Mixed Mobile Home & RV Park Financing

A park with both mobile home and RV sites should be presented as a mixed property with each use and income stream identified. The financing review depends on actual operations, legal use, cash flow, infrastructure, and the borrower. A combined site count or a listing’s property label is not enough to determine a program.

Jaken Finance Group reviews stabilized acquisitions and refinances as well as turnaround requests. Borrowers can use the commercial financing form; brokers should use the broker portal. Explain the mix before choosing a financing label.

Start with a site and accommodation schedule

Category	What to identify	Income and expense detail
Tenant-owned manufactured homes	Occupied and vacant leased sites, approved use, and lease structure	Site rent, collections, and park operating costs
Park-owned manufactured homes	Home ownership, condition, occupancy, and rental terms	Site and home rent separately; home repair and turnover costs
Overnight and seasonal RV sites	Operating sites, hookups, season, and stay patterns	Monthly site revenue, occupancy, operating costs, and deposits
Longer-stay RV sites	Actual stay length, agreements, services, and legal use	Collections, utilities, concessions, and unpaid balances
Cabins and park models	Ownership, classification, use, and relevant approvals	Accommodation revenue with cleaning, upkeep, and replacement costs

Reconcile the schedule with a numbered site map. Clarify whether “80 sites” includes closed sites, spaces awaiting hookups, employee accommodation, or proposed expansion. A site with no current authority to operate is different from an available vacant site.

Which financing path might be reviewed?

An established mixed property may be evaluated for conventional commercial financing based on its actual operations and the lender’s requirements. A transition bridge may be relevant when the transaction needs repairs, occupancy improvement, or another defined change, supported by a cash and repayment plan.

Do not treat an agency manufactured housing program as automatically covering the RV portion. Freddie Mac’s MHC product sheet, for example, excludes RV parks and campgrounds. A blended property’s eligibility needs an explicit review under the proposed lender’s rules.

SBA eligibility is also specific to the business and transaction. The SBA 7(a) overview sets out the broader program. For a park with both residential site rent and transient operations, provide the revenue and stay breakdown so the lender can assess the current rules. A park name or the presence of a few overnight sites does not answer that question.

Separate the income before combining the cash flow

For each operating category, show actual receipts and related expenses over the same period. Separate bookings and guest deposits from revenue earned. Explain how shared costs such as management, roads, insurance, and utilities are handled so expenses are neither omitted nor counted twice.

Park-owned home rent can look stronger than site rent before home maintenance and turnover are included. Seasonal RV receipts can make one month look unusually profitable. The POH versus TOH guide and seasonal RV cash-flow guide address those two issues in detail.

Hypothetical example: one property, three operating patterns

Imagine a property with 30 occupied tenant-owned home sites, 20 operating overnight RV sites, and 10 seasonal sites. The 30 leased home sites are occupied at a point in time. The 20 overnight sites earn revenue over available site-nights. The 10 seasonal sites may collect payments on a seasonal schedule.

Calling the property “fully occupied” would not explain those differences. A better file shows the lease and collection schedule for home sites, monthly availability and receipts for overnight sites, and agreements and payment timing for seasonal sites.

The example does not establish a financing classification, value, or approval. It shows why a lender needs the underlying schedules before interpreting the combined financial statements.

Review utilities and planned changes across the whole property

Explain which systems serve which uses and whether the current operating pattern matches the recognized capacity and approvals. Converting RV sites to manufactured home sites, or adding cabins, can change utility demand and the use review. Do not assume the existing approval automatically covers the proposed change.

The private-utilities guide explains what to gather for well, septic, lagoon, and shared-system questions. For a turnaround, separate today’s authorized operations from the future plan and show the work budget, timing, and funds needed through the transition.

Reconcile totals across the operating records

Use consistent categories in the site schedule, rent roll, reservation report, and income summary. If one source treats a cabin as an RV site while another lists it separately, explain the difference. The purpose is to understand the business actually being financed, not to force different records into a total that conceals their assumptions.

Identify the period each report covers and the date of the site count. A current schedule can differ from last year’s operating results because sites were added, closed, or converted. Show those changes with dates and describe whether the work and permissions were completed. Proposed capacity should remain separate from sites currently operating and producing income.

State whether any income or assets are excluded from the purchase. A seller may own homes, equipment, or a related business that does not transfer with the land. Identify the proposed treatment of those items before relying on their receipts or value in the financing request. Unclear inclusions can affect both the operating picture and the transaction structure.

Explain shared expenses without inventing precision

Some costs can be traced to a specific part of the property; others serve the whole park. Show clearly identified costs where records support them, and explain how shared costs are handled in the presentation. If an allocation is an estimate, state the basis and label it accordingly. Do not present a guessed division as a separate verified operating statement.

For example, a hypothetical mixed park may have a single manager and shared water service but separate booking records for nightly stays. The receipts may be distinguishable even when some expenses are not. Present the combined results alongside the available category detail, then identify the remaining questions. That is more useful than creating two polished statements that cannot be reconciled to the actual accounts.

Describe the intended use after closing

If the buyer plans to change the mix, distinguish the existing business from the proposed future operation. Identify which sites would change use, the expected work, and what is known about permissions and utility capacity. Explain the cash needed during the transition and whether existing residents or guests would be affected.

A financing request should not rely on future receipts without describing the steps needed to produce them. Keep a current operating case and a separately labeled projection. Brokers can use that comparison to explain the client’s plan through the portal; borrowers can summarize the same distinction in the commercial form. Neither route requires selecting a financing product before the facts of the mixed property are reviewed.

Package the mixed park for review

Lead with the park location, proposed transaction, requested loan, price or payoff, and deadline. Attach or describe the site mix, current operating statements, borrower experience, available equity, and unresolved use or utility questions. State which records are available and which remain with the seller.

For a refinance, describe the current debt and intended proceeds. For a purchase, explain what land, structures, equipment, business assets, and deposits transfer. Keep any seller-financing proposal identifiable in the request.

Borrowers: submit the mixed park through the commercial financing form. Brokers: open the broker portal and follow the park broker guide. The MHP guide and RV guide provide the broader financing context.