Title problem · Park sold or closing · Lot rent went up
Three problems bring people here. A title problem — lost, never transferred, in a deceased person's name — blocks a sale, a loan, even proof that the home is yours. A park sold or closing — somewhere in America a park changes hands every day (460 communities sold in 2025, Berkadia), and in 22 states residents hold statutory clocks that start the day the notice lands. And a lot rent increase that may or may not fit your state's rule. Every other site writes prose about these problems. This one computes your answer from your state, your situation, and your date. Start with the lead checker:
Tell it your state, what is wrong with the title, where the home sits, and how it was built. It answers with that state's path: the agency, the form, the verified fee, who must sign, and the blockers to clear first — plus which loan doors are even open on your facts. No login, nothing uploaded; it runs on this page.
Deep, form-level paths cover 15 states at launch. Every other state gets the honest general route through its titling agency — never a guessed form or fee.
Park sold or closing — date my deadlines Lot rent went up — check the increase
Door 1 — the lead
State × what is wrong × where the home sits → the agency, the form, the verified fee, who must sign, the blockers first, and the bonded branch where your state offers one. The Title Path Checker →
Door 2
State + the date on the owner's notice → your tier and your dated deadlines: intent, offer, financing, close — plus closure-notice and relocation-fund checks. The Park-Sold Deadline Checker →
Door 3
State + park size + both rents → the cap math with the exemption questions asked, and the notice-period check. No state cap? The checker says so honestly. The Lot-Rent Legality Checker →
The money at stake, cited: the average new manufactured home cost $127,200 in 2025 (U.S. Census Bureau Manufactured Housing Survey). A broken title blocks that whole transaction. Converting a home to real-property titling saves a typical borrower about $49,000 over a $100,000 loan (Pew, February 2026). The checkers are free because the facts should be; the $39 Playbook is the worked packet for people mid-transaction.
The largest listings portal in this niche is owned by one of the largest park owners in the country. A park owner's portal will never publish an honest "is your rent hike inside the cap" checker or a park-sale deadline clock that runs against its own asset class. Dealer and lender sites publish help only where it funnels to a home sale or a loan. The neutral chair — resident side and transaction side, computed — was empty. This site takes it, and says so on the About page.
See the $39 Manufactured Home Playbook
One payment, yours to keep. Everything inside →
Everything on the site, organized: the guides hub →
Sometimes — but rarely cleanly, and the route depends on your state and on which title problem you actually have. The full answer →, or run the Title Path Checker for your state's path.
In the 22 purchase-law states, the clock runs from the owner's notice — as short as 15 days for the first step in Virginia, as long as a 225-day full window in Massachusetts. Date yours with the Park-Sold Deadline Checker.
Four states, four structures: Washington caps at 5% with exemptions, Oregon splits by park size, New Jersey caps at 3.5%, New York at 3% with a challenge process — and most states have no statewide cap at all. Check your increase →
No. It is general information computed from cited statutes and agency pages — the short line sits under every checker result, and the full text is on the disclaimer page.
State data verified October 2026 — re-checked quarterly.