The five questions Arizona park sellers ask us most

Arizona regulates park tenancies under their own statute, separate from ordinary residential rentals. Resident leases, rent-increase notice periods, the rental agreement's required disclosures, and the Mobile Home Relocation Fund assessment all follow the park owner to the closing table and then transfer to the buyer.

Practically, that means three things for you as a seller. Your existing rental agreements and any pending rent increases become part of what a buyer underwrites. Records of statutory notices matter, because a buyer inheriting a compliance gap prices for it. And any change of use or closure has its own statutory notice and relocation obligations, which is why a redevelopment buyer and an operating buyer will value the same park very differently.

We buy parks as operating communities, so we underwrite the tenancies as they exist. You do not need to clean up, re-paper, or re-sign anything before talking to us. Give us the rent roll and the agreements you have.

In Arizona a mobile home is personal property titled through ADOT MVD until an affidavit of affixture converts it to real property attached to the land. Parks that have been held for decades usually have a mix: some homes affixed, some titled to residents, some park-owned units with titles in a drawer, and occasionally a home with no locatable title at all.

That mix drives which taxes appear on which roll, what the county assessor has on file, and what the title company needs to clear at closing. It also determines whether a park-owned home conveys with the real estate or by separate MVD title transfer.

None of it is a deal-killer. Missing titles, unrecorded affixtures and homes on the personal-property roll are ordinary Arizona park problems with ordinary solutions. We work through them during escrow rather than asking you to solve them first.

No. A park well that serves 15 or more connections or 25 or more people generally falls under public water system rules, which brings ADEQ monitoring, sampling and reporting duties. Plenty of Arizona parks are somewhere between fully compliant and quietly behind on paperwork.

What we actually want to see is the well registration number, whatever production and water-quality testing exists, the pump and pressure-tank age, and any correspondence you've had with ADEQ or the county. If sampling has lapsed or a nitrate or arsenic result came back high, tell us — it is priced, not fatal.

In Assured Water Supply areas around Phoenix, Tucson and Prescott, and in the rural basins where groundwater levels have dropped, water documentation also affects who can lend on the park. That's a buyer problem, not a reason for you to spend money before closing.

More than most Arizona sellers expect, and less than most fear. Parks platted in the 1960s and 70s were wired for swamp coolers and single-wides. A modern home with a heat pump wants 100 to 200 amps at the pedestal. When a park is still on 60-amp service, the buyer is pricing in a future electrical upgrade whether or not anyone says it out loud.

The same logic hits shallow-buried water lines in caliche, asphalt that has cooked for thirty summers, undersized shade and irrigation, and AC condensers on park-owned homes that die in July. Summer utility spikes also distort a single year of expenses, which is why we look at twelve months, not a snapshot.

Disclosing all of it up front consistently gets sellers a better number than letting a buyer discover it in due diligence and reprice. Deferred maintenance is an input to the offer, not a reason to withdraw one.

Yes, and it is far more common than owners assume. Arizona has a statutory process for abandoned mobile homes in a park, ADOT MVD has a path for bonded and lost titles, and unpermitted Arizona rooms, carports and sheds get handled through disclosure and pricing rather than retroactive permitting in most jurisdictions.

Owners often stall a sale for a year trying to clean these up alone, spending money on units a buyer intends to remove or replace anyway. That is usually the wrong trade.

Send us the list as it stands — how many homes, which are occupied, which you own, which have titles you can find. We underwrite around the gaps and take on the cleanup after closing.