What is a right of first refusal for park residents?

It is a legal right, in some states, for the residents of a manufactured home community to be given the chance to buy the community before — or on the same terms as — an outside buyer when the owner decides to sell. Related 'opportunity to purchase' laws require notice and a window to make an offer. This is general information, not legal advice; see your state's FightMyPark guide.

Do all states have these laws?

No. Only a portion of states give residents notice or a purchase right when a park is sold, and the details — how much notice, how long residents have, and whether it's a true right of first refusal or just an opportunity to make an offer — vary widely. Many states have no such law at all.

What's the difference between an 'opportunity to purchase' and a 'right of first refusal'?

An opportunity to purchase generally requires the owner to notify residents and give them a window to organize and make an offer, but the owner can still sell to someone else. A right of first refusal is stronger: it typically lets residents match a bona fide offer the owner is willing to accept. The exact mechanics depend on the state statute.

Mobile home park right of first refusal

When a manufactured home community is sold, residents often have the most at stake and the least say. A growing number of states have responded with opportunity-to-purchase and right-of-first-refusal laws that give residents notice — and sometimes a real chance to buy the community themselves. This article explains how these laws generally work. It is general information, not legal advice; whether and how one applies depends on your state, so see your state's FightMyPark guide.

What these laws do

These laws fall on a spectrum:

Notice of intent to sell. The owner must tell residents (and sometimes a state agency) when the park is offered for sale or when a triggering event shows intent to sell.
Opportunity to purchase. Beyond notice, the owner must give residents a window — often 30 to 120 days — to organize, form an entity, and make an offer. The owner can usually still sell to another buyer if residents don't act in time.
Right of first refusal. The strongest version: residents (often a cooperative or association representing a majority) may match a bona fide offer the owner is prepared to accept.

Some statutes also bar the owner from interfering with residents' efforts and provide remedies if the owner skips the required notice.

Why they matter

These laws exist because, without them, a community can be sold to an outside investor before residents even know it's for sale — and once sold, residents have little leverage over future rent and rules. A notice-and-opportunity law gives residents the time and information to pursue resident ownership (a ROC), often with help from a nonprofit such as ROC USA or a community-development lender. Even where residents don't buy, the notice can help them prepare.

How they vary

The details differ significantly from state to state:

Whether the law exists at all — many states have none;
The trigger — listing the park, accepting an offer, or another event;
The notice period and the response window;
Whether it's a true right of first refusal or only an opportunity to make an offer; and
The remedies for an owner who fails to comply.

Because of that variation, the statute in your state is what controls.

Where to learn more

Your state's FightMyPark guide notes whether residents get notice or a purchase right when a park is sold and the deadlines involved. The articles on resident-owned communities and on co-op versus corporate parks explain what residents can do with that opportunity, and the checklist for when a park changes ownership can help residents act quickly. A licensed attorney and a ROC nonprofit can guide a specific purchase.