Mobile Home Communities in Delaware

Written By Sabastian Lawrence

Mobile homes, also known as “manufactured homes,” offer an affordable and flexible housing option that’s gaining popularity in Delaware. A manufactured home community is essentially a residential area where individuals own or rent homes placed on leased lots, fostering a close-knit neighborhood atmosphere. These communities provide a sense of stability and camaraderie, with shared amenities that enhance the quality of life.

Imagine this: Sarah and John, a young couple from Wilmington, were tired of renting and wanted to own a home without breaking the bank. Also, they were not sure they wanted to put down roots in any particular locality just yet. They found the perfect solution in a manufactured home community.

The biggest appeal of mobile homes is their affordability. They offer a cost-effective alternative to traditional housing, allowing many to achieve homeownership without the hefty price tag. Benefits of mobile homes include lower purchase costs, reduced maintenance expenses, and the flexibility to relocate if needed. This makes them an ideal choice for those seeking financial stability and a vibrant, supportive community.

Source: 1,2

Also Read: Living in Delaware: 21 Things You Need To Know!

1. Overview of Delaware’s Mobile Home Communities

Mobile homes are a significant part of Delaware’s housing market. These homes offer a cost-effective entry to homeownership, providing a variety of sizes and styles. Read on to learn more.

1.1 General overview of Delaware’s mobile community

In Delaware, mobile homes play a significant role in the housing market, offering an affordable housing solution for many residents. According to a summary provided by the Delaware State Housing Authority, there are approximately 10,000 mobile homes in the state, comprising about 7% of the total housing stock. These homes are particularly prevalent in Sussex County, where they account for nearly 18% of all housing units.

Mobile homes provide an accessible entry point to homeownership, with lower upfront costs compared to traditional houses. They offer a range of sizes and styles to suit various preferences and budgets. Additionally, mobile home communities in Delaware often provide amenities such as recreation areas and community centers, fostering a sense of belonging and social connection among residents.

Furthermore, the state of Delaware has regulations in place to ensure the safety and quality of mobile homes, including standards for construction, installation, and maintenance. This regulatory framework aims to protect residents and preserve the integrity of mobile home communities across the state.

Also Read : Is Delaware Safe? Everything You Need to Know!

1.2 Why Delaware is a good choice for Mobile home communities

Delaware offers numerous advantages for those considering mobile home communities:

Delaware’s cost of living is significantly lower than many states in the region, leading to savings on housing, groceries, and other daily expenses.

The state provides a variety of housing options, from suburban neighborhoods to urban settings and rural retreats, catering to different preferences and budgets.

Delaware’s housing market stability offers security for both homeowners and investors.

With no sales tax and low property taxes, Delaware provides financial benefits for residents.

Its location along the East Coast grants easy access to major cities like Philadelphia, Baltimore, and Washington D.C., making it ideal for work and leisure.

Delaware’s landscapes, including beaches and parks, offer abundant outdoor recreational opportunities.

Specialized loans for manufactured homes provide flexible financing options and competitive rates, making homeownership more accessible.

These factors make Delaware an attractive and practical choice for mobile home communities.

1.3 Trends in Mobile Home Communities in Delaware;

Mobile homes, also known as manufactured homes, offer an appealing alternative to conventional housing, primarily due to their lower prices and associated taxes. These homes are often more affordable upfront, making them an attractive option for budget-conscious buyers. Additionally, mobile homes typically come with lower property taxes compared to traditional houses, providing ongoing savings for homeowners.

One of the key features that draw people to mobile homes is their affordability. These homes are generally priced lower than traditional houses, making them accessible to a broader range of buyers. This affordability allows individuals and families to achieve homeownership without breaking the bank, making mobile homes an appealing choice for those looking to build equity and stability.

Despite the cost advantages of mobile homes, recent trends suggest a decline in the ratio of mobile home communities compared to conventional housing developments. While mobile homes offer an affordable housing solution, factors such as zoning restrictions and limited availability of land for mobile home parks contribute to this trend. Additionally, there may be stigmas associated with mobile home living, leading some buyers to opt for traditional housing options instead.

In the context of Delaware’s housing crisis, manufactured homes could play a significant role in addressing the shortage of affordable housing options. According to a LendingTree analysis, Delaware has a relatively high percentage of mobile homes compared to single-family homes, indicating their importance in the state’s housing landscape. However, despite their potential to alleviate housing challenges, the ratio of mobile home communities to conventional ones is decreasing, highlighting the need for policies that support and promote the development of manufactured housing communities.

