Bermuda Run, NC — Mobile Home Park Investments

Bermuda Run is a small incorporated town in Davie County, positioned adjacent to the Yadkin River corridor approximately 20 miles west of Winston-Salem. Known primarily as an upscale golf and residential community anchored by the Bermuda Run Country Club, Bermuda Run exists in an interesting contrast: high-end amenities in a county where median household income and housing values are well below statewide averages. For manufactured housing investors, this contrast creates a compelling dynamic — a high-demand, low-supply affordable housing environment supported by a growing residential base and proximity to Winston-Salem employment.

Bermuda Run Market Overview

Bermuda Run has a small permanent population of approximately 1,500–1,800 within its town limits, but its real influence extends throughout the Advance/Davie County corridor — a growing residential zone attracting higher-income households from Forsyth County. The town incorporated in 2001 specifically to control development along the US-158 corridor, maintaining a suburban character distinct from the working-class Mocksville core. Median household income in Bermuda Run exceeds $80,000 — well above the Davie County average — while the surrounding communities that provide service and labor for the area operate at significantly lower income levels.

This bifurcation is directly relevant to manufactured housing investment. The growth of higher-income residential development in the Bermuda Run-Advance corridor generates substantial demand for affordable workforce housing in the same geographic area — creating a tight local market for well-located manufactured home communities that serve the area’s service, retail, and healthcare workers.

Why Bermuda Run for Manufactured Housing Investment

Bermuda Run’s investment case is unique in the Winston-Salem MSA: it is a small, relatively affluent community surrounded by a working-class county where conventional affordable rental supply is severely limited. Key drivers:

• Workforce housing demand from nearby amenity development: Golf courses, retail, healthcare, and hospitality operations associated with the Bermuda Run area generate significant local employment at income levels that require affordable housing options nearby.
• Proximity to Forsyth County via I-40: The US-158/I-40 interchange gives residents efficient access to Winston-Salem employment, broadening the demand base beyond local Davie County jobs.
• Limited conventional rental supply: The upscale character of Bermuda Run means conventional apartment development has been minimal, leaving manufactured home communities as the primary affordable rental option in the area.
• Higher achievable rents than Mocksville: The Bermuda Run area’s higher income profile supports lot rents that are $40–$60 above comparable Mocksville communities, despite both being in Davie County.

Local Lot Rent Data and Trends

Lot rents in the Bermuda Run-Advance corridor have risen from approximately $340/month in 2015 to an estimated $515–$530/month in 2025. The area commands a modest premium over Mocksville proper, driven by proximity to higher-income residential development and tighter supply of affordable alternatives. Communities priced below $490 in the Bermuda Run area are likely running below market and should be evaluated for mark-to-market opportunity.

Zoning and Permitting Landscape

Bermuda Run’s incorporation was specifically oriented around controlling land use along its commercial corridor. The town’s zoning code focuses primarily on commercial and high-end residential development — manufactured housing community operations exist in the area under Davie County jurisdiction for parcels outside incorporated Bermuda Run limits. Investors should work with Davie County Planning to understand the applicable regulatory framework for any specific acquisition target in this corridor, as the intersection of town and county jurisdictions can complicate permitting for improvements or expansions.

Infrastructure: City Water and Sewer

The Bermuda Run and Advance corridor is served by Davie County water and sewer systems, with some areas connecting to Town of Bermuda Run infrastructure along the US-158 corridor. Infrastructure quality in this area is generally good, reflecting the investment that accompanied the development of the country club and surrounding residential neighborhoods. Confirming specific utility service for any manufactured home community acquisition remains essential — the mix of county and town infrastructure creates some variability at the parcel level.

Proximity to Winston-Salem Employment Centers

Bermuda Run sits approximately 20 miles from Winston-Salem via US-158 and I-40, a 25–30 minute commute under normal conditions. This corridor also connects to Mocksville (5 minutes east) and, via I-40, to Charlotte (55–60 minutes east) and Statesville (35 minutes east). The Yadkin Valley wine and tourism economy adds some local hospitality employment, and Novant Health Davie Medical Center in Mocksville is a significant nearby healthcare employer. The combination of local, county, and metro employment options makes Bermuda Run a reasonable commuter market with multiple demand anchors.

FAQ: Mobile Home Park Investing in Bermuda Run, NC

Is Bermuda Run a realistic manufactured housing market given its affluent character?

Yes, specifically because of the bifurcation between the town’s upscale residential character and the surrounding county’s working-class population. The workers who maintain the golf courses, serve at the country club restaurant, and staff local healthcare facilities need affordable housing nearby — and manufactured home communities provide it.

What lot rents can I expect in Bermuda Run area communities?

Achievable rents in the Bermuda Run-Advance corridor are approximately $510–$535/month for well-managed communities with city utilities and good site conditions — a modest premium over Mocksville and comparable to outer Forsyth County communities.

How does the small town government affect investor operations in Bermuda Run?

Bermuda Run’s incorporated area focuses primarily on its commercial corridor. Most manufactured home community parcels in the area are under Davie County jurisdiction rather than town jurisdiction, which means county-level regulations apply. This can actually be an advantage — county permitting processes are generally less complex than suburban town processes.

What is the best sourcing strategy for Bermuda Run-area communities?

Direct mail to Davie County parcel owners with manufactured home community use codes is the most effective approach. The small broker market in Davie County means off-market sourcing substantially outperforms waiting for listed properties.

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