Your Mobile Home Park Just Sold or Is Closing: A Texas Resident's Rights Guide

When a Texas mobile home park is sold or closed, residents are covered by Texas Property Code Chapter 94 — which requires written notice (typically 60 days for lease changes, 180 days for change-of-use closures), honors existing written leases, but doesn't cap lot rent increases or guarantee relocation assistance. For most residents whose homes can't realistically be moved, the practical choice becomes: accept the new terms, move the home (expensive), or sell for cash before the park economics get worse.

If you just got a letter that your park changed hands — or worse, that it's closing — you're probably already calculating whether to move, sell, or stay. Texas law gives you some protections but fewer than residents in California, Florida, or Oregon. Here's what Chapter 94 actually covers, what it doesn't, and how to think about the decision in front of you.

What does Texas Property Code Chapter 94 actually cover?

Texas Property Code Chapter 94 (the "Manufactured Home Tenancies" chapter) is the primary tenant-protection law for residents who rent a lot from a manufactured home park. It covers:

• Written lease requirements. Landlords must offer written leases of at least six months on request.
• Notice for lease non-renewal or rule changes. Typically at least 60 days written notice (specific notice periods vary by circumstance).
• Notice for park change of use or closure. At least 180 days written notice for change-of-use scenarios.
• Limitations on grounds for eviction. Specific enumerated grounds required; no-cause mid-lease eviction is not permitted.
• Your right to sell your home in place. A landlord can't unreasonably block a resident from selling a home to a qualified buyer who meets the park's written rules.
• Security deposit rules. Returns and itemizations similar to standard Texas tenancy law.

What Chapter 94 does not include:

• Rent control. Texas has no statewide cap on how much a park can raise lot rent.
• Mandatory relocation assistance. Texas doesn't require landlords to pay your move costs if the park closes.
• Right of first refusal. Texas residents don't have a statutory right to buy the park collectively when it's sold.
• Just-cause-for-new-owner restrictions beyond the existing enumerated grounds.

For a deeper walk-through of tenant rights, our guide on fighting eviction in a Texas mobile home community goes into the mechanics.

This isn't legal or financial advice — talk to a Texas attorney for your specific situation.

What notice periods apply in each scenario?

Different events trigger different notice requirements. The most important distinction is "normal lease end" versus "park change of use."

Event	Minimum Written Notice	Source
Month-to-month rent increase	Typically 60 days (per lease)	Lease + Ch. 94
Lease non-renewal (fixed-term end)	Typically 60 days	Ch. 94
Park rule changes	Typically 60 days	Ch. 94
Park change of use / closure	At least 180 days	Ch. 94
Eviction for lease violation	Per lease + state eviction law	Property Code Ch. 24

The 180-day window for change-of-use is the one that matters most when a park is being redeveloped. It gives residents meaningful time to find a new park, arrange a move, sell their home, or negotiate a buyout — but it doesn't change the underlying economics.

Can my new park owner raise the lot rent?

Yes, with proper notice. Texas has no mobile home rent control. A new owner who just paid $8-12 million for your park generally has a financial model that assumes lot rent increases of 8-25% over the first 12-36 months. What the new owner can't do:

• Raise rent mid-lease on a fixed-term written lease.
• Raise rent without proper written notice.
• Enforce a rule change retroactively.
• Evict residents who pay the new rent and comply with written rules.

What they can do:

• Raise rent significantly at lease renewal.
• Add new rules (skirting, pet breeds, vehicle caps, home-age limits for future residents).
• Enforce existing rules strictly.
• Offer you a voluntary cash buyout to leave.

Important note: new rules capping home age usually grandfather existing residents' homes — but they prevent you from selling to a new resident bringing in an older home. That can dramatically shrink your buyer pool.

What happens if the park is closing entirely?

Park closure — usually for redevelopment into storage, industrial, multifamily, or commercial — is the worst-case scenario for residents. Under Chapter 94, you get at least 180 days written notice. In that window, residents typically have three options:

1. Move the home to a new park. If you can find one with availability that accepts your home's age and format.
2. Sell the home in place to a cash buyer. Buyer handles move or demolition; you walk with cash before the park shuts down.
3. Accept a voluntary landlord buyout. Some closing landlords offer $3,000-$10,000 per home to simplify their closure. Rarely covers actual relocation cost.
4. Abandon the home. If move cost exceeds value and no buyer emerges, some residents legally transfer ownership to the landlord or walk away. This has tax implications — talk to a CPA.

The relocation cost reality

For most residents, moving the home is the option on paper but not in practice. Here's why:

Cost Component	Single-Wide	Double-Wide
Transport (in-Texas, 50 mi)	$4,000-$8,000	$9,000-$18,000
Permits	$100-$400	$200-$800
Disconnect/reconnect utilities	$800-$1,500	$1,200-$2,500
Foundation/pad prep at new park	$1,500-$4,000	$3,000-$7,000
Skirting, steps, tie-downs, anchoring	$1,500-$3,000	$2,500-$5,000
New park entry fees and deposits	$500-$1,500	$500-$2,000
Total	$8,400-$18,400	$16,400-$35,300

A 1998 single-wide worth $20,000 today might cost $14,000 to move. You've now spent two-thirds of your home's value to preserve it. Worse: many post-2010 parks refuse homes older than 15-20 years, so even with the money, you may not find a park that accepts your home. Our guide on moving a mobile home has the full logistics.

