Loan Programs

Mobile Home Park & RV Park Loans

Acquisition, refinance, bridge, and value-add financing for manufactured housing communities, mobile home parks, RV parks, and campgrounds—brokered nationwide—and across Minnesota—through lenders who actually understand the asset.

Submit an MHP or RV Park Deal 651-505-0070

Why It Takes a Specialist

Specialty Assets Deserve a Specialist

Parks don’t underwrite like apartments, and RV parks don’t underwrite like mobile home parks. Many lenders avoid them entirely. The ones who don’t each have a different appetite.

One lender may be comfortable with private well and septic; another won’t look at a park that isn’t on city utilities. One will lend against park-owned homes; another excludes them from value. One wants long-term RV occupancy; another is fine with transient revenue if there’s a track record behind it.

Knowing those differences—and preparing your file around them—is the work. That’s the work we do for every park deal that comes through Cornerstone Capital.

Property types

Mobile home parks and manufactured housing communities (all-age and 55+)
RV parks and RV resorts
Campgrounds
Mixed MH and RV communities
Parks with tenant-owned and park-owned homes
Small and rural parks, case by case

Financing Scenarios

MHP & RV Park Financing Options

Structures, leverage, and terms vary by lender, the asset’s performance, and your experience. These are the scenarios we most often help investors work through.

Acquisition Loans

Purchase financing for stabilized parks and communities with documented operating history.

Refinance & Cash-Out

Rate-and-term or cash-out refinancing of an existing park, based on current performance and value.

Bridge & Value-Add

Short-term capital for parks in transition: lease-up, infill of vacant pads, home replacement, or rent normalization.

Maturing Debt

A balloon is coming due or a lender is exiting. We look for a bridge or longer-term solution before the deadline arrives.

Utility & Infrastructure Plans

Financing that accounts for planned submetering, utility billback, road, or pad improvements.

Bridge-to-Permanent

A plan to move from short-term capital to long-term financing once the community is stabilized.

Underwriting

What MHP & RV Park Lenders Look For

Every lender weighs these differently. We review them with you before your deal goes out, so there are fewer surprises once it does.

The community

Occupancy and lot rent history—a trailing-12 operating statement and current rent roll, and how collections compare with scheduled rent.
Park-owned vs. tenant-owned homes—many lenders value lot rent differently from home rent, and some limit park-owned homes.
Utilities—city water and sewer versus private wells, septic, or on-site treatment; master-metered versus submetered; whether utilities are billed back to residents.
Infrastructure—roads, pads, water and sewer lines, electrical service, and deferred maintenance.
Home vintage—the share of homes built before the 1976 HUD Code, and their condition.
Zoning and compliance—whether the park is a conforming or legal nonconforming use, and any local rent or operating restrictions.
Environmental and flood—third-party environmental reports and flood-zone exposure.

The operator and the plan

Sponsor experience—park ownership or management history, or a credible third-party management plan.
Liquidity and net worth relative to the loan and the business plan.
A realistic business plan—we pressure-test rent increases, infill timing, and expense assumptions rather than repeating them.
Credit and background for guarantors, according to each lender’s standards.

RV park specifics

Revenue mix—long-term, seasonal, and transient sites, and how stable each stream has been.
Seasonality—monthly revenue patterns, not just annual totals.
Operating data—reservation history, amenity and store income, and staffing.

Be Ready

What to Have on Hand

You don’t need everything to start a conversation—but the more of this you have, the more precise our feedback can be.

Please don’t send sensitive personal financial documents through our website. When a lender requires them, we’ll coordinate a secure process.

Purchase contract or offering memorandum
Trailing-12 operating statement
Current rent roll
Site plan or lot map
Utility details (city vs. private, metering)
Count of park-owned homes
Capital improvement budget
Sponsor resume and schedule of real estate owned
Existing loan details (for refinances)
Your business plan in a paragraph

FAQ

Mobile Home Park & RV Park Loan Questions

Do you arrange financing for mobile home parks with private utilities?

Often, yes—but it narrows the field. Parks on private wells, septic, or on-site treatment receive closer review of system condition, permits, and capital reserves, and some lenders decline them outright. We’ll tell you early how your utility setup is likely to be viewed.

Can park-owned homes be included in the loan?

It depends on the lender. Some include park-owned home income in underwriting, some give it partial credit, and some exclude it or limit the number of park-owned homes. A plan to sell or convert park-owned homes to tenant-owned can help, and we’ll help you present it clearly.

Do you finance RV parks with transient or seasonal guests?

We work on RV parks with long-term, seasonal, and transient revenue. Transient-heavy parks generally need a stronger operating history and clear monthly financials, because lenders look closely at seasonality and stability.

What will my rate, down payment, and terms be?

We don’t quote terms before we’ve seen the deal, and you should be cautious of anyone who does. Leverage, pricing, and structure depend on the lender, the park’s performance, your experience, and the market. Once we review your scenario, we can discuss realistic ranges—and every loan remains subject to lender underwriting and approval.

How long does it take to close an MHP or RV park loan?

Timelines vary with the lender, third-party reports such as appraisal and environmental, title, and how quickly documents come together. We’ll give you an honest read on your specific deal and keep you informed throughout, but we won’t promise a closing date we don’t control.

Do I need prior park ownership experience?

Experience helps, and some lenders require it. First-time park buyers can strengthen a file with relevant real estate experience, strong liquidity, a credible business plan, and experienced third-party management.

Do you charge upfront fees?

No. On brokered loans like this one, Cornerstone Capital charges no upfront broker fees and is paid only at closing. Transactional funding has separate fees disclosed in writing. Lenders and third parties—such as appraisers, environmental consultants, and title companies—may have their own costs, and we’ll make sure you know about them in advance.

Where do you lend?

We arrange MHP and RV park financing for investors nationwide, subject to each lender’s footprint and applicable state requirements. Cornerstone Capital is a broker, not a lender; we match your deal with lenders in our network.

Do you arrange park loans in Minnesota?

Yes. Cornerstone Capital is based in Minneapolis and arranges MHP and RV park financing for investors in Minnesota and nationwide, subject to each lender’s footprint.

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