Every park owner hears the same two choices: sell everything to a consolidator who will raise lot rents on your residents, or keep grinding. There is a third: sell us the land underneath, lease it back on a 99-year master lease, and stay exactly who you are to your residents — their operator, their landlord, their neighbor.
Stabilized land-lease communities carry some of the most durable income in real estate — homes rarely move, occupancy holds through cycles, and expenses are modest. That durability is why we can pay full value for the land while your rent coverage stays comfortable. Sale proceeds are typically eligible for a 1031 exchange, and because you sold only land that was never depreciated, the tax character is usually cleaner than an all-in park sale — your CPA confirms the specifics.
Not because of us. Lot-rent policy stays entirely yours. Our lease is with your operating company at a fixed master rent with 2% annual escalations — we have no contact with, or claim on, individual residents.
The leasehold — your operating business and improvements — is freely transferable to a comparable-quality operator. Many owners sell the land now and the operation years later, in two well-priced pieces instead of one discounted lump.
Yes. HOPA compliance and community rules live at the operating level, with you, where they already are. The land layer is indifferent to them.
Send the rent roll and trailing 12. We will show you what the land is worth, what the master rent looks like, and what stays in your pocket every month.
Email us the property