The 20 Counties With the Most Mobile Home Parks in Pennsylvania

3/14/2026

The 20 Counties With the Most Mobile Home Parks in Pennsylvania

Where Manufactured Housing Communities Are Concentrated Across the Commonwealth

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

In recent years, mobile home parks have also become one of the most sought-after real estate investment asset classes. Strong demand for affordable housing, combined with limited construction of new parks, has increased investor interest in existing manufactured housing communities.

Because of this growing interest, many investors and buyers ask an important question:

Which counties in Pennsylvania have the largest number of mobile home parks?

While parks exist throughout the state, they tend to cluster in regions with:

• rural or small-town housing demand
• historically lower land prices
• older industrial or agricultural economies
• zoning that historically permitted park development

Understanding where these communities are concentrated can help investors, buyers, and park owners better understand the manufactured housing landscape across Pennsylvania.

Why Mobile Home Parks Are More Common in Certain Counties

Several factors influence where manufactured housing communities were historically developed.

Rural Land Availability

Mobile home parks require relatively large tracts of land. Counties with more available rural land historically saw more park development.

Housing Affordability Needs

Regions with working-class populations or seasonal employment often have strong demand for affordable housing options.

Zoning and Development History

Many mobile home parks were built between the 1950s and 1980s, when zoning regulations were more permissive. Counties that allowed these developments during that time often still contain those parks today.

Industrial and Agricultural Employment Manufactured housing communities historically served workers in industries such as:

• manufacturing
• mining
• agriculture
• energy production

These economic patterns influenced where parks were developed.

The Pennsylvania Counties With the Most Mobile Home Parks

While exact counts vary depending on data sources, the following counties are generally recognized as having some of the highest concentrations of mobile home parks in Pennsylvania.

1. Lancaster County

Lancaster County has one of the largest concentrations of manufactured housing communities in Pennsylvania.

Factors contributing to this include:

• strong agricultural economy
• large rural population
• long history of manufactured housing development

Lancaster County parks often maintain very high occupancy levels due to strong local housing demand.

2. York County

York County also contains a large number of mobile home parks.

The county’s location between Baltimore, Harrisburg, and Lancaster has supported long-term demand for affordable housing.

3. Berks County

Berks County contains numerous manufactured housing communities serving residents in smaller towns throughout the county.

The region’s industrial and agricultural economy historically supported park development.

4. Luzerne County

Luzerne County, anchored by Wilkes-Barre, has many manufactured housing communities.

These parks serve residents throughout northeastern Pennsylvania.

5. Monroe County

Monroe County, located in the Pocono Mountains region, contains a large number of mobile home parks and manufactured housing communities.

Some communities serve:

• permanent residents
• tourism-related workers
• retirees relocating to the region

6. Butler County

Butler County, located north of Pittsburgh, contains numerous mobile home parks.

Many of these parks serve residents commuting to the Pittsburgh metropolitan area.

7. Beaver County

Beaver County has a long history of manufactured housing communities serving workers in manufacturing and energy industries.

These communities remain an important source of affordable housing.

8. Washington County

Washington County contains a large number of parks serving both rural residents and workers associated with the energy industry, including natural gas development.

9. Westmoreland County

Westmoreland County, east of Pittsburgh, contains many mobile home parks located throughout its smaller towns and rural areas.

10. Mercer County

Mercer County, located in northwestern Pennsylvania, has long contained manufactured housing communities serving agricultural and industrial workers.

11. Crawford County

Crawford County has numerous smaller rural parks serving agricultural communities and nearby small towns.

12. Erie County

Erie County contains several manufactured housing communities serving both the city of Erie and surrounding rural areas.

13. Fayette County

Fayette County contains many smaller parks that historically served coal mining communities and nearby rural towns.

14. Armstrong County

Armstrong County contains numerous rural manufactured housing communities located throughout the county.

15. Indiana County

Indiana County has many mobile home parks serving both rural residents and workers associated with regional industries and the university community.

16. Centre County

Centre County contains several parks serving residents near State College and Penn State University, as well as rural communities throughout the county.

17. Mifflin County

Mifflin County contains several small-to-mid-sized parks serving residents throughout central Pennsylvania.

18. Snyder County

Snyder County contains numerous rural manufactured housing communities, particularly near Selinsgrove and surrounding towns.

19. Lebanon County

Lebanon County contains many mobile home parks serving both agricultural communities and residents commuting to nearby employment centers.

20. Adams County

Adams County contains numerous parks serving agricultural communities and residents commuting to nearby cities.

Regions With the Highest Concentrations of Parks

While parks exist throughout Pennsylvania, several regions stand out as having the highest concentration of manufactured housing communities.

South-Central Pennsylvania

Lancaster, York, Lebanon, and Adams counties contain many parks serving agricultural and industrial communities.

Western Pennsylvania

Butler, Beaver, Washington, Westmoreland, and Mercer counties contain numerous parks developed during the industrial era.

Northeastern Pennsylvania

Luzerne, Monroe, and surrounding counties contain many communities serving both permanent residents and tourism workers.

Central Pennsylvania

Centre, Mifflin, Snyder, and surrounding counties contain parks serving rural and small-town residents.

Why Existing Mobile Home Parks Are Valuable

One reason existing parks are increasingly valuable is that new mobile home parks are rarely built today.

Several factors limit new development:

• zoning restrictions
• community opposition
• high development costs
• infrastructure requirements

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

Investor Interest in Pennsylvania Mobile Home Parks

Investor interest in manufactured housing communities has grown significantly in recent years.

Investors are attracted to mobile home parks because they offer:

• stable cash flow
• long-term tenant stability
• relatively low operating costs
• strong demand for affordable housing

Because of these factors, many existing parks have become valuable income-producing real estate assets.

Final Advisory Perspective

Manufactured housing communities are widely distributed throughout Pennsylvania, but they tend to cluster in regions with strong rural populations, industrial employment histories, and historically permissive zoning regulations.

Counties such as Lancaster, York, Berks, Luzerne, Monroe, Butler, Beaver, Washington, and Westmoreland contain some of the highest concentrations of mobile home parks in the state.

For investors researching opportunities and park owners evaluating potential sales, understanding where manufactured housing communities are located provides valuable insight into the broader Pennsylvania mobile home park market.

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.