Mobile Home Park Management: 3rd Party or Vertical Integration?

Investing in mobile home parks offers promising opportunities for potentially generating steady income and long-term growth. However, one crucial decision investors face is whether to manage the properties themselves through a vertically integrated approach or to hire a third-party management company. Each method has its benefits and drawbacks, making it essential to evaluate them based on your specific needs and goals. This article explores the ins and outs of both third-party and vertically integrated mobile home park management, helping you make an informed decision.

property mobile home park management checklist

Understanding Mobile Home Park Management

Mobile home park management involves overseeing the daily operations of the property, including but not limited to maintenance, rent collection, tenant relations, and regulatory compliance. Effective management is vital to help the property remain potentially profitable and well-maintained, providing a comfortable living environment for residents. Investors can choose between two main approaches: hiring a third-party management company or building a vertically integrated management team.

Third-Party Property Management


Third-party property management involves hiring an external company to handle the day-to-day operations of your mobile home park. These companies specialize in property management and bring expertise, resources, and established systems to manage your investment efficiently.

Benefits of Third-Party Mobile Home Park Management

Expertise and Experience

Third-party management companies have extensive experience managing mobile home parks, which allows them to handle various challenges effectively. They have established processes for rent collection, maintenance, and tenant relations, ensuring smooth operations.

Time Savings

Outsourcing property management frees up your time, allowing you to focus on other aspects of your investment portfolio or personal life. You don’t necessarily have to worry about the daily demands of property management, which can be particularly beneficial for investors with multiple properties or those not residing near the mobile home park.

Access to Resources

Management companies have access to a network of contractors, vendors, and service providers, often at negotiated rates. This access can result in cost savings and quicker resolution of maintenance issues.

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Drawbacks of Third-Party Mobile Home Park Management


Hiring a third-party management company involves paying management fees, typically a percentage of the rental income. These fees can eat into your profits, especially for smaller mobile home parks with limited cash flow.

Less Control

Outsourcing management means you have less direct control over the property. While reputable management companies act in your best interest, they may not always make decisions that align with your specific vision for the property.

Potential for Misalignment

The management company’s goals may not always align perfectly with yours. They might prioritize efficiency over long-term value creation, leading to potential conflicts of interest.

protecting your asset

Vertically Integrated Property Management


Vertically integrated property management involves building an in-house team to manage your mobile home park. This approach typically gives you direct control over all aspects of property management, from hiring staff to implementing policies.

Benefits of Vertically Integrated Mobile Home Park Management

Full Control

With an in-house team, you have complete control over every aspect of property management. You can implement your vision, set standards, and make decisions that align with your long-term investment goals.

Cost Efficiency

While building an in-house team involves upfront costs, it can be more cost-effective in the long run. You avoid paying management fees to a third-party company, which can result in significant savings, especially for larger properties.


Vertically integrated management allows you to tailor management practices to your property’s specific needs. You can develop personalized strategies for tenant relations, maintenance, and marketing, likely enhancing the overall value of your investment.

Drawbacks of Vertically Integrated Mobile Home Park Management

Time and Effort

Managing a mobile home park in-house requires significant time and effort. You need to handle hiring, training, and overseeing staff, as well as managing day-to-day operations. This commitment can be challenging, especially for investors with other responsibilities.

Initial Costs

Building an in-house team involves initial costs, including salaries, benefits, and training expenses. These costs can be substantial, particularly if you don’t have the expertise to manage the property effectively from the start.

Learning Curve

If you’re new to property management, there can be a steep learning curve. Mistakes made during the initial stages can impact your property’s profitability and reputation.

handing over the keys

Which is Better? Evaluating Your Options

Choosing between third-party and vertically integrated property management depends on various factors, including your investment goals, available resources, and level of experience.

Consider Third-Party Mobile Home Park Management If:

  1. You Value Expertise: Third-party management companies bring specialized knowledge and experience, making them ideal for investors who want professional handling of their properties.
  2. You Have Limited Time: If you have other responsibilities or investments, outsourcing management can save you time and reduce stress.
  3. Your Property is Far Away: Managing a property from a distance can be challenging. A third-party company can handle on-site issues effectively.

Consider Vertically Integrated Mobile Home Park Management If:

  1. You Want Full Control: If you prefer to have direct oversight and implement your vision, an in-house team gives you that control.
  2. You Have Multiple Properties: For investors with several properties, vertically integrated management can be cost-effective, as you spread the costs across multiple investments.
  3. You Have the Expertise: If you have experience in property management, building an in-house team can maximize your profits and ensure your property is managed according to your standards.

Making the Decision

To make an informed decision, evaluate your goals, resources, and preferences. Consider conducting a cost-benefit analysis to compare the expenses and potential returns of each approach. Additionally, seek advice from industry professionals or other investors who have experience with both management styles.


Investing in mobile home parks can be a potentially lucrative venture, but effective property management is crucial to potential success. Whether you choose third-party management or a vertically integrated approach depends on your specific circumstances and investment objectives. Third-party management offers expertise and time savings, while vertically integrated management typically provides control and customization. By carefully considering your options and aligning them with your goals, you can help ensure your mobile home park investment thrives and potentially delivers the returns you seek.

Reach out below, and learn how our vertically integarated property management company scaled to now overseeing a portfolio of over 45 mobile home parks, with over 3,000 lots under management.

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The information provided is for informational purposes only and is not investment advice or a guarantee of any kind. We do not guarantee profitability. Make investment decisions based on your own research and consult registered financial and legal professionals. We are not registered financial or legal professionals and do not provide personalized investment recommendations.

Tristan manages Investor Relations at Keel Team Real Estate Investment. Keel Team actively syndicates mobile home park investments, with a focus on buying value add, mom & pop owned trailer parks and making them shine again. Tristan is passionate about the mobile home park asset class; with a focus on affordable housing and sustainability.