What about the federal MHIT Act?

You may have seen references to the federal Manufactured Housing Improvement of Tenancy Act (MHIT Act). This has been part of policy discussion around park tenant protections, but it is not currently enacted as broad federal tenant-protection law. As of 2025, the primary law that governs your park tenancy as a Texas resident is state law — Texas Property Code Chapter 94. Federal Fair Housing Act provisions apply to discrimination claims, and HUD has jurisdiction over manufactured home construction, but day-to-day tenancy is state-level.

Should I sell, move, or stay?

Practical decision framework based on what we see with Texas residents every month:

Consider selling if:

• Your home is 15+ years old and few nearby parks will accept it
• Move cost exceeds 40% of home value
• New owner has already announced rent hikes or major rule changes
• You're older, tired, or would rather have cash than the hassle
• The park has closure or redevelopment rumors

Consider moving if:

• Your home is post-2010 and in excellent condition
• You've identified a specific new park with availability and written acceptance
• Total move cost is under 30% of home value
• You have cash to front the move and settle into a new lot

Consider staying if:

• New owner has committed in writing to modest rent increases
• No change-of-use plan is on the table
• Your current lot rent is substantially below market (so even with a hike, you're fine)
• You're on a long fixed-term lease protecting you for 2+ years

If selling makes sense, our complete 2026 selling guide and in-park selling guide walk through the mechanics. Also critical: vet your buyer. With park stress comes scam artists. See our piece on spotting mobile home cash offer scams in Texas before you sign anything. For context on broader market conditions, read our 2026 market forecast.

Practical steps if you just got the notice

1. Save everything in writing. The notice letter, the new lease, any rule changes. Date-stamp every email.
2. Request a copy of your current lease if you don't have one.
3. Ask in writing about specific plans. Change of use? Rent trajectory? Rule changes?
4. Check TDHCA for the park's licensing and any complaint history at TDHCA Manufactured Housing.
5. Get 2-3 cash offers on your home. Even if you're not sure you'll sell — know your floor.
6. Consult a Texas attorney if the notice feels legally irregular or retaliatory.
7. Organize with neighbors. Coordinated resident response (and sometimes collective purchase negotiations) has historically worked in a few Texas parks.

If you'd rather skip the research and just get a fair cash offer, request a no-obligation offer from Mobile Bye Bye. We're TDHCA-licensed and handle the title transfer, park estoppel, and closing paperwork for you.

Frequently Asked Questions

How much notice does a Texas mobile home park have to give if it closes?

Under Texas Property Code Chapter 94, if a park is closing or converting to a non-manufactured-housing use, the landlord must generally provide at least 180 days' written notice to tenants. Shorter notice periods (typically 60 days) apply to regular lease terminations or rule changes — but change-of-use closures get the longer 180-day window.

Can a new park owner raise my lot rent right away?

A new owner generally must honor existing written leases until they expire. For month-to-month tenancies, Texas law requires written notice of rent increases — typically at least 60 days under most park leases, though the exact period depends on your lease. Texas has no statewide mobile home rent control, so there's no cap on how much the rent can rise.

Does Texas pay relocation assistance if a mobile home park closes?

Texas does not have a statewide mandatory park relocation assistance fund. Some closing landlords voluntarily offer buyouts or relocation payments, and some local jurisdictions have ordinances. But by default, if your park closes and you can't move your home, the financial loss falls on you.

Should I sell my mobile home if the park was just sold?

Often yes. New park ownership commonly brings lot rent hikes, stricter rules, and in some cases closure plans. If your home can't realistically be moved, waiting usually means a lower sale price later. Get a written lease term confirmation from the new owner, and consider a cash offer if the math favors exiting.

How much does it cost to move a mobile home out of a closing Texas park?

A typical in-Texas move for a single-wide costs $4,000-$8,000 plus $3,000-$6,000 for re-setup. A double-wide move runs $9,000-$18,000 plus $6,000-$12,000 for re-setup. Add permits, skirting, and utility reconnection. For older homes, the total move cost often exceeds the home's value — which is why many park residents sell for cash instead of relocating.

What is the federal MHIT Act and does it protect me?

The federal Manufactured Housing Improvement of Tenancy Act (sometimes referenced in policy discussions) has been proposed but is not currently enacted federal law as broad tenant protection for park residents. Federal protections for mobile home park tenants are limited. The operative tenant law for Texas residents is Texas Property Code Chapter 94.

Disclaimer: This article is provided for general informational and educational purposes only. Mobile Bye Bye is a TDHCA-licensed manufactured home brokerage — we are not attorneys, accountants, tax advisors, or financial advisors, and nothing in this article constitutes legal, tax, or financial advice. Title transfer requirements, tax law, probate procedures, park regulations, and state statutes change frequently and apply differently to every situation. Before making any decision involving legal paperwork, taxes, title transfers, estate matters, or financial commitments, consult a licensed Texas attorney, CPA, or qualified financial advisor.