Explained in plain words
Somewhere around 460 manufactured-home communities changed hands in 2025 alone (Berkadia), and every sale lands on a park full of people typing this exact question. The answer is state law, and it is not one law: 22 states give residents some purchase right when a park sells, in four different strengths, and the other 28 give none that a survey of state law can find. What follows is the shape of the right — the checker turns it into your dates.
True right of first refusal (Florida, Massachusetts, Rhode Island, Connecticut, New York, and others): match the price and terms inside the window and the owner must sell to the residents' association.
Opportunity to compete (Washington, Colorado, Oregon): no right to match, but a statutory window to organize, get the park's information, and make an offer the owner must consider in good faith.
Notice plus good-faith negotiation (Vermont, New Hampshire, Maryland, Pennsylvania): the owner must tell you and bargain honestly; the sale cannot be forced.
Notice only (California, Idaho, Nevada): you must be told — in California only if your resident organization registered its interest in advance — and that is all the statute gives.
Florida: the association gets the owner's notice and has 45 days to meet the price and terms and sign a contract. If the owner later drops the price, a fresh 10-day window opens at the lower price.
Virginia: a resident entity has 15 days to declare intent, 60 more days to deliver a purchase agreement at the same price, and 60 more to finance and close — 135 days end to end, if every step is taken on time.
Massachusetts: 45 days to sign a purchase agreement, then 90 for financing, then 90 to close — the longest full window in the country, and it still evaporates one missed deadline at a time.
Keep the notice and its envelope — the mailing date starts clocks in several states. Find or form the resident association; in several states the right only exists for one. Count your households against the threshold (51% in Colorado, Maine, Massachusetts; more than 50% in New York, Virginia, Vermont). Then date every deadline with the checker and work backwards.
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General information about how the process works in your state — not legal advice. For a contested eviction, a park-sale fight, or a title dispute with a lienholder, a local attorney or legal-aid office is the next step.