Mobile home parks and RV parks are operating businesses as much as real estate. Ambition Lending underwrites the park, the business plan and the exit — collections, infrastructure, infill and management — and returns a term sheet within 24 hours on most requests.
Park bridge loan terms at a glance
| Loan size | From $100,000, no fixed maximum |
|---|---|
| Leverage | Up to 75% of value, also limited by loan-to-cost and income |
| Term | 6–24 months, interest-only |
| Typical pricing | 8–12% interest and 2–4 points, deal-dependent |
| Asset types | Mobile home parks (manufactured housing communities), RV parks, mixed parks |
| Uses | Acquisition, refinance, infill, utility upgrades, park-owned home conversion, turnarounds |
| Markets | Nationwide, including rural markets |
When does a park bridge loan make sense?
- The park has vacant pads you plan to fill.
- Many homes are park-owned and you plan to sell or convert them.
- Private water, sewer or electric systems need work before a permanent lender will lend.
- Records are thin and you need time to build a clean trailing 12 months.
- A loan is maturing before the park is stabilized.
The full explainer — sizing, lender checks and permanent takeouts such as the Fannie Mae and Freddie Mac manufactured housing community programs — is in mobile home park bridge loans explained, including what a park bridge loan costs.
RV park and campground financing
RV parks and campgrounds earn nightly, weekly and monthly site fees, so lenders underwrite them closer to hospitality than to housing: twelve to twenty-four months of revenue by month to show seasonality, the mix of transient and long-term sites, utility hookups (water, sewer, electric amperage), amenities, online booking and management depth. Bridge financing fits expansions, site upgrades, management turnarounds and acquisitions before a permanent refinance. Read RV park financing: bridge loans, SBA and other options.
What we review
- Rent roll by lot (occupied, vacant, tenant-owned, park-owned, RV).
- T12 with billed versus collected rent.
- Utilities: public or private water and sewer, metering, condition.
- Capex and infill budget with a timeline; draws follow our draw process.
- Phase I environmental, zoning, flood zone and insurance.
- Income coverage — check it with the debt yield calculator.
What to send for a term sheet
- Address, purchase contract or payoff.
- Rent roll by lot and T12.
- Utility details and any engineering reports.
- Business plan with infill and capex budget.
- Sponsor and manager experience, entity documents.
Related: RV park financing options, commercial bridge loans, hotel bridge loans, rural properties and hard money and refinancing from bridge to permanent. Send the deal.
Frequently asked questions
What is a mobile home park bridge loan?
A short-term, usually interest-only loan used to acquire, refinance or reposition a mobile home park that isn't ready for long-term financing yet, repaid by a permanent loan or a sale once the park is stabilized.
Do you lend on mobile home parks in rural areas?
Yes. Ambition Lending lends in metropolitan, suburban and rural markets, where many manufactured housing communities and RV parks are located.
How much can I borrow on a park?
From $100,000 with no fixed maximum, up to 75% of value, also limited by loan-to-cost and the park's income. Capex for infill homes and utilities can be funded through draws after inspections.
Do you count income from park-owned homes?
We value parks mainly on lot rent and look closely at park-owned homes. A plan to sell or convert them to resident ownership usually strengthens the file and the refinance.
Do you finance RV parks?
Yes. RV parks are underwritten on trailing revenue by month, the mix of transient and long-term sites, and management, because their income is more seasonal than a mobile home park's.
Do you finance campgrounds?
We review campgrounds with RV sites on the same basis as RV parks: trailing revenue by month, site mix, utilities, management and the exit. Terms depend on the deal.
Updated by the Ambition Lending credit team.
