Off-market parks are my specialty. Full-service brokerage when you need it.

It comes down to whether a broker's higher price beats the 3–5% commission. Many owners test the off-market channel first, then list if no deal lands in 60–90 days. I work the off-market channel directly.

A park is valued on net operating income divided by a market cap rate. Small parks often trade between an 8 and 11 percent cap rate depending on utilities, occupancy, and location. Park-owned homes are valued separately on lot rent. A free BOV gives the real number.

Three tools: a 1031 exchange, an installment sale (IRC §453), and, for inherited parks, a stepped-up basis. I'm an experienced exchangor active in national, regional, and state exchange groups.

You carry all or part of the price as a note secured by the park. Wider buyer pool, higher effective price, gain deferral. Covenants can require minimum NOI, DSCR, or occupancy.

On the lot rent they support — not the full home rent. The POH Equalizer method prices a park-owned home like a tenant-owned lot.

Off-market is my specialty — quiet sales, no public listing, one buyer at a time. But I'm full-service: I also handle on-market listings, buyer representation, and valuations. Coverage centers on the Midwest (Illinois, Missouri, Iowa) and extends across Indiana, Kansas, Nebraska, Arkansas, Kentucky, Ohio, Tennessee, Alabama, Georgia, Oklahoma, and Pennsylvania, with nationwide capability through The MHP Broker network.