How Many Mobile Home Parks Are in Pennsylvania?

3/14/2026

How Many Mobile Home Parks Are in Pennsylvania?

Understanding Where Manufactured Housing Communities Are Located Across the Commonwealth

Mobile home parks — more accurately called manufactured housing communities — are an important part of Pennsylvania’s housing landscape. Across the Commonwealth, these communities provide affordable housing options for tens of thousands of residents, particularly in rural areas, small towns, and outer suburban markets.

Because manufactured housing communities have become one of the most attractive real estate investment sectors in recent years, many investors, buyers, and park owners frequently ask the same question:

How many mobile home parks exist in Pennsylvania, and where are they located?

Although the exact number varies depending on how communities are counted, Pennsylvania contains approximately 1,200 to 1,400 mobile home parks of various sizes. These communities range from small rural parks with fewer than 10 homesites to large manufactured housing developments containing several hundred homes.

Understanding where these communities are located can help investors identify opportunities, help buyers evaluate markets, and help park owners understand the broader landscape of manufactured housing in Pennsylvania.

 

Why Mobile Home Parks Are Common in Pennsylvania

Pennsylvania has historically been a strong market for manufactured housing communities for several reasons.

First, the state contains large rural areas and small towns where manufactured housing provides an affordable housing alternative.

Second, Pennsylvania has traditionally maintained moderate land prices outside major metropolitan areas, which made it feasible to develop mobile home parks during the mid-20th century when many of these communities were originally built.

Third, the state’s manufacturing and energy industries created strong demand for workforce housing in many regions.

Because of these factors, mobile home parks became widely distributed throughout the state, particularly in rural counties and outer suburban areas.

 

Regions of Pennsylvania With the Most Mobile Home Parks

Mobile home parks exist throughout Pennsylvania, but they tend to be more concentrated in certain regions.

 

Western Pennsylvania

Western Pennsylvania contains a large number of mobile home parks located in both rural areas and smaller industrial towns.

Counties with a significant number of parks include:

  • Butler County
  • Beaver County
  • Washington County
  • Westmoreland County
  • Armstrong County
  • Indiana County
  • Mercer County

Many of these parks were originally developed to provide affordable housing for workers in steel, manufacturing, and energy industries.

Today, these communities continue to provide affordable housing for working families and retirees.

 

Central Pennsylvania

Central Pennsylvania contains numerous mobile home parks located in agricultural regions and rural communities.

Common counties with manufactured housing communities include:

  • Centre County
  • Mifflin County
  • Juniata County
  • Snyder County
  • Union County
  • Clinton County

In these areas, manufactured housing communities often serve residents who work in agriculture, manufacturing, or nearby regional employment centers.

 

Northeastern Pennsylvania

Northeastern Pennsylvania contains many mobile home parks located near the Scranton and Wilkes-Barre metropolitan areas as well as throughout the Pocono Mountains region.

Counties with notable concentrations of parks include:

  • Luzerne County
  • Lackawanna County
  • Monroe County
  • Pike County
  • Wayne County

These communities serve both local residents and commuters working in nearby metropolitan areas.

 

The Pocono Mountains Region

The Pocono Mountains region has a unique mix of permanent manufactured housing communities and seasonal vacation communities.

Manufactured housing communities in this region may serve:

  • local residents
  • retirees
  • workers in the tourism industry

Counties such as Monroe, Pike, and Wayne contain a large number of manufactured housing developments.

 

Southeastern Pennsylvania

Southeastern Pennsylvania contains fewer mobile home parks compared with other regions of the state. Higher land values and more restrictive zoning regulations have limited the development of manufactured housing communities in the Philadelphia metropolitan area.

However, several counties still contain a number of established parks, including:

  • Berks County
  • Lancaster County
  • York County
  • Chester County

These communities often maintain strong occupancy due to housing demand in the region.

 

Types of Mobile Home Parks in Pennsylvania

Manufactured housing communities across Pennsylvania vary widely in size and structure.

 

Small Rural Parks

Many Pennsylvania mobile home parks contain fewer than 25 homesites. These smaller communities are often family-owned and located in rural areas.

They typically provide affordable housing for residents working in nearby towns or agricultural regions.

 

Mid-Sized Manufactured Housing Communities

Many parks in Pennsylvania contain 50 to 150 homesites. These communities often operate as stable income-producing real estate assets.

Investors frequently acquire these parks because they offer predictable cash flow and long-term tenant stability.

 

Large Manufactured Housing Communities

Some manufactured housing communities contain several hundred homesites.

These properties are often professionally managed and may include amenities such as:

  • community centers
  • playgrounds
  • recreational areas

Large parks are more likely to attract institutional investors and private equity firms.

 

Why New Mobile Home Parks Are Rare

One reason existing manufactured housing communities have become valuable investments is that very few new parks are built today.

Several factors contribute to this trend. Many municipalities have adopted zoning restrictions that limit or prohibit new mobile home park development. Community opposition can also make it difficult to obtain approvals for new manufactured housing communities.

Because new supply is limited, existing parks often maintain strong occupancy and investor demand.

 

Mobile Home Parks as Affordable Housing

Manufactured housing communities play an important role in providing affordable housing across Pennsylvania.

Residents often own their homes but rent the land beneath them. This arrangement allows households to achieve homeownership at a lower cost than traditional site-built housing.

Because of this affordability, mobile home parks have become an important component of the housing market in many Pennsylvania communities. 

 

Investor Interest in Pennsylvania Mobile Home Parks

Investor demand for mobile home parks has increased significantly in recent years.

Investors are attracted by several factors:

  • stable cash flow
  • long-term tenant stability
  • limited new development
  • strong demand for affordable housing

Because new parks are rarely built, existing manufactured housing communities often attract strong interest from investors looking to acquire income-producing properties.

 

How Mobile Home Park Locations Affect Value

The location of a mobile home park can significantly influence its value.

Factors that may affect property value include:

  • proximity to employment centers
  • local housing demand
  • population growth
  • infrastructure quality
  • zoning regulations

Parks located near growing metropolitan areas often command higher values than those in more remote rural areas.

 

The Future of Manufactured Housing Communities in Pennsylvania

Manufactured housing communities are expected to remain an important part of Pennsylvania’s housing market.

  • Several long-term trends support this outlook:
  • increasing demand for affordable housing
  • limited new mobile home park development
  • growing investor interest in manufactured housing communities

Because these communities provide an affordable housing option that is difficult to replace, existing parks are likely to remain valuable real estate assets.

 

Final Advisory Perspective

Pennsylvania contains approximately 1,200 to 1,400 mobile home parks, spread across rural areas, small towns, and suburban markets throughout the Commonwealth.

These communities provide affordable housing for thousands of residents and have become increasingly attractive real estate investments in recent years. 

Understanding where manufactured housing communities are located can help investors identify acquisition opportunities and help park owners better understand the market for these properties.

As housing affordability continues to be a major issue across the country, manufactured housing communities are likely to remain an essential component of Pennsylvania’s housing landscape.