
  • walking paths
  • parking areas
  • community centers

These tend to have lower rents compared to 55+ communities with premium amenities.

2. 55+ Active Adult Communities

Age-restricted neighborhoods.

Requirements:

  • at least one resident must be 55+
  • all other residents typically must be 18+

Lifestyle features:

  • quiet
  • low crime
  • resort-style amenities
  • clubhouses
  • pool/spa
  • social events
  • fitness centers

These communities are extremely popular for retirees.

3. Resident-Owned Communities (ROCs)

The residents collectively own the land.

This means:

  • no landlord
  • stable lot rent
  • voting rights
  • long-term affordability

ROCs often have the best long-term value and community stability.

4. Luxury / Premium MH Communities

These are modern, high-end MH neighborhoods with:

  • gated entrances
  • resort-level landscaping
  • pools
  • saunas
  • fitness centers
  • event programming
  • modern homes

Often found in CA, AZ, NV, TX, FL, CO.


SECTION 3 — HOW LOT RENT WORKS

Lot rent is a monthly fee paid to the community for:

  • the land
  • trash service (varies)
  • sewer/water (sometimes)
  • community maintenance
  • amenities
  • management teams
  • roads and infrastructure
  • snow removal (cold states)
  • landscaping (varies)

National average lot rent (2025):

$550–$900 per month, depending on state and amenities.

What lot rent does NOT include:

  • loan payment
  • home insurance
  • electricity (most communities)
  • gas
  • internet/cable

Lot rent is usually recalculated yearly.


SECTION 4 — APPLICATION & APPROVAL PROCESS

Before you can move into most communities, you must be approved.

Communities typically require:

✔ Background check

Looking for:

  • felonies
  • serious offenses
  • violent crimes
  • drug-related crimes

✔ Credit check

They want to see your history with payments and obligations.
 Perfect credit is NOT required.

✔ Income verification

You must show you can afford:

  • lot rent
  • loan payment
  • utilities

✔ Identification

Valid ID and sometimes SSN verification.

✔ Rental history

Shows your payment reliability.

Approval protects the safety and quality of the community.


SECTION 5 — RULES & REGULATIONS

Manufactured home communities are known for having clear rules that maintain order.

Here are the most common ones:

✔ Pet rules

  • number of pets
  • breed restrictions (varies)
  • leash requirements

✔ Parking rules

  • number of vehicles
  • street parking restrictions
  • RV/boat storage rules

✔ Home appearance

  • skirting requirements
  • paint rules
  • cleanliness expectations

✔ Noise

  • quiet hours
  • behavioral expectations

✔ Yard maintenance

Residents must maintain their own yard.

✔ Guest rules

Communities may limit long-term guests.

✔ Add-ons & modifications

Decks, porches, awnings, and sheds often require approval.

These rules protect community value and safety.


SECTION 6 — WHAT MAKES A COMMUNITY “GOOD”?

A high-quality community has:

 1. Strong management

Responsive, friendly, and consistent.

2. Cleanliness

Well-maintained common areas.

3. Safety

Lighting, security, low crime.

4. Stable lot rent

Reasonable increases.

5. Good resident satisfaction

Low turnover.

6. Good resale value

Homes sell faster and higher.

7. Fair rules

Clear and consistently enforced.

Communities with these traits perform better long-term.


SECTION 7 — WHAT MAKES A COMMUNITY “BAD”?

Warning signs include:

❌ Frequent management changes

❌ Poor maintenance

❌ High crime or unsafe environment

❌ Unstable lot rent increases

❌ Poor communication

❌ Visible abandoned homes

❌ Inconsistent rule enforcement

❌ Trash or debris buildup

These factors can impact quality of life AND resale value.


SECTION 8 — AMENITIES FOUND IN COMMUNITIES

Amenities vary widely.

Common:

  • playgrounds
  • dog parks
  • basketball courts
  • picnic areas
  • community hall

Higher-end:

  • pools
  • hot tubs
  • fitness centers
  • gated entry
  • security patrol
  • event programming

Amenities can affect lot rent.


SECTION 9 — COSTS OF LIVING IN A COMMUNITY

Monthly cost includes:

✔ Lot rent

$550–$900 typical.

✔ Home loan payment

Varies by home price and lender.

✔ Home insurance

$80–$120 monthly.

✔ Utilities

Electric, gas, water, sewer, trash (varies).

✔ Maintenance

Home upkeep, small repairs.

✔ Optional fees

Pet fees
 Amenity fees
 Application fees
 Storage fees

LotRoll’s listing pages clearly show lot rent and rules so buyers know upfront.


SECTION 10 — HOW COMMUNITIES AFFECT RESALE VALUE

Your resale value is influenced by:

✔ location

✔ community cleanliness

✔ amenities

✔ management quality

✔ lot rent price

✔ stability of rules

✔ buyer approval process

✔ competition in the park

Homes in well-run communities sell MUCH faster.


SECTION 11 — HOW LOTROLL HELPS BUYERS & OWNERS

LotRoll provides:

✔ Community-level data

Lot rent
Amenities
Approval requirements
Rules
Pet policies
Age restrictions

✔ Buyer tools

Financing
Insurance
Valuation
QR-code listing pages

✔ Clarity

No surprises — all info is available upfront.

✔ Confidence

Owners know what they’re getting into.
Buyers know if they’ll be approved before applying.

This is how modern manufactured home buying SHOULD work.


CONCLUSION

Manufactured home communities can offer:

  • safety
  • affordability
  • community
  • stability
  • amenities
  • and long-term value

But only when you choose the right one.

LotRoll gives you the information you need to make that decision confidently.

Explore communities, lot rent, rules, and approval requirements at LotRoll.com.


Know everything before you move in.