Lot Rent Cost Calculator
Also check your increase against state laws: Rent Increase Legality Checker →
What Is Mobile Home Lot Rent?
Lot rent — sometimes called pad rent or site rent — is the monthly fee you pay to a mobile home park owner for the land your home sits on. It does not cover ownership of the land itself. You own the structure; they own the ground. This distinction matters enormously for your housing budget, your legal rights, and the long-term value of your home.
The national median lot rent crossed $600/month in 2025 and continues rising at 5–8% annually in most Sun Belt markets. That makes the lot rent calculation — not the home purchase price — the most important number in manufactured housing.
Unlike a fixed mortgage, lot rent can increase year over year. Knowing your true annual cost — rent plus utilities plus park fees — is the first step to managing your housing budget and recognizing when an increase may cross a legal line.
Average Lot Rent by Region (2025–2026)
What's Included in Lot Rent (and What Isn't)
Most park leases cover the pad itself, road maintenance, and common-area upkeep. What varies widely: water/sewer (sometimes bundled, often billed separately), trash pickup, and amenities like a pool or clubhouse. Always ask for an itemized breakdown before signing a lease.
Surprise costs that residents frequently report include mandatory lawn-care fees ($15–$40/month), gate access fees, and utility mark-ups where the park buys wholesale and resells at a premium. California law caps utility mark-ups; most other states don't. Use our calculator above to total all recurring charges so you're comparing apples to apples when evaluating parks.
When a Lot Rent Increase Is Too High
A handful of states cap annual lot rent increases. Oregon limits increases to 3% or 5% depending on market conditions. New Hampshire requires 90 days' written notice. New York's Mobile Home Lot Renewal Act gives tenants the right to challenge "unconscionable" rent increases in court. Most states, however, have no cap — parks can raise rent to market rate with proper notice.
The practical test: if an increase would push your total housing costs above 35% of gross income, it's worth consulting a housing counselor or your state's mobile home advocacy group. Use our state-by-state legality checker to see the specific notice rules and any caps in your state.
Wondering If Your Rent Increase Is Legal?
Our state-by-state checker covers notice requirements, caps, and filing options.
Check My State →Frequently Asked Questions
What is the average mobile home lot rent in the US? +
The national median was approximately $600–$650/month in early 2026, per MHVillage and Datacomp surveys. Sun Belt markets (Florida, Arizona, Texas) tend to run $50–$150 above this median, while rural Midwest communities can be $200 below it.
Can a mobile home park raise lot rent every year? +
In most states, yes — with proper written notice (typically 60–90 days). Only a handful of states have statutory caps. Check the state rent law guide for your specific rules.
Is lot rent tax-deductible? +
Generally no — it's treated like apartment rent for federal tax purposes. However, if you use part of your home for a qualifying home office, a proportional share may be deductible. Consult a tax professional for your situation.
What fees are commonly added on top of lot rent? +
Common add-ons include water/sewer ($30–$80/month), trash ($15–$25), mandatory lawn care ($15–$40), pet fees ($10–$30/pet), and storage unit fees. Always ask for a full fee schedule before signing a lease.
How does lot rent affect my ability to get a mortgage? +
Lenders count lot rent as a recurring housing obligation. High lot rent can reduce how much home loan you qualify for. Some Chattel loan programs cap debt-to-income ratios at 43%, meaning $700/month in lot rent alone significantly limits your borrowing power.