Why Mobile Home Deals Fall Through: The Park Approval Trap

Here is a horror story we hear all the time:

You list your mobile home. You find a nice couple who wants to buy it. They have the cash. You sign a contract. You start packing your boxes.

Two weeks later, the park manager calls. “Application Denied.”

The buyers—who seemed perfect—didn’t pass the credit check, or the background check, or the income-to-debt ratio requirements of the park.

Poof. The deal is gone. You’re still stuck with the house. You still have to pay next month’s lot rent. And you have to start all over again.

The “Park Approval” Gauntlet

In a leased-land community, you don’t just sell the home; you sell the right to live there. The park holds all the cards.

Common reasons parks deny buyers:

1. Credit Score: Many parks require 650+ or even 700+.
2. Income: The “3x Rule” (Income must be 3 times the lot rent) is standard.
3. Background: Even minor past issues can trigger a denial.
4. Age Restrictions: In 55+ parks, everyone in the home often needs to qualify.

The “Zombie Listing”

When a buyer gets denied, your listing becomes a “Zombie.” It’s not technically dead, but it’s not alive either. Other buyers saw it go “Under Contract” and moved on. Now you have to list it as “Back on Market,” which makes people wonder, “What’s wrong with the house?”

How to Guarantee a Sale

The only way to avoid the Park Approval Trap is to sell to a buyer who is already approved or has a professional standing with the community.

Sun Ray Mobile Homes is a licensed, professional buying company.

• We have long-standing relationships with park managers across Central Florida.
• We know the requirements before we make an offer.
• We buy the home as a business, often bypassing the strict residential residency requirements until we resell it later.

When we sign a contract, we close. No “ifs,” “ands,” or “park denials.”