Jacksonville, NC — Mobile Home Park Investments

Part of our comprehensive Mobile Home Park Investing Guide

Jacksonville is one of North Carolina’s most distinctive mobile home park markets. As the home city of Marine Corps Base Camp Lejeune — one of the largest Marine Corps installations in the world — Jacksonville has a uniquely stable, government-backed housing demand base that provides recession-resistant cash flow for well-positioned manufactured housing communities. For investors seeking stable yield from a military-adjacent market, Jacksonville offers a compelling combination of lower land costs and consistent demand.

Jacksonville Market Overview

Onslow County, home to Jacksonville, has approximately 200,000 residents. Camp Lejeune employs over 47,000 active duty Marines and sailors, and tens of thousands more civilian employees and contractors. The installation is the primary training facility for Marine Corps units deploying to the eastern United States and abroad. New River Air Station (Marine Corps Air Station New River) is adjacent to Camp Lejeune, adding additional military employment.

Beyond the military, Jacksonville has a regional healthcare sector anchored by Onslow Memorial Hospital and a significant retail and service economy serving the military community.

Why Jacksonville is a Strong Market for Manufactured Housing

Camp Lejeune and MCAS New River generate consistent, year-round housing demand from Marines, sailors, and their families who choose to live off-base. Junior enlisted families, in particular, find manufactured housing communities the most affordable off-post housing option. The Marine Corps’ structured deployment cycles create predictable PCS (Permanent Change of Station) moves each spring and summer — a manageable and normal feature of military markets that experienced operators accommodate with consistent fill-up from incoming personnel.

Local Lot Rent Data and Trends

• Onslow County: $270-410 per month
• Duplin County: $200-300 per month
• Jones County: $190-290 per month

Lot rents in Jacksonville reflect the market’s lower cost of living and BAH (Basic Allowance for Housing) rates for the area. The military BAH provides an informal market ceiling and floor — BAH adjustments by DOD affect the effective rent ceiling, so investors should track annual BAH updates.

Key Areas and Infrastructure

Communities along US-17, NC-24, and routes connecting directly to Camp Lejeune’s main gates see the strongest military-adjacent demand. The City of Jacksonville provides utility service in incorporated areas. Onslow County utility service covers additional areas. Coastal location means investors should evaluate flood zone status on any acquisition target.

📚 Want the complete picture? Read our Mobile Home Park Investing: The Complete Guide for everything you need to know about investing in manufactured housing communities.

Frequently Asked Questions

What is BRAC risk for Camp Lejeune?

Base Realignment and Closure (BRAC) risk is a consideration for all military-adjacent markets. Camp Lejeune is considered low BRAC risk given its scale (one of the largest Marine installations in the world), its mission-critical training role, and significant infrastructure investment. However, investors should monitor defense policy for any changes affecting East Coast Marine operations.

How has Camp Lejeune’s water contamination history affected the local market?

Camp Lejeune’s historical water contamination (pre-1987) has been a significant legal and healthcare issue for veterans and their families. The contamination affected on-base water, not private off-post community water systems. Off-post mobile home parks that have their own water supply or city water connections are not affected by on-base contamination history.

What are the typical cap rates in Jacksonville?

Stabilized Jacksonville area parks trade at 8-11% cap rates, reflecting both the market’s yield characteristics and the institutional preference for larger metros. This creates strong cash-flow opportunities for private investors who understand the military-adjacent market dynamics.

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