The mobile home park market in Orleans County, Vermont
6 registered parks, 218 spaces — what's here, how big it is, and what it's worth. Built from the the Vermont Department of Housing and Community Development registry, not from listings.
- 6Registered parks
- 218Total spaces
- 24Median park size
- 410–100 spaces
We don't sell parks and we don't have listings. This page is the registry data a buyer usually can't get in one place — park count, size mix, and the rent rules that cap your upside. For what's actually on the market, you still need a broker or a direct-mail campaign.
Park sizes in Orleans County
Size decides almost everything about a small park deal: what it costs, whether a lender will touch it, and whether you can run it yourself. 4 of 6 fall in the 10–100 space band most first-time buyers target.
| Under 10 spaces | 1 park |
|---|---|
| 10–30 spaces | 2 parks |
| 31–60 spaces | 2 parks |
| 101–150 spaces | 1 park |
What a park this size earns
A park is priced on its income, not on the land. Take the rent it actually collects, subtract operating expenses to get net operating income, and divide by the cap rate buyers accept locally. At the median 24-space park here, every $25/month of lot rent across every lot is roughly $7,200 a year of gross rent — and at a 7% cap rate, a dollar of NOI is worth about $14 of value.
Run the numbers on a 24-space park
Before you underwrite anything here, check what the law lets you do with rent: the Vermont rent-increase calculator applies the 2026 rules to a park this size, and what other owners run their books on is worth knowing before you inherit someone's spreadsheet.
Rent rules that apply here
Vermont sets no hard cap on lot-rent increases, but requires 60 days' written notice on the state's own form — an improperly noticed increase is unenforceable — and an increase above the state's annual threshold (5.00% for 2026) lets a majority of leaseholders petition for state-arranged mediation (10 V.S.A. §§6251–6253).
The largest parks in Orleans County
- Derby Mobile Home Park — 102 spaces, Derby
- Shattuck Hill Mobile Home Park — 51 spaces, Derby
- Fairview Estates — 32 spaces, Barton
- Nadeau Trailer Park — 16 spaces, Coventry
- Derby Center Mobile Court — 11 spaces, Derby
- Kelley MHP — 6 spaces, Coventry
See all 6 parks in Orleans County →
Common questions
How many mobile home parks are in Orleans County?
6 parks are registered with the Vermont Department of Housing and Community Development in Orleans County, Vermont, holding 218 spaces between them. That's the registry count as of July 23, 2026 — it counts licensed parks, not parks currently for sale.
What size are the parks in Orleans County?
The median registered park here has 24 spaces, and 4 of 6 sit in the 10-to-100-space band that small buyers typically target — big enough to cover debt service, small enough to run without on-site staff.
How much can lot rent be raised in Vermont?
Vermont sets no hard cap on lot-rent increases, but requires 60 days' written notice on the state's own form — an improperly noticed increase is unenforceable — and an increase above the state's annual threshold (5.00% for 2026) lets a majority of leaseholders petition for state-arranged mediation (10 V.S.A. §§6251–6253).
Does Lot Sidekick list parks for sale in Orleans County?
No. This is a directory built from the Vermont state registry, not a brokerage — we don't have listings and we don't take a commission. What's here is the market context you'd want before you go looking: how many parks exist, how big they are, and what the rent rules allow.
Free tools
- Park value & profitability estimator: what the park earns and what it's worth, at the cap rate you pick.
- Rent increase calculator: the 2026 Vermont rules applied to your park.
- RUBS calculator: split one master-meter water bill across your lots so the pennies add up exactly.
- Water submeter calculator: two meter reads in, an at-cost tenant bill out.
- Notice generator: a clean, printable rent-increase notice with the dates filled in.
- Prorated rent calculator: the exact first-month charge when someone moves in mid-cycle.
Source: Vermont Department of Housing and Community Development mobile home park registry (2024 edition; accd.vermont.gov), as of July 23, 2026. Counts come from the state's registry and can lag real life. See something out of date? Tell us, or claim the page.