Read More: Is Dover Delaware a Good Place to Live?

Source: 1,2,3,4

2. Location Spotlight: Different Mobile Home Communities in Delaware

Let’s explore Delaware’s vibrant mobile home communities! In this spotlight, we delve into the top 5 most famous destinations, each offering its own blend of charm, amenities, and lifestyle. Dive into the unique experiences awaiting residents in these diverse neighborhoods.

2.1 Sussex East

Located at 14 Manor House Ln, Lewes, DE 19958, Sussex East stands as a beacon of community living in Delaware. This vibrant neighborhood beckons with its tranquil surroundings and convenient location. Managed with dedication and care, Sussex East offers residents a welcoming atmosphere and a sense of belonging. The community’s commitment to safety and comfort is evident, with a new natural gas system recently implemented for added convenience and efficiency.

 Mobile Home Communities in Delaware

Residents of Sussex East enjoy a wealth of amenities designed to enhance their quality of life. From clubhouse facilities to outdoor recreational areas, there’s something for everyone to enjoy. Whether it’s a leisurely stroll through well-maintained grounds or a social gathering at the community clubhouse, Sussex East fosters a sense of camaraderie among its residents.

 Mobile Home Communities in Delaware

With average house prices currently at $135,000, Sussex East presents an affordable housing option in a desirable location. Whether you’re a first-time homebuyer or looking to downsize, Sussex East offers an attractive opportunity to own a home in a welcoming community. Experience the charm and convenience of Sussex East, where every day feels like a retreat.

2.2  Sussex West

Nestled at 18389 Olde Coach Dr., Ste. 6, Rehoboth Beach, DE 19971, Sussex West epitomizes the essence of active adult living in Delaware. This vibrant community welcomes residents with open arms, offering a serene retreat just minutes from the beach. Sussex West prides itself on fostering a close-knit atmosphere where neighbors become lifelong friends. 

 Mobile Home Communities in Delaware

At Sussex West, residents enjoy a plethora of amenities designed to promote an active and fulfilling lifestyle. From the community clubhouse to fitness centers and outdoor recreational areas, there’s no shortage of opportunities for leisure and socializing. Whether it’s a morning swim in the pool or a friendly game of tennis, Sussex West caters to a variety of interests and preferences.

 Mobile Home Communities in Delaware

With current home rates averaging in the mid $100,000s, Sussex West presents an attractive housing option for those seeking affordability without compromising on quality or comfort. Whether you’re looking for a permanent residence or a seasonal getaway, Sussex West offers the perfect blend of convenience, amenities, and community spirit. Experience the charm and tranquility of Sussex West, where every day is a new adventure.

Also Read : Retiring in Delaware Pros and Cons

2.3 Colonial East

Situated at 19 Pool House Dr, Rehoboth Beach, DE 19971, Colonial East offers a charming retreat for those seeking a mobile home community in Delaware. Nestled in a serene setting, Colonial East provides residents with a peaceful atmosphere and a sense of belonging. With a dedication to quality and comfort, this community offers an inviting environment for individuals and families alike.

Colonial East boasts a range of amenities designed to enhance residents’ lifestyles. From clubhouse facilities to outdoor recreational areas, there’s something for everyone to enjoy. Whether it’s a leisurely afternoon by the pool or a friendly game of shuffleboard, Colonial East fosters a sense of community and camaraderie among its residents.

With average house prices ranging from $35,000 to $185,000, Colonial East presents a variety of housing options to suit different budgets and preferences. Whether you’re looking for a cozy retreat or a spacious family home, Colonial East offers affordable living in a desirable location. Experience the tranquility and convenience of Colonial East, where every day feels like a retreat.

2.4 Aspen Meadows 

Located at 36179 Palace Lane, Rehoboth Beach, DE 19971, Colonial East stands as a tranquil haven for those seeking a mobile home community in Delaware. Nestled in a picturesque setting, Colonial East offers residents a serene environment and a close-knit community atmosphere.

Aspen Meadows beckons as an inviting escape for those seeking a serene lifestyle in Delaware. This picturesque community offers a peaceful retreat from the hustle and bustle of city life, inviting residents to unwind and enjoy the beauty of nature.

