Hi All, we own a 17-space MHP in Hawthorne, NV. We are looking to sell the park and have had several prospective buyers inquire about the possibility of subdividing the lots to increase the number of spaces. How would we go about determining whether or not this would be feasible? Thanks! :)
I'm sure others with more experience will chime in, but the first thing I would check is your local codes / zoning. If these helpful governmental agents are not on your side, it will be a costly uphill battle. For example, is your MHP actually zoned as a "mobile home park"?
A small park I looked at purchasing has been a MHP for 30+ years. However, all this time, it has been zoned agricultural. The planning department will not allow any homes to be brought in unless the property is re-zoned. Additionally, any homes brought in must meet specific architectural restrictions (5/12 or greater roof pitch, certain minimum square footage larger than most older singlewides, etc).
This has had the "(un)intended consequence" of the owner not being able to sell the park, not being able to refill empty lots, diminished value, etc.
Interesting idea. I believe that in Hawthorne the “lots” were drawn in dashed lines and the parcels drawn in solid lines. To subdivide along the “lot” lines previously drawn is apparently an easy thing. Have survey done. Fill out form. Wait a few months. I spoke with Jerry this week about mhp in Hawthorne she is gunning for mhp parks allowing rv’s with out the appropriate bath housing etc. just a heads up.
Thanks for the reply!
It has been our understanding that MHP lots can be rented to RVs without limitation so long as the RV spots are not rented on a nightly basis or for less than 3 months. This understanding is based on NRS Chapter 118B, which lays out the following definitions:
NRS 118B.016 “Manufactured home lot” or “lot” defined. “Manufactured home lot” or “lot” means a portion of land within a manufactured home park which is rented or held out for rent to accommodate:
1. A manufactured home; or
2. A recreational vehicle for 3 months or more.
(Added to NRS by 1985, 2216; A 2001, 1171)
NRS 118B.017 “Manufactured home park” or “park” defined. “Manufactured home park” or “park” means an area or tract of land where two or more manufactured homes or manufactured home lots are rented or held out for rent. The terms do not include an area or tract of land where:
1. More than half of the lots are rented overnight or for less than 3 months for recreational vehicles.
2. Manufactured homes are used occasionally for recreational purposes and not as permanent residences.
(Added to NRS by 1985, 2216; A 1987, 931; 2001, 1171)
The RV spots at our park are permanent residences and are not rented nightly or for less than 3 months, so pursuant to the code referenced above, we feel that we are appropriately renting spaces in compliance with the current MHP land-use designation and that reclassification to a recreational vehicle park would not be appropriate.
Did Jerry provide a reference to the code regarding her concerns? I’m wondering if she is mistaken since she is new to the role.
Ha ha! No it was a way more casual conversation than that. Looks like you have covered your basis and you obviously know way more about it than me.
Are you Argosy by chance?
Thanks for the info! Yes, we own Argosy.
Nice I was running numbers with my grandma (she owns a couple parks) on you place last week. We decided cash on cash was low for our liking but I think you have a good thing there. The sub dividing is a great idea might take longer to get all parcels sold but I think your ultimate value would be higher.
It’s a small world :)