Sales of mobile home parks in Lancaster County increased dramatically in 2025, a spike that an expert attributes to growing interest from private equity and other large investors, along with high prices and inadequate supply in the county’s housing market.
A total of nine manufactured housing communities in the county, including one tiny home community, changed hands in 2025. That’s as many as were sold than in the five previous years combined. In December alone there were five mobile home parks sold in the county, for a combined total of more than $25 million.
Mobile home parks have traditionally been owned by families or small regional investors, but a growing number nationwide are being sold to private equity firms and other large investors, according to Blaze Cambruzzi, managing partner at TRUE Commercial Real Estate and an adjunct professor of real estate and finance at Millersville University. One motivating factor is a profit opportunity from increasing lot fees for residents, who can own their home but not the land underneath it.
“I have to believe they have an opportunity for an increase in income, which stinks in a lot of ways if you think about the segment of the economy that’s dwelling in them,” Cambruzzi said.
In Lancaster County, the low supply and high price of housing overall, as well as low apartment vacancy, have all added to the interest in mobile home parks, he said.
“We didn’t create the housing stock. We don’t have the housing market to keep up,” he said.
Here’s a rundown of sales in December:
— Valley Run Village, a 24-unit community in Sadsbury Twp. was sold to a partnership from Chester County, JudRow Investments LLC, for $1.2 million on Dec. 4. The seller was a partnership from Elizabethtown, Valley Run Village LLC.
— On Dec. 26, 98-unit Log Cabin Court in Earl Township and 94-unit Penn Valley Village in Penn Township were sold for $7.4 million and $7.1 million, respectively, to affiliates of GSP Management, a Berks County company that owns mobile home parks in multiple states. The deal also included a 122-unit Dauphin park with an Elizabethtown address, Oak Knoll Estates, which sold for $7.7 million. GSP Management head Frank Perano, was once fined $1.3 million by the Environmental Protection Agency for violations of the Clean Water Act at other parks he owns, including Cedar Manor located outside Elizabethtown. Both Log Cabin Court and Penn Valley Village had been owned by Nebula Realty Trust, a Florida-based investment firm headed by P. Chandra Sekhar Chadaga.
— On Dec. 29, 100-unit Arbor Park Mobile Home Park in East Hempfield Township sold for $2.95 million to an affiliate of Chester County private equity firm Arx Ventures by relatives of the late William Rowe, a Manor Township resident who originally bought it in 1984.
— On Dec. 30, 131-unit Tamarack Mobile Home Park in Providence Township sold for $6.8 million to an LLC sharing a Manheim Township address with Brown Communities Management LLC. Its previous owners were relatives of the late Frederick Steudler Jr., a Conestoga resident who originally bought the park in 1980.
The others in 2025 were:
— In November, 58-unit Tiny Estates in Mount Joy Township was sold for $6.1 million to an investment group from Lakewood New Jersey by its Marietta-based owner, Tiny Estates LLC.
— In September, 18-unit Meadowbrook Estates in Ephrata was sold to Samuel B. King of Upper Leacock Twp. for $1.3 million by a partnership led by real estate agents Christine Nolt and Rebekah Bailey.
— In February, a 20-unit park on Blackburn Road in East Drumore Township was sold for $1 million to an LLC sharing a Coatesville address with Weaver Mulch by We Care Communities LLC based in Fulton Township.
— In January, 54-unit Hilltop Mobile Home Park in Akron was sold for $3 million to another LLC sharing a Manheim Township address with Brown Communities Management LLC, by owners Melvin Lee Beiler, Vernon Beiler and John Beiler of West Earl Township.