 Mobile Home Communities in Delaware

At Aspen Meadows, residents have access to a wealth of amenities designed to enhance their quality of life. From a clubhouse and fitness center to outdoor recreational areas and walking trails, there’s something for everyone to enjoy. Whether it’s a morning swim in the pool or a leisurely stroll through the landscaped grounds, Aspen Meadows provides ample opportunities for relaxation and recreation.

 Mobile Home Communities in Delaware

With average house prices ranging from approximately $140,000 to $219,900, Aspen Meadows offers a range of housing options to suit different budgets and preferences. Despite being one of the more expensive manufactured home communities, Aspen Meadows provides exceptional value for those seeking a tranquil lifestyle in a desirable location. Experience the serenity and charm of Aspen Meadows, where every day feels like a retreat.

Read More: Is Newark, Delaware Safe to Live?

2.5 McNicol Place

Situated in a convenient location, McNicol Place offers residents easy access to local amenities and attractions, making it an attractive choice for individuals and families alike.

 Mobile Home Communities in Delaware

At McNicol Place, residents enjoy a variety of amenities designed to enhance their lifestyle. From a community clubhouse to outdoor recreational areas and walking trails, there’s something for everyone to enjoy. Whether it’s a morning workout in the fitness center or a leisurely afternoon by the pool, McNicol Place provides ample opportunities for relaxation and recreation.

 Mobile Home Communities in Delaware

With average house prices currently ranging from approximately $125,000, McNicol Place offers affordable housing options in a desirable location. Whether you’re a first-time homebuyer or looking to downsize, McNicol Place presents an attractive opportunity to own a home in a welcoming community. Experience the charm and convenience of McNicol Place, where every day feels like a retreat.

Source: 1,2,3,4,5,6,7

3. Discovering The Upsides and Downsides: Living In Delaware’s Mobile Home Communities

3.1 Pros:

Living in a mobile home offers numerous advantages, catering to a diverse range of preferences and lifestyles. Let’s explore some of the pros:

Mobile homes provide flexibility in terms of location. Whether you prefer a rural retreat or urban living, you can easily transport your home to different sites, allowing for greater mobility and adaptability.

Manufactured homes typically have shorter construction timetables compared to traditional houses, resulting in faster installation and occupancy. This streamlined process can save both time and money for homeowners.

Many mobile homes are designed with energy-efficient features, such as insulation upgrades and high-performance windows, helping to reduce utility costs and minimize environmental impact.

Mobile homes often feature sound-absorbing materials and construction techniques, providing better acoustics and a quieter living environment compared to traditional houses.

Despite common misconceptions, mobile homes offer ample opportunities for customization. From floor plans to interior finishes and exterior aesthetics, homeowners can personalize their living space to suit their preferences and lifestyle.

These pros underscore the appeal of living in a mobile home, offering affordability, convenience, and flexibility without compromising on comfort or quality of life.

3.2 Cons

Living in a mobile home has its drawbacks:

One of the challenges of mobile home living is finding suitable land for placement. Limited availability and high land costs in desirable areas can pose obstacles for homeowners seeking to establish roots in their preferred locations.

Despite advancements in design and construction, mobile homes may still face stigma associated with their historical perception as inferior housing options. Overcoming stereotypes and misconceptions can be a hurdle for mobile home residents.

Mobile homes may not appreciate in value as traditional houses do. Factors such as depreciation and limited resale potential can impact the long-term investment value of mobile homes, affecting homeowners’ ability to build equity over time.

Mobile homes may require more frequent maintenance and repairs compared to traditional houses. The unique construction and materials used in mobile homes can result in specialized repair needs, potentially increasing maintenance costs over time.

When contemplating a mobile home community, it’s imperative to familiarize yourself with the established rules and regulations. These guidelines often govern various aspects of homeownership within the community, ensuring harmony and cohesion among residents.

For example, before undertaking renovations, mobile homeowners must understand community regulations, as many require approval for exterior or structural changes to maintain aesthetic integrity. Prospective residents should also review pet policies, which often restrict certain breeds and limit the number of pets per household to ensure compliance and avoid conflicts. Additionally, short-term subleasing is typically prohibited in mobile home communities, preventing homeowners from renting out their homes on a weekly or monthly basis. Adhering to these rules is essential for preserving the community’s residential integrity and cohesion.

