Garden StateMobile Homes

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Straight answers about New Jersey manufactured homes

Most of what gets written about mobile homes is written for everywhere and therefore for nowhere. These pieces are about New Jersey specifically: the counties where the communities actually are, the approvals a sale runs through, what the MVC does with a title, and what the numbers look like when you run them honestly.

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Aerial view of a manufactured housing community in southern New JerseyFeatured

New Jersey Market

Where New Jersey's Manufactured Housing Communities Actually Are: All 268, County by County

The Federal Reserve Bank of Philadelphia built the first real inventory of New Jersey's manufactured housing communities. It counts 268 of them, and they are nowhere near evenly spread across the state. Here is the county-by-county picture and what it means if you own one of these homes.

  • All 268 communities counted
  • Every county, ranked
  • Philadelphia Fed, June 2024
  • Why Essex County has zero
11 min read

The rest of the library

Filter by what you are actually trying to work out. Every piece is written for New Jersey and cites where its numbers come from.

Older couple reviewing paperwork at a kitchen table

Buying a Home

Downsizing From a House to a Manufactured Home in New Jersey: The Real Math

Selling the house and moving into a community converts a pile of equity into a lower monthly cost. It is often a good trade. But the monthly cost does not stay still, and the number most people leave out of the calculation is what lot rent does over twenty years.

10 min read
Couple walking up to a manufactured home in a New Jersey community

Buying a Home

Buying Into a New Jersey Manufactured Home Community: The Application, the Approval, and What Actually Gets People Turned Down

Buying the home is the easy half. Becoming the community's tenant is the gate, and New Jersey law sets out how that gate has to work. Here is the process from the buyer's side, including what the community may charge you and what it is not allowed to consider.

10 min read
Manufactured homes on a bayfront street in southern New Jersey

Selling Your Home

What a Shore-Area Manufactured Home Is Worth After a Flood Claim

In Cape May, Atlantic and Ocean counties, a flood claim changes a manufactured home's value through four specific mechanisms. None of them is a percentage you can look up, and since March 2024 you are legally required to disclose.

10 min read
Paperwork and a set of keys on a kitchen table

Titles and Paperwork

Title and Tax: How New Jersey Treats a Manufactured Home Depends on Where It Sits

New Jersey runs two completely different tracks for manufactured homes. One is for homes in a community, the other for homes on land you own, and they differ on title, on property tax, and on what you actually sign at closing.

10 min read
Homeowner standing outside a manufactured home in a New Jersey community

Selling Your Home

Three Ways to Sell a Manufactured Home in New Jersey, and How to Tell Which One You Need

A cash offer, a listing, or a sale to a buyer who is already looking. They are genuinely different products with different outcomes, and the fastest one is not always the right one. Here is the honest comparison.

9 min read
Clubhouse and landscaped entrance of an age-restricted community in Ocean County

Community Living

Age-Restricted Communities in Ocean and Burlington Counties: What the 55+ Rule Does to Resale

A large share of New Jersey's manufactured housing communities are age-restricted, and that restriction follows the home when you sell it. Here is what the 80 percent rule actually requires, why two communities with the same sign at the entrance can behave very differently, and what it means for your buyer pool.

10 min read
Mailboxes at the entrance of a New Jersey manufactured housing community

Community Living

Lot Rent in New Jersey: What Your Community Can and Cannot Do Since the 3.5 Percent Cap

New Jersey put a statutory limit on manufactured home lot rent increases that took effect in March 2026. It is real, it has exceptions, and one of those exceptions matters enormously when a home changes hands.

10 min read
For sale sign outside a manufactured home in a New Jersey community

Selling Your Home

Selling a Manufactured Home Inside a New Jersey Community: The Two Approvals You Need

You own the home and you can sell it. But if the home is staying on its lot, the community gets to approve your buyer as a tenant. New Jersey law sets out exactly how that has to work, and the order of the steps matters.

10 min read
Manufactured homes along a quiet street in an Ocean County community

New Jersey Market

Ocean County and Monmouth County Are Two Different Manufactured Home Markets

The two counties have nearly the same population and sit on the same stretch of coast, but they behave nothing alike when you try to sell a manufactured home. The difference is in community count, age mix, and how far inland the inventory sits.

9 min read

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