Owner questions
What Virginia park owners ask us, and what we can actually promise
Grouped by subject rather than stacked in a list. If your question is not here, call and ask it directly.
Offer and closing timing depend on the property, the records you can share, title condition, diligence findings and your own circumstances. We tell you what we think is realistic for your community, and we put that estimate in writing.
Timing and certainty
We do not publish a fixed number of days, because a community with clean title and organized records moves very differently from an estate with an unrecorded interest and a lagoon under a DEQ permit.
How long until I have a written offer?
It depends on how much you can share and how complicated the utility and ownership picture is. A community with a lot rent list and a recent tax bill moves quickly. A partly vacant community on a private water system where records are thin takes longer, because we would rather ask questions than send a number we cannot stand behind.
How long does closing take?
Timing follows title work, any survey requirement, lender payoffs, estate or partnership documents, and what diligence turns up. Some Virginia community sales close in a few weeks. Many take a couple of months. Some take longer for reasons that have nothing to do with either party's willingness.
Can I control the closing date?
We will build the schedule around the date you want and tell you honestly whether it is achievable. If the title chain, an estate filing or a utility document stands in the way, we say so early rather than promising a date and moving it later.
Utilities, permits and Virginia rules
This is where most Virginia community sales actually get decided, and it is the part institutional buyers most often walk away from.
Will you buy a community on a well, drainfield or lagoon?
Yes. Private water systems permitted through the Virginia Department of Health, septic drainfields, package plants and lagoons under a DEQ permit are ordinary to us. Open notices of violation or repair permits do not end a sale when they are disclosed at the start, because we underwrite the cure into the price.
How does the Manufactured Home Lot Rental Act affect my sale?
Virginia's lot rental statute governs lot lease terms, notices and terminations for qualifying communities. A buyer will want your lease form and any notices you have issued. Handwritten or month-to-month arrangements are common in family-held communities and we work with them as they are.
My community is in an independent city. Does that change anything?
It changes who you deal with. Zoning standing, rental inspection programs, stormwater fees and utility billing come from the city rather than a county, and many older communities are legal nonconforming uses. We pull the zoning file rather than assume the pads are protected.
Does flood exposure disqualify a Hampton Roads community?
No, but it is priced. Recurrent flooding, FEMA map revisions and claim history drive insurance cost, and insurance is one of the largest controllable expense lines in a coastal Virginia community.
Condition, homes and vacancy
We buy whole communities as they stand. We do not buy individual manufactured homes.
Most of the homes are park-owned. Is that a problem?
No. We value park-owned homes separately and conservatively as depreciating property, and the land on its own income. You do not need to sell homes off, repair them, or remove anyone before closing.
Half my pads are empty and the roads need work. Should I still call?
Yes. Vacancy and deferred capital are the reasons direct buyers exist. We price on what the community produces today and on what infill or repair would genuinely cost, and we take that work on ourselves.
Do I need a rent roll, survey or audited books?
No. A pad by pad list of what each one pays is enough to begin. Incomplete records are normal in communities that have been in one family for decades.
Money, privacy and people
What do I pay?
Nothing to us. There is no listing agreement and no commission owed by you, and we cover standard closing costs in most transactions. Anything unusual is stated in the contract rather than discovered at settlement.
Will my residents, staff or lender hear about this?
Not from us. No sign, no MLS listing, and no offering memorandum circulated to a buyer list. Property visits are scheduled with you. We do not shop your contract to other investors, and we buy in our own entity.
Can you structure seller financing?
Yes, and many Virginia sellers prefer it because carrying a note can spread gain across years and produce interest income. Tell us early and we will lay out a cash structure and a seller-financed structure side by side so you can compare them with your CPA.
What happens to the residents afterward?
We buy to operate for the long term, not to close the community. Residents keep their homes and their pads. Roads, water lines, drainage and lighting come first, and any rent adjustment is gradual and communicated in advance.
Who am I actually dealing with?
virginiamobilehomeparkbuyer.com is created, owned and operated by Titan Property Investors. You speak with the acquisitions principals, not a call center, a lead broker or a wholesaler looking to assign your contract.
More detail: Virginia lot rental and utility rules and regional differences across the Commonwealth.
Start with a confidential conversation about your Virginia park
Sending the form is a request for a conversation. It is not a listing agreement, and it does not obligate you to sell. We ask about utilities, roads, homes and your reasons, then tell you whether a direct sale is worth exploring or whether another path fits your situation better.