Loan sizer

How much can you borrow on a mobile home park?

A park loan is the smaller of two numbers: a share of value (loan-to-value) and the amount the park's NOI can carry at the lender's coverage ratio. Each program also has gates on pads, occupancy, park-owned homes and who the borrower is. Put in your park and see which programs it passes, and which rule stops the rest.

1 The park

Total pads

Occupied pads

Homes on siteEvery home in the park, empty or not.

Park-owned homesOwned by you, an affiliate or an outside investor.

Fannie Mae quality level The lender rates it at inspection.

2 Income and value

Net operating income ($/year)After management and reserves. The worksheet builds it.

Price, or value if refinancing ($)

Purchase or refinance

Current loan balance ($)Refinance only.

Loan you want ($, optional)

3 You

Borrower

Years owning or running parks

I own at least one other park

4 Rate and your own lender

Loan term

Spread over Treasury (%)2.00 is an example, not a quote. Treasuries: 5-yr 4.82%, 7-yr 4.89%, 10-yr 5.00% on October 23, 2026.

Your lender's max LTV (%)

Your lender's min coverage (x)

Your lender's amortization (years)

Banks and CMBS lenders don't publish one set of terms, so the 70%, 1.30x and 25 years above are examples. Put in what a lender actually told you.

The filled-in park is made up (the same 80-pad example as the valuation worksheet). Replace every number.

Which programs fit

Turn on JavaScript to size the loan, or apply the rules in the table below by hand: loan = the smaller of value × max LTV, and NOI ÷ (coverage × the loan constant).

The rules the sizer applies

Rule	Fannie Mae MHC	Freddie Mac MHC	HUD 223(f) MHC
Max loan-to-value	80%	75% under a 7-year term, 80% at 7 years and longer	90%, no cash out
Min debt service coverage	1.25x	1.25x amortizing	1.11x
Amortization	Up to 30 years	30 years	Up to 35 years, fully amortizing
Minimum size	50 sites	5 pads; loan of $1 million or more	Standard 223(f) rules apply
Occupancy	85% physical, 70% economic (Guide-wide rule)	85% for 3 months before closing	Standard 223(f) underwriting; existing communities
Park-owned homes	Up to 35% tenant-occupied; plan needed over 25%	Up to 25% of homes	Not addressed; RVs, seasonal use and pad purchase options are prohibited
Who can borrow	Any qualified borrower; Level 3 quality or better	Key principal with 2+ years of park experience who owns another park	public entities (states, local governments), nonprofits, resident-owned communities and cooperatives, CDFIs, Indian Tribes, and other entities HUD approves

Sources: Fannie Mae MHC term sheet ((c) 2026; read from the Internet Archive copy of 2026-04-21); Fannie Mae Guide Part III Ch. 6 and Part II Ch. 1 (Guide effective 2026-09-28); Freddie Mac MHC term sheet (footer 4/26 (April 2026)); Freddie Mac Guide Ch. 22 (Guide Bulletin Update 04/22/25); HUD Mortgagee Letter 2024-11 (2024-06-04). SBA 7(a) and 504 aren't in the table because mobile home parks are ineligible. Full comparison: mobile home park loan programs.

Next step

Send the park to the desk

The sizer gets you to the right program. A lender's quote depends on things a form can't see: the rent roll, the trailing twelve months, the inspection, the water system. Send the park to the Janover Capital desk; a person there replies, and if you want to go ahead, takes it to the lenders whose rules it fits.

Results are estimates from your inputs and the published program rules. They aren't a rate quote, a loan approval or a commitment to lend. Only a lender can approve a loan, in writing.

The park

What do you need?

City or county

State

Total pads (sites)

Occupied pads

Lot rent per month ($)

Park-owned homes

Utilities

Water and sewer

The money

Price, or value if refinancing ($)

Loan amount you want ($)

Current loan balance ($) (refinance only)

Your park experience

Timing

You

Name

Phone (optional)

Anything a lender should know (optional)

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Or email hello@mobilehomepark.loan.

Waiting on rates to refinance?

A park loan that sizes on coverage gets bigger when the Treasury falls, because the same NOI carries more loan at a lower rate. Pick a level for the 10-year and we'll email you when Treasury's daily yield crosses it, so you know when to rerun the sizer.