What RHP Properties does

RHP Properties is the nation's largest private owner and operator of manufactured home communities, founded in 1988 and headquartered in Farmington Hills, Michigan. The company operates 375 communities encompassing 80,582 home sites across 31 U.S. states, with an asset base exceeding $8 billion. Its operations span both family-friendly all-age communities and active 55+ senior communities, addressing the U.S. affordable housing shortage in markets where traditional single-family homes are expensive — exemplified by Cottage Grove in Miami-Dade, where homes start at $129,900 against a local median exceeding $670,000.

The company's core technology footprint is operationally focused rather than software-centric: it includes the RHP Social community engagement platform, the RHP Resident Connect resident portal, and energy-efficient home manufacturing conducted in minimal-waste facilities. RHP generates revenue through three primary streams: recurring monthly lot rent for land pads (the primary revenue source), one-time home sales executed through its wholly-owned affiliate Bayshore Home Sales, and ancillary community amenities and services. The integrated Bayshore channel supports sustained occupancy by aligning home sales with community demand.

The business model centers on direct ownership and operation of communities, with sales and marketing conducted on-site and through the company website, supplemented by an institutional capital partner channel for large portfolio acquisitions. The go-to-market strategy combines acquisition of existing communities with selective greenfield development, targeting families seeking affordable homeownership and active 55+ retirees across geographically diverse, primarily supply-constrained U.S. markets. The company has invested $365 million in community improvements over the past six years and maintains >99% physical occupancy in its supply-constrained portfolio assets.

Name

RHP Properties

Legal name

RHP Properties, Inc.

Website

https://rhp-properties.com

Company type

Private

Founded year

1988

Operating status

Operating

Headcount range

1,001–5,000 employees

Short description

RHP Properties is the nation's largest private owner and operator of manufactured home communities, operating 375 communities with 80,582 home sites across 31 U.S. states. The company provides affordable housing for families and active 55+ seniors through lot rentals and home sales via its Bayshore Home Sales affiliate.

Ownership category

akta.pro rank

Product category

Manufactured Home Communities

NAICS

Residential Property Managers (531311), Manufactured (Mobile) Home Dealers (459930), Real Estate Property Managers (53131), Rental and Leasing Services (532)

SIC

Mobile Homes (2451), Retail-Mobile Home Dealers (5271), Services-To Dwellings & Other Buildings (7340), Non-Operating Establishments (9995)

akta.pro primary industry

Manufactured Housing / Mobile Home Park Management (BPAJAFAG)

akta.pro secondary industry

Independent Living Real Estate Owners/Operators (REITs & Management Companies) (HLADAAAG)

Keywords

• Manufactured home communities
• Affordable housing
• Land lease rentals
• Senior living communities
• Manufactured housing

Headquarters

HQ city

Farmington Hills

HQ country

United States

HQ region

North America

Offices2 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

Operations, Personnel, Infrastructure, Marketing or Sales, Supply Chain

Revenue model

1. Lot Rent / Land Lease: RHP Properties generates primary revenue through leasing land for manufactured homes. Residents own their homes but pay lot rent to RHP for the land pad, amenities, and community services. This creates recurring monthly revenue from each home site.
2. Home Sales (Bayshore Home Sales): Through their affiliate Bayshore Home Sales, RHP sells manufactured homes to prospective residents. This creates transactional revenue from home sales while also helping maintain high occupancy rates at their communities.
3. Community Amenities and Services: Revenue from various community amenities and services provided to residents including clubhouses, pools, and recreational facilities.

Pricing tiers

Go-to-market motion2 records

Distribution channels3 records

Marketing channels6 records

Core offering

RHP Properties owns and operates manufactured home communities across the United States, leasing land pads in 375 communities spanning 31 states. Residents own their manufactured homes and pay RHP recurring monthly lot rent for the land, amenities, and community services. The company also develops new manufactured home communities such as Cottage Grove in Miami-Dade, and sells manufactured homes to prospective residents through its affiliate Bayshore Home Sales.

Product overview

RHP Properties operates a portfolio of manufactured home communities under a unified platform approach. The core offering consists of manufactured home community