Source: 1,2,3,4,5,6,

Read More: 8 Worst Places To Live in Delaware

4. Delaware’s Legal And Regulatory Considerations: What To Know

4.1 Your rights as a manufactured homeowner

Understanding the nature of your manufactured home is crucial. Unlike traditional homes, manufactured houses are typically considered personal property, similar to owning a car, rather than real estate. This distinction affects how these homes are regulated and the types of rights owners possess. Personal property status means the home is often subject to different laws and tax implications compared to land ownership.

As a manufactured home owner, you are entitled to specific rights designed to protect your interests and ensure fair treatment:

You have the right to privacy within your home. Community managers or landlords cannot enter your home without your consent, except in emergencies.

Communities must maintain common areas and ensure they are safe and free from hazards. This includes adequate lighting, proper maintenance, and ensuring safety regulations are met.

You are protected against discrimination based on race, color, religion, sex, national origin, familial status, or disability. Fair treatment in leasing and other community services must be upheld.

You must receive proper notice before any changes in rent, fees, or community rules are implemented. This ensures you are adequately informed about any adjustments that may affect your living conditions.

You can sell your manufactured home without interference, provided the new owner meets community standards and regulations. This right ensures that you can transfer ownership smoothly.

You are entitled to peaceful enjoyment of your home without unreasonable disturbances from the community management or other residents.

These rights are in place to provide security and fairness for manufactured homeowners, ensuring that you can enjoy your home with the same protections and peace of mind as traditional homeowners. Understanding and exercising these rights can help you navigate the legal landscape of mobile home living in Delaware effectively.

Also Read : Delaware First-Time Homebuyers Program

4.2 The new Delaware Manufactured Home Owners and Community Owners Act (MHOCCA)

Delaware recognizes the unique challenges faced by manufactured homeowners and has established a special legislative framework to protect their interests. The Delaware Manufactured Home Owners and Community Owners Act is a comprehensive law designed to govern the relationships between homeowners and community owners, ensuring fair treatment and the preservation of residents’ rights.

The primary purpose of this Act is to balance the rights and responsibilities of manufactured home owners and community owners. It aims to foster a stable living environment by addressing issues such as rent increases, maintenance responsibilities, and the sale or transfer of homes. The Act ensures that homeowners are not subjected to arbitrary or unfair practices, providing a clear set of rules that promote transparency and fairness.

The Act applies to all manufactured home communities within Delaware, covering both homeowners and community owners. It sets forth regulations that both parties must adhere to, including rules on leasing agreements, rent increases, and the upkeep of community facilities. This jurisdiction ensures that all manufactured home communities operate under a standardized legal framework, promoting consistency and protecting residents’ rights across the state.

One of the significant protections under this Act is the prohibition of rent increases if there are persistent safety and health violations within the community. This provision ensures that community owners address and resolve any safety or health issues before imposing higher rents on residents, thereby maintaining a certain level of safety and habitability.

Additionally, the Act gives homeowners recourse if they face unjust treatment or neglect by community owners. For example, if a community owner fails to maintain common areas or essential services, residents have the legal grounds to seek redress and ensure their living conditions meet acceptable standards.

Read More: Hard Money Lenders Delaware

4.3 Grounds for ending rental agreement;

The Delaware Manufactured Home Owners and Community Owners Act (MHOCCA) ensures that tenants in manufactured homes are protected by strict guidelines for eviction, making it difficult for owners to bully them. A rental agreement can only be terminated under specific, clearly defined conditions:

If a tenant fails to pay rent as stipulated in the lease agreement, the community owner has the right to terminate the rental agreement. Tenants are expected to adhere to their payment schedule to avoid eviction on these grounds.

Tenants must comply with the community’s established rules and regulations. Persistent or severe violations of these rules can result in the termination of the rental agreement. This ensures that the community remains orderly and that all residents enjoy a peaceful living environment.

Engaging in criminal activities within the community is a serious offense and grounds for eviction. This rule is in place to protect the safety and well-being of all community residents.

Significant breaches of the lease terms, such as unauthorized alterations to the home or misuse of the property, can lead to eviction. Tenants must follow the terms outlined in their lease agreements to avoid such consequences.

These guidelines provide a structured and fair process for ending a rental agreement, ensuring that tenants are not subjected to arbitrary or unjust eviction. 

