Pad-leased in a mobile home park
The unit is yours, the pad is rented from the park owner. New buyer takes over the pad lease (subject to park approval on most files). This is the most common Canadian mobile home file — we've handled it many times.
Mobile / Manufactured Home
Sell Your Mobile Home in Alberta or Ontario — Cash in 7 Days
Pad-leased in a park. On a land-lease community lot. On owned land. Older single-wide, newer double-wide, or a modular. Most banks won’t finance mobile homes, which shrinks the retail buyer pool to almost nothing and stretches listings past a year. A direct cash sale handles the pad rent transfer, closes in 7 to 15 days, and you skip the wait.
Pad Rent Transfers Handled
Always Close With Licensed Real Estate Lawyers
Cash Offer in 24 Hours
Close in as Little as 7 Days
What We Buy
The Mobile Homes We’re Interested In
Mobile homes are their own market in Canada. Financing rules are different, insurance rules are different, and the land under the unit is often owned by someone else. That knocks most retail buyers out of the running before the listing even goes live. A direct cash buyer familiar with pad-rent transfers, park lease assignments, and older-unit CSA rules can close where a conventional MLS listing stalls out.
Land-lease community
Similar to a park but usually with more amenities and a more formal community agreement. Common in Ontario retirement-oriented communities. Same transfer mechanics: lease assignment plus unit sale.
Mobile home on owned land
The unit sits on land you own outright — usually rural acreage. Cleaner sale because there's no pad rent or park approval. Handled as a combined land + chattel purchase.
Modular and manufactured on foundation
Newer manufactured or modular homes affixed to a permanent foundation on owned land. Often qualify as real property and can even be conventionally financed. Still buy them for cash where the seller wants speed over price.
Older single-wides (pre-1980 / non-CSA)
Many parks won't accept older units on transfer. Insurance is tough. Retail buyers can't fund. If your park is refusing new-owner applications on your unit, cash sale is often the only route.
Inherited or estate-held units
The park lease transfers into the estate, then to the buyer. Cleaner when the park confirms transfer approval upfront. We coordinate with the estate lawyer.
Alberta
Selling a Mobile Home Under the Mobile Home Sites Tenancies Act
Most Alberta mobile home sales involve two separate things: the unit itself (personal property, registered on the Alberta Personal Property Registryif there’s a lien) and the pad the unit sits on (rented from the park, governed by the Mobile Home Sites Tenancies Act, RSA 2000, c. M-20). The two pieces transfer separately at closing.
Park approval on new tenants.Under the Act, the park operator can screen incoming pad-lease assignees on reasonable grounds — usually a credit check and a basic application. We’ve been through this process many times; park approval on a cash-buyer application is usually clean. Where a park won’t approve a new tenant (older unit past park age limits, for example), we still buy — the unit gets moved or salvaged, and the seller exits.
Park closures and rent hikes. Some Alberta parks have closed or converted in recent years, particularly in Fort McMurray after the 2016 fires and in Calgary/Edmonton growth areas where the land underneath became more valuable than the park operation. If your park has announced closure or is pushing large pad-rent increases, selling before market saturation matters. We buy on tight timelines.
Owned-land mobile homes — rural properties where the unit sits on land you own — close through Alberta Land Titles like a standard residential sale. No pad rent complication.
Calgary mobile home parks we buy in
A few of the larger Calgary parks where we’re active — if your pad’s inside one of these, we already know the transfer process for it. Not listed? Submit anyway — we cover every park in the province.
Red Carpet Trailer Park (Calgary Village)
SE Calgary, in the Red Carpet community bounded by 17 Avenue SE and 68 Street SE — immediately north of Elliston Park. Historically known as Penbrooke Heritage Estates.
6724 17 Avenue SE, Calgary, AB
Greenwood Village Mobile Home Park
NW Calgary, inside the Greenwood/Greenbriar community — an all-ages manufactured-home park just east of Canada Olympic Park.
3223 83 Street NW, Calgary, AB T3B 5N1
Ontario
Selling a Mobile Home Under the Residential Tenancies Act
Ontario mobile home parks and land-lease communities are governed by Part IX of the Residential Tenancies Act, 2006, S.O. 2006, c. 17. It covers pad-lease terms, rent increase rules, park closure procedures, and — most relevant to a sale — the transfer of a pad tenancy to a new unit owner.
Right to sell.Under Part IX, a mobile-home owner has the right to sell the unit and to have the pad tenancy transferred to the buyer, subject to the park’s reasonable approval of the new tenant. The park cannot unreasonably refuse. If they do, the Landlord and Tenant Board (LTB) has jurisdiction to review.
Land-lease communities(very common in Ontario retirement markets like the Kawarthas and around Lake Simcoe) work similarly — you own the unit, you lease the site. The community agreement usually spells out the assignment process. We’ve closed on land-lease community units multiple times.
Chattel vs real property. Whether an Ontario mobile home is treated as chattel (personal property, no land title) or real property depends on how affixed it is to the ground. Affixed manufactured homes on owned land are usually real property and close through the Ontario Land Registry. Chattel-classed units close on a bill of sale plus the pad lease assignment.
