Fast. Fair. Hassle-free. We buy directly from owners — no agents, no commissions, no nonsense. Cash or flexible terms, and we close on your timeline. Get our free Distressed Park Seller's Checklist + a no-obligation cash offer within 48 hours.
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Distressed Park Seller's Checklist
What to have ready before you sell — PDF delivered to your email.
Fill out in 2 minutes. We send the checklist immediately + respond within one business day.
Your information is never shared with third parties.
Bluebonnet Mobile Home Park is a real, operating park in Marlin, TX — run by JJ Boese. We're not a hedge fund, not a wholesaler, and not a middleman passing your deal to someone else.
When you call, you speak directly with the buyer. When we make an offer, we intend to close it. We've lived the day-to-day of running a park — deferred maintenance, tenant management, utility issues — and we know what we're taking on when we buy.
"We're not just buying real estate. We're taking over a community that real people live in. That's not something we take lightly."
JJ Boese — Owner, Bluebonnet Mobile Home Park — Marlin, TXDirect. Simple. No games. Here's exactly what we bring to the table.
Cash means fastest close, cleanest exit. Seller financing lets us pay you more — you become the bank and collect monthly payments with interest. We can work with either, and we'll show you the numbers on both.
Cash deals move fast. No bank appraisals, no loan committees, no 60-day close timelines. If you need to be done quickly, we can make that happen. If you need more time, we're patient — your timeline, your call.
We're direct buyers. You don't pay a listing agent 6%. You don't pay a buyer's agent. We cover our own closing costs. The offer we make is the number you net. No hidden deductions at the table.
Deferred maintenance? Fine. High vacancy? Fine. Problem tenants? We've dealt with it. You don't need to fix anything, evict anyone, or clean anything up before selling. We buy it as-is and handle what comes next.
If any of these sound like you, the form takes two minutes to fill out. Even if you're not sure, it costs nothing to reach out.
Ran a park for decades. Done dealing with tenants, repairs, regulators. Ready for the check and the exit — not another contractor headache.
The park came to you through a family member. You didn't ask for it. You don't want to run it. You want to liquidate fairly and move on.
The park needs work. Roads, water lines, old homes. You don't have the capital or the appetite to fix it. We buy it in current condition.
Occupancy dropped and cash flow turned negative. You're covering utilities and taxes with no income. You want out before it gets worse.
The park was a good investment for a long time. Now you want liquidity, simplicity, and freedom. A clean exit at a fair price.
Submit in 2 minutes. Get our free Distressed Park Seller's Checklist emailed to you immediately + a no-obligation cash offer within 48 hours.
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Distressed Park Seller's Checklist PDF
Park Snapshot · Condition & Liability · Financials · Seller Motivation
Two minutes to fill out. Get the checklist + a no-obligation offer.
Your information is never shared with third parties.
The things sellers actually want to know before they pick up the phone.
We can close in as little as 14 days on a straightforward deal. Cash transactions move the fastest. If seller financing or terms are involved, we can typically close within 30 days. Timeline is always driven by the seller — if you need more time, we can work with that too.
Yes. We are operators, not flippers. We buy parks in all conditions — deferred maintenance, high vacancy, difficult tenant situations, parks that need infrastructure work. We price based on current reality, not potential. If the park has problems, we price that in and handle it ourselves after closing.
We can explore creative structures including subject-to financing, loan assumptions, and seller-carried notes. Negative equity situations are not automatic deal-killers. Fill out the form and tell us what you are working with — we will tell you honestly whether there is a deal to be made.
No. We are direct buyers, not brokers. There are no agent commissions, no listing fees, and no hidden charges. What we offer is what you net. We also cover standard closing costs on our end. If you have a broker you want to keep in the deal, we can discuss that — but it is not required.
Our primary focus is North Texas and the DFW metro area — roughly a 70-mile radius from the 75021 zip code, which puts us across the Texoma region, the Dallas-Fort Worth Metroplex, and surrounding markets. We will consider parks outside this geography on a case-by-case basis, especially in Central and East Texas.
Mobile home parks are valued using income capitalization — the same method used by institutional buyers and appraisers. Calculate annual gross revenue (occupied lots × monthly lot rent × 12), apply a net operating income margin (typically 50–65% for tenant-owned-home parks in Texas), then divide by a cap rate. Texas parks typically trade at 8–10% cap rates — so a park with $100,000 NOI is worth roughly $1M–$1.25M. Condition, utility ownership, and deferred maintenance all affect the final number. Try our free valuation calculator above for an instant estimate.