Source: 1,2,3,4

Also Read : Is Delaware a Good Place to Retire

5. Choosing The Right Mobile Home Community: Expert Tips And Advice

Selecting the perfect mobile home community in Delaware requires careful consideration of various factors to ensure it aligns with your lifestyle, budget, and needs. This guide offers practical tips and insights to help you make an informed decision, empowering you to find a community that suits your preferences and priorities.

5.1. Practical Tips for Choosing a Mobile Home Community

Consider the location of the community concerning your daily needs, such as work, schools, shopping centers, and healthcare facilities. Proximity to major highways and public transportation can also be a significant factor for convenience.

Evaluate the amenities offered by the community. Some communities provide facilities like swimming pools, playgrounds, clubhouses, and fitness centers. These amenities can enhance your quality of life and offer additional recreational options.

Investigate the safety measures in place within the community. Look for features like gated entrances, security patrols, and well-lit common areas to ensure a secure living environment.

Familiarize yourself with the community’s rules and regulations. Understanding the guidelines for property maintenance, noise levels, and pet policies can help you determine if the community’s lifestyle aligns with your preferences.

Review the costs associated with living in the community, including lot rent, utilities, and maintenance fees. Ensure that the overall cost fits within your budget and offers good value for the amenities and services provided.

Seek feedback from current residents about their experiences. Online reviews and personal recommendations can provide valuable insights into the community’s management, atmosphere, and overall satisfaction.

Read More: 8 Best Places to Live in Delaware for Families

5.2 Additional Considerations When Buying a Mobile Home

Manufactured homes can vary significantly in price based on size, features, and location. On average, prices range from $40,000 to $100,000. It’s essential to factor in both the initial purchase price and ongoing costs like maintenance and utilities.

Securing a loan for a manufactured home can be more challenging than for traditional homes. Lenders may have stricter requirements, and interest rates can be higher. Exploring different financing options and understanding loan terms is crucial.

Manufactured homes typically do not appreciate in value like traditional homes. Consider this when evaluating your long-term investment. Maintaining your home and choosing a well-managed community can help preserve its value.

Evaluate the pros and cons of mobile home living. Benefits include affordability and flexibility, while drawbacks may include potential depreciation and limited financing options. Consider your long-term goals and how a mobile home fits into your lifestyle.

By considering these practical tips and insights, you can confidently select a mobile home community in Delaware that meets your lifestyle preferences, budget, and needs. Ensuring a well-informed decision will lead to a satisfying and fulfilling living experience in your chosen community.

Source: 1,2,3

Also Read : Top Neighborhoods to Live In

6. Conclusion:

Deciding to buy a manufactured home in Delaware is a significant choice that offers unique advantages. These homes provide affordability, flexibility, and modern amenities, making homeownership accessible without the high cost of traditional houses. Key benefits include cost-effectiveness, energy efficiency, customization options, and quick construction timelines. Manufactured homes are built to high standards, offering comfort and durability. Embracing mobile home living in Delaware opens up possibilities for a fulfilling lifestyle, allowing for personalization and rapid move-in times, perfect for those looking for modern, affordable living.

Read More: How to Sell a House in Delaware as an Owner?


6.1 Can Your Home Be Repossessed or Foreclosed?

Yes, your manufactured home can be repossessed or foreclosed depending on whether it is considered real or personal property. The classification affects the type of loan you secure and the associated risks of repossession.

6.2 Are Mobile Homes Really Mobile?

Initially, mobile homes are designed to be transported to their site, but once set up, they are typically not moved again. Moving a mobile home after installation can be complex and costly.

6.3 Are Manufactured Homes Safe?

Yes, manufactured homes are built to strict federal standards ensuring safety and durability. Modern manufactured homes must comply with the HUD Code, which mandates rigorous construction and safety standards.

6.4 How Long Do Most Manufactured Homes Last?

Manufactured homes can last between 30 to 55 years or more, depending on factors such as maintenance, climate, and quality of installation. Proper care and regular maintenance are key to extending the lifespan of your home.

6.5 Does DEMHRA Provide Financial Assistance if I Want to Move My Manufactured Home to Another Location?

Yes, the Delaware Manufactured Home Relocation Authority (DEMHRA) offers financial assistance for moving your home if required. This assistance can help cover costs associated with relocation.

6.6 What Is a Change in Land Use?

A change in land use refers to the community owner’s decision to alter the intended use of the land where the mobile home is located. This can impact residents significantly, as it might mean relocating or changing the nature of the community.

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