Filling Mobile Home Park Vacancies with RVs: A Smart, Low-Cost Strategy By Frank Rolfe

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If you're looking for a quick and affordable solution to fill empty lots in your mobile home park, consider this: RVs. Short for recreational vehicles, RVs provide an immediate and cost-free method to boost your occupancy. Yet, many park owners overlook this effective approach when faced with vacancy issues.

Distinguishing RVs from Mobile Homes

When evaluating a park for purchase, RVs don’t typically factor into the financial equation the same way mobile homes do. That’s because RVs, unlike mobile homes, are mobile by nature. However, once the park is yours, filling vacant lots with RVs is a great way to generate additional income. RV revenue may not carry the same weight in valuation as mobile homes, but every dollar counts once you own the park. Should a mobile home come along later, you can always replace an RV to make room.

No Major Investment Required

Purchasing a mobile home to fill a lot can run you $20,000 to $30,000, after accounting for site prep, delivery, setup, and utility connections. RVs, on the other hand, require none of that upfront cost. Filling 20 lots with mobile homes could cost as much as $600,000, but filling them with RVs? Zero. Which would you prefer to spend?

More Visual Appeal

RVs often bring a modern, aesthetic appeal that mobile homes can lack. Their sleek, sophisticated designs have long been associated with adventure and affluence, attracting a unique demographic. While mobile homes strive to mimic the look of traditional homes, RVs stand out with their style, making them a desirable addition to any park.

Upscale Clientele

RVs also tend to attract more affluent residents. Often, RV owners are middle to upper-class individuals whose vehicles may be worth significantly more than the surrounding mobile homes. This shift in clientele can elevate the overall atmosphere of your park, adding a touch of luxury without a significant investment.

Speedy Lot Fill

Even if money is no object, the logistics of moving in and setting up mobile homes takes time. In contrast, RVs can be positioned and occupied within hours. In one of our parks, we filled 10 lots with RVs in a single day, a speed that's simply impossible with mobile homes.

Getting Started

Interested in this strategy? Here’s what you need to do next:

  • Check your park’s permit to confirm you can host RVs, including any restrictions on quantity.
  • Set up an online presence for your park, ensuring it appears in search results when someone looks for RV accommodations in your city.
  • Reach out to sources like construction projects, large events, or employers who might bring an influx of RV owners for extended stays.
  • Place flyers at locations frequented by RV owners—rest stops, propane dealers, etc.
  • Install a welcoming sign at your park that clearly advertises RV availability.

Final Thoughts

Filling vacant lots with RVs is a cost-effective, rapid solution for park owners. If your goal is to increase occupancy and profitability with minimal outlay, incorporating RVs into your strategy can be a game-changer.

By Frank Rolfe

Frank Rolfe has been an investor in mobile home parks for almost 30 years, and has owned and operated hundreds of mobile home parks during that time. He is currently ranked, with his partner Dave Reynolds, as the 5th largest mobile home park owner in the U.S., with around 20,000 lots spread out over 25 states. Along the way, Frank began writing about the industry, and his books, coupled with those of his partner Dave Reynolds, evolved into a course and boot camp on mobile home park investing that has become the leader in this niche of commercial real estate.