Mobile home park loans in Texas — regional market guide. Nationwide: Jaken finances MHC in all 50 states. Hub: manufactured home community financing · Refinance: MHP refinance & cash-out
Texas holds 4,000+ manufactured housing communities — the second-largest state inventory after Florida. Deal flow clusters on the I-35 corridor, East Texas rural TOH, and Permian Basin fringe worker-housing pads. Bridge terms and rate bands: MHP loan rates 2026.
Sub-$3M playbook: MHP loans under $3M · POH legacy: POH vs TOH
Texas MHC segments
| Segment | Geography | Financing note |
|---|---|---|
| I-35 corridor | San Antonio, Austin, Waco, DFW exurban | Strong fill-up; competitive bidding at $1M–$2.5M |
| East Texas rural | Tyler, Longview, Lufkin | Well/septic common; lower basis $600K–$1.2M |
| Permian-adjacent | Midland/Odessa fringe | Worker housing — verify occupancy durability post-oil cycle |
| Gulf Coast | Corpus, Houston fringe | Flood + wind diligence — insurance NOI drag |
Worked example — Bell County 52-pad TOH
$980,000 — 74% occupancy, municipal water, Central Texas exurban
| Phase | Detail |
|---|---|
| Bridge acquisition | 70% LTV at 8.99%–13.5% IO |
| Value-add | $72K — pad marketing, road patch, signage |
| Fill-up | 74% → 86% over 11 months |
| Lot rent lift | +$40/pad to market |
| Refi | Community bank at 1.24x DSCR — month 14 |
Playbook: bridge-to-agency MHP
Texas diligence checklist
- FEMA flood zone — especially Harris, Galveston, Jefferson counties
- Well + septic capacity — pad expansion limits on rural parks
- Property tax trajectory — Texas appraisal protest history on commercial land
- POH ratio — model habitability opex separately from lot rent
- Title — mineral rights — rare but material on rural acreage
Texas regulatory context: Texas Department of Housing and Community Affairs — manufactured housing
I-35 vs East Texas — basis and exit
| Factor | I-35 exurban | East Texas rural |
|---|---|---|
| Typical basis | $900K–$2.2M | $600K–$1.2M |
| Utilities | Municipal more common | Well/septic |
| Refi path | Regional bank | Community bank + seller carry |
| Insurance | Moderate | Lower than Gulf Coast |
When bridge beats agency in Texas
| Situation | Why bridge first |
|---|---|
| Sub-50 pads | Agency MHC minimum not met |
| 60%–75% occupancy | Banks want 80%+ for permanent |
| Well/septic rural | Agency prefers municipal utilities |
| 30-day close | SBA/agency timeline 90–180 days |
| Pad fill in progress | Refi DSCR fails until T-12 stabilizes |
Refi playbook: MHP refinance & cash-out
Exit and refinance path
Texas I-35 vs East Texas parks cannot share one pro forma — municipal utilities on corridor assets vs well/septic on rural TOH. Mineral rights on acreage deals rarely bite but require title review. FEMA flood diligence mandatory on Gulf Coast and Harris County fringe before bridge leverage approval — inland Bell and Williamson counties typically lower insurance drag.
Related Texas programs
- RV park loans Texas — outdoor hospitality sibling
- Fix and flip loans Texas
- DSCR loans Texas
- Hard money lenders Texas
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