How It Works
Three Steps From Unit to Paid
- 1
Submit the unit details
Address, park name (if applicable), unit make/year, size (single-wide, double-wide, modular), and whether the pad is rented or the land is owned. Two minutes.
- 2
Get a cash offer in 24 hours
We factor in the unit's condition, age, pad-lease terms, park approval likelihood, and any move/salvage options. Cash offer within one business day.
- 3
Close through a real estate lawyer
7 to 15 days from accepted offer. The lawyer handles the unit transfer, coordinates the pad lease assignment with the park, and disburses net proceeds to you.
Why a Direct Sale
Mobile Home Financing Is Different (and Narrow)
Big-bank mortgages generally don’t apply to pad-leased mobile homes. The buyer would need a chattel loan (like an RV or auto loan) — much higher rates, shorter amortizations, tougher qualifying. That eliminates the majority of retail buyers who browse MLS for a unit.
The result: private mobile home listings often sit for 6 to 18 months, then sell to a cash buyer at a discount because the seller is tired of waiting. Meanwhile, pad rent keeps running and the unit’s market value tends to depreciate, especially on older single-wides.
A direct cash sale skips the wait. Cash offer in 24 hours. Closing in 7 to 15 days through a licensed Alberta or Ontario real estate lawyer. The lawyer handles the unit transfer, the pad lease assignment, and disburses net proceeds.
Common Questions
Mobile Home Sales — FAQ
Do you buy mobile homes in parks (pad-leased), or only on owned land?
Both. Pad-leased mobile homes in parks and land-lease communities are the majority of files we handle. Owned-land mobile homes (usually rural acreage) are simpler and also welcome. Modular and manufactured homes on permanent foundations close like standard residential sales.
What about older units the park won't approve on transfer?
Common problem. Many parks have age restrictions (no pre-1980 or pre-1976 units on new applications). If your park will not approve a new tenant on your unit, we still buy — the unit gets moved off-site or salvaged, and the seller exits. Factored into the offer.
How does the pad rent transfer work at closing?
The closing lawyer coordinates with the park operator on the pad-lease assignment. New owner submits the park's standard tenant application (credit + basic reference check). Once the park approves, the lease transfers on the closing date. Park approval typically 1 to 3 weeks. We've done this many times and know which parks move fast versus slow.
What if the park is closing or has announced a large rent increase?
Reason to sell sooner rather than later. Park closures and large rent hikes push a lot of units onto the market at once, which drops prices. A direct cash sale on your timeline (before the wave) usually nets better than a listing during the wave.
Do you buy modular or manufactured homes on foundations?
Yes. Modular homes on permanent foundations affixed to owned land close like a standard residential sale through Alberta or Ontario land titles. Cash offer, 7-to-15-day close.
Is my mobile home worth less than a stick-built house?
Generally yes — mobile homes depreciate more like a vehicle than a stick-built house, and the value is heavily tied to the pad-lease terms, unit age, and park quality. We do all the market work before offering, and we're transparent about the number. Where the math doesn't work, we say so on the call rather than waste your timeline.
Can I sell if I'm behind on pad rent or the park has served notice?
Yes — this is a common file. Selling before the park proceeds to eviction is usually the better path than fighting the notice. The closing lawyer coordinates any pad-rent arrears settlement at closing so the transfer is clean.
Where We Buy Mobile Homes
Mobile Home Sales Across Alberta and Ontario
Park units, land-lease community homes, and owned-land mobiles. Major markets shown below — full city list at /alberta and /ontario.
Alberta — Mobile Home Sales
- Sell Calgary-area mobile home AB
- Sell Edmonton-area mobile home AB
- Sell Red Deer-area mobile home AB
- Sell Lethbridge-area mobile home AB
- Sell Medicine Hat-area mobile home AB
- Sell Fort McMurray-area mobile home AB
- Sell Airdrie-area mobile home AB
- Sell St. Albert-area mobile home AB
Ontario — Mobile Home Sales
- Sell Toronto-area mobile home ON
- Sell Mississauga-area mobile home ON
- Sell Hamilton-area mobile home ON
- Sell Ottawa-area mobile home ON
- Sell London-area mobile home ON
- Sell Windsor-area mobile home ON
- Sell Peterborough-area mobile home ON
- Sell Chatham-Kent-area mobile home ON
Rural mobile home or park not in a major market? Still buying. Submit your property and you’ll have a response within 24 hours.
Related Situations
Other Situations We Handle
Vacant Land
Buildable lots, rural acreage, and farmland — cash sales that skip the year-long private listing.
Learn moreInherited Property / Probate
Estate-held units closed through probate coordination.
Learn moreVacant Home
Empty homes — insurance, security, and carrying-cost math.
Learn moreRelocating Out of Province
Selling remotely when you're already gone.
Learn moreBehind on Mortgage
Missed payments before power of sale or foreclosure hits.
Learn moreMLS Listing Didn't Sell
The listing sat for a year without a viable financed buyer.
Learn more
Get a Cash Offer
Stop carrying pad rent. Turn the unit into cash.
Submit your mobile home and you’ll have a cash offer back within 24 business hours. Closing happens through a licensed Alberta or Ontario real estate lawyer in 7 to 15 days. Zero pressure, zero obligation.