Fairplay, Colorado Mobile Home Park Opportunity
Fairplay, CO
Asking price
$14,500,000
Sites
101
Cap rate
6.50%
Price / site
$143,564
About this property
The Esterson MHC Team is pleased to present Fairplay MHC & Gold Pan MHC in Fairplay CO. A cash-flowing, stabilized investment with a value-add component, consisting of 101 total units across two communities located in Fairplay, CO, within Colorado’s historic South Park basin along the US-285 corridor. Located approximately 22 miles from Breckenridge Ski Resort, Fairplay serves as the county seat of Park County and a critical workforce housing hub for surrounding resort and mountain communities. The region benefits from proximity to outdoor summer and winter recreation, tourism-driven employment, and regional trade, while facing significant housing supply constraints due to zoning restrictions, limited land availability, high elevation building costs, and minimal new development activity. These dynamics continue to drive strong demand for affordable housing options throughout Park County. The portfolio consists of 101 total units, including 85 lots with 80 occupied TOH lots at Fairplay and 16 lots with 16 occupied TOH lots at Gold Pan, along with 4 vacant lots at Fairplay and 1 vacant POH, providing infill and conversion upside. All 96 occupied units are tenant-owned homes, offering a low-maintenance, high-margin income stream with no park-owned home exposure. Many of the TOH are newer homes with upgraded exteriors and higher end finishes. In-place lot rents average approximately $1,096 per month, with new tenants renting at $1,295 per month, and some legacy tenants still at $995 per month, reflecting meaningful mark-to-market upside through rent normalization across the portfolio. The communities are serviced by well water at Fairplay and public water at Gold Pan, with public sewer at both parks. Public water is available at Fairplay. Trash service is provided via curbside collection at both communities. Water, sewer, and trash are included in rent. Roads are privately maintained. The seller has invested over $500,000 into capital improvements including paving, installing a new playground and installation of a community gazebo, and well water system upgrades at Fairplay. The portfolio is being offered to well qualified investors at $14,500,000. Using market rents and stabilized expense scenario including vacant lot lease-up, the portfolio is projected to achieve a stabilized NOI approaching $1,159,000, with an estimated stabilized value of $21,000,000. Various loan options are available. This represents a compelling opportunity for investors to acquire scale in a high-barrier-to-entry Colorado mountain resort adjacent market with strong in-place income and a clear path to value creation. All offers must include price, inspection timeline, terms, proof of funds, due diligence requirements, and relevant manufactured housing or real estate ownership experience.
All details
Figures are transcribed from the source listing as published. “Source page last checked” is when our crawler last fetched that page — it is not a check of the financials and not confirmation from the broker.
| Asking price | $14,500,000 |
|---|---|
| Sites | 101 |
| Price per site | $143,564 |
| Cap rate | 6.50% |
| Address | 21980 Us Highway 285 |
| First seen by UnitListed | Sep 6, 2026 |
| Source page last checked | Oct 24, 2026 |
Before you call the broker
7 things are not disclosed on this listing. These are the questions that would close the gap — specific to a park, not a generic list.
Net operating income — not disclosed
What is the trailing twelve-month NOI, and what does it include and exclude?
The single number a lender will size debt against. Ask what is excluded — management fees and reserves are the usual omissions.
What period the financials cover — not disclosed
Are these figures trailing twelve months, last calendar year, or projected?
A projected stabilised NOI and a current operating NOI can differ by a third, and both get called "NOI".
Gross income and operating expenses — not disclosed
Can you share a trailing twelve-month profit and loss, with the expense lines itemised?
NOI alone hides whether income is high or expenses are being under-reported. The split is what you underwrite.
Reason for sale — not disclosed
Why is the owner selling, and how long have they held it?
Never published on a listing, always worth knowing. Retirement and a looming capital bill are very different situations.
Operating season and seasonal mix — not disclosed
Is this year-round or seasonal, and what is the split between seasonal, monthly and transient guests?
A seasonal park with a five-month window is a different business from a year-round one at the same annual revenue.
Utility infrastructure — not disclosed
Are water, sewer and electric municipal or private, and what condition is the infrastructure in?
A private septic or well at end of life is a capital item that can exceed a year of NOI, and it will not appear in the expenses.
Permits and non-conforming use — not disclosed
Is the current site count permitted, and is any of it legal non-conforming?
A park operating more sites than it is permitted for cannot be financed at the income it shows.
Asking price — disclosed
Currency of the asking price — disclosed
Site count and hookup mix — disclosed
Whether the land is included — disclosed
What has changed
Every date below is when we observed a change, not when it happened. We first saw this listing on Sep 6, 2026; that is not the same as when it came to market, and we have no way to know the latter.
- Sep 6, 2026First seen by UnitListed
The asking price has not changed across any of our observations.
