Mobile home park loans in Georgia — regional market guide. Nationwide: Jaken finances MHC in all 50 states. Hub: manufactured home community financing
Georgia’s I-75 / I-85 corridor and Atlanta exurbs produce deep TOH community inventory — often 40–90 pads at $1M–$2.8M basis — while South Georgia rural parks trade at $400K–$1M with well/septic and higher POH legacy. In-migration from higher-cost states supports lot-rent growth without statewide rent control on MHC.
Outdoor hospitality sibling: RV park loans Georgia · MHP under agency floor: loans under $3M
Georgia segments
| Market | Typical pads | Buy range | Refi path |
|---|---|---|---|
| Atlanta exurban (Macon spillover, Newnan) | 40–90 | $1M–$2.8M | Regional bank / Freddie |
| Savannah / Coastal inland | 25–55 | $700K–$1.6M | Community bank |
| South GA rural | 15–35 | $400K–$1M | Bank after utility upgrade |
Fix-and-flip context: Georgia fix and flip guide
Bridge terms
| Parameter | Range |
|---|---|
| Rate | 8.99%–13.5% IO |
| LTV | 65%–75% |
| Term | 12–24 months |
| Close | 14–30 business days |
Worked example — Macon spillover 52-pad TOH
$1.15M — 73% occupancy, 18% POH
| Phase | Detail |
|---|---|
| Bridge | 70% LTV + $160K road/utilities holdback |
| Months 1–14 | POH-to-TOH conversion; pad fill |
| Stabilized | 86% occupancy, lot rent +$38 |
| Refi | Regional bank 1.28x DSCR |
Strategy: bridge-to-agency playbook · POH vs TOH
Georgia diligence checklist
- Hurricane / flood — coastal and low-lying inland
- Well/septic — engineer report for bridge
- POH-to-TOH plan before agency refi
- Pad expansion zoning — county variance
- Insurance — wind/hail in opex at current quote
- Pair outdoor hospitality: RV park loans Georgia
Why Georgia vs. Florida for MHC sponsors
| Factor | Georgia | Florida |
|---|---|---|
| Insurance opex | Lower inland | Coastal wind premium |
| Lot rent growth | Atlanta in-migration | Snowbird 55+ stability |
| Agency refi | Regional banks strong | Sunbelt bank + agency mix |
| Bridge thesis | Fill-up TOH exurban | Fill-up + insurance re-quote |
Many sponsors underwrite both — same bridge terms nationwide via MHC hub.
Atlanta MSA submarkets for pad-fill thesis
Clayton, Henry, and Spalding counties south of Atlanta offer 1980s–2000s vintage parks with deferred road maintenance — exactly where $120K–$180K CapEx plus POH conversion produces 100–150 bps cap-rate compression at refi. North Georgia (Hall, Forsyth spillover) trades tighter but with city water/sewer already in place, shortening the agency checklist. Request 12-month rent roll, not a snapshot, before bridge sizing — seasonal turnover in exurban parks can mask true occupancy.
Submit a Georgia MHC scenario
Include T-12 or rent roll, pad map, POH count, and utility type (city vs well/septic) with submit commercial scenario. Georgia is a regional example — Jaken lends on MHC in all 50 states.
Related
- Hard money lenders Georgia
- Hard money lenders Atlanta
- Mobile home park loans Florida — Sunbelt comparison
- Mobile home park loans North Carolina
Submit commercial scenario · MHC hub · (833) 264-7776