Mobile Home Park Lot Rent Calculator

Enter your park charges and the calculator adds them into one monthly total. The base lot rent is only the start, because utilities, park fees, a pet fee and a storage fee all land in the same monthly bill.

1. Enter the base monthly lot rent from your lease.
2. Enter monthly utilities, park fees, pet fee and storage fee. Enter 0 for any charge that does not apply or is already included in the lot rent.
3. Enter the annual rent increase from your lease or from the park rent history.
4. Enter the number of months you want to total up, then press Calculate or press Enter. The total monthly lot rent appears first and large, with the annual total, next year monthly rent and the total over your chosen months below.

Lot rent is a sum, not a single price. The base lot rent pays for the land your home sits on, and everything else in the monthly bill is a separate charge, so the calculator adds all five monthly charges together.

Total monthly lot rent = base monthly lot rent + monthly utilities + monthly park fees + monthly pet fee + monthly storage fee. Annual total = total monthly lot rent x 12. The annual increase applies to the base lot rent only, because utilities and fees are billed separately and do not rise with the rent. Next year monthly rent = base monthly lot rent x (1 + annual increase / 100) + monthly utilities + monthly park fees + monthly pet fee + monthly storage fee.

For the total over more than 12 months, the base rent grows by the annual increase at each 12 month boundary while the other charges stay flat. That is how the increase compounds over the years. If you are weighing a park home against a house on land you own, our rent vs buy calculator compares the two paths over the same period.

A family is looking at a lot with a $600 base lot rent. Utilities are $60 a month, park fees are $25 a month, the pet fee is $15 a month and there is no storage fee. The lease allows a 5% annual increase, and they want the cost for 12 months.

1. Add the other monthly charges: $60 + $25 + $15 + $0 = $100.
2. Total monthly lot rent: $600 + $100 = $700.
3. Annual total: $700 x 12 = $8,400.
4. Next year base rent: $600 x 1.05 = $630.
5. Next year monthly rent: $630 + $100 = $730.
6. Total over 12 months: $700 x 12 = $8,400.

As a second check, take a $450 base rent with $45 utilities, $20 park fees, no pet fee and a $30 storage fee at a 4% increase over 24 months. The total monthly lot rent is $545, the annual total is $6,540, next year monthly rent is $563 and the total over 24 months is $13,296. The same steps work for any park, so try your own numbers in the tool above.

The annual increase moves the total more than any small fee. With the worked example base rent of $600 and $100 of other charges, a 3% increase gives $718 a month next year, a 5% increase gives $730 and an 8% increase gives $748. Over five years at 5% a year, the base rent alone grows from $600 to $766 a month.

What is included matters as much as the base rent. A park quoting $640 a month all in is cheaper than one quoting $600 plus $60 of utilities, because the second park really costs $660 a month. Ask for an itemised fee schedule before you compare two parks, because the cheaper base rent often carries the dearer total.

Small fees add up too. A $15 pet fee and a $30 storage fee together are $45 a month, or $540 over a year, so enter every fee the lease lists, even the small ones.

Two parks can look close on base rent and far apart on total cost. Park A charges a $550 base rent plus $40 utilities and $20 park fees, with no pet or storage fee. Park B charges a $650 base rent plus $60 utilities and $25 park fees, also with no pet or storage fee.

Park A totals $610 a month and $7,320 a year. Park B totals $735 a month and $8,820 a year. Park B costs $125 more a month and $1,500 more a year, even though the gap in base rent is only $100. The extra $25 a month is easy to miss when you only compare the headline rent.

Before you sign, ask the park for the full fee schedule, the rent history for the last three years and the notice period for increases. Lenders count lot rent as a recurring housing cost, so a high total can shrink how much home loan you qualify for, which our mortgage calculator can show. Our rental property calculator is the matching tool if you are weighing a park home as an investment instead of a place to live.

Lot rent usually covers the lot itself, road maintenance and common area upkeep, and sometimes water, sewer and trash. It does not cover electricity, which is usually metered separately, and it does not cover your home loan, home insurance or the cost of moving the home if you ever leave the park.

Read the lease for the charges outside the base rent. Common extras are lawn care, gate access, clubhouse use and pet and storage fees. Some parks buy utilities wholesale and resell them at a higher price, so ask how utilities are billed.

Rent rules vary by state. In most states a park can raise lot rent every year with written notice, usually 60 to 90 days. Only a few states cap annual increases, so check your state rules before you sign.