A trailer park is a residential development where individual lots are rented to residents who own their own manufactured or mobile homes. The term "trailer park" is used colloquially to describe what zoning codes typically classify as manufactured home parks or mobile home parks. Trailer parks require R (Residential) zoning under a specific manufactured home park sub-classification that is separate from standard residential zoning.
Most jurisdictions have a dedicated zoning classification for trailer parks and manufactured home parks (commonly labeled MHP, RMH, or similar). This classification regulates the characteristics that distinguish park communities from other residential developments: individually rented lots rather than individually owned lots, factory-built homes rather than site-built construction, shared infrastructure (roads, water, sewer) maintained by the park operator, and higher density than single-family residential zones but lower density than apartment complexes.
Park zoning standards address minimum lot size per home site, setback requirements between homes and from park boundaries, internal road width and paving standards, utility infrastructure standards for water, sewer, and electrical service to each lot, common area and recreational facility requirements, and buffer zones between the park and adjacent non-residential uses.
New trailer park and manufactured home park development has been extremely rare for decades. The combination of high land costs, community opposition, complex regulatory requirements, and the availability of more profitable development options has made new park construction economically unattractive. The existing stock of trailer parks across the country was largely built in the 1960s through 1980s, and very few new parks have been developed since.
When new parks are proposed, they face significant community opposition and a lengthy rezoning process. Rezoning from any other classification to manufactured home park zoning requires public hearing and planning commission approval, and neighbor opposition is virtually guaranteed.
Many states have enacted tenant protection laws for manufactured home park residents. These protections address rent increase notice requirements and limits, eviction procedures and required cause, park closure notification timelines and relocation assistance, and right-of-first-refusal for residents to purchase the park when it is put up for sale. These protections are particularly important because trailer park residents own their homes but rent the land, creating a vulnerability when park owners decide to sell, close, or convert the property to another use.
If you are looking to place a home in an existing park, confirm that the park has current zoning approval and complies with state regulations. You can look up the property's zoning on ZoningPoint.com to verify the classification. If you are considering purchasing or developing a park, consult with your local planning department regarding zoning requirements and with an attorney regarding the tenant protection laws that apply in your state.
It is important that you look up the specific zoning type for your parcel of land, because every jurisdiction has their own unique zoning and this is just a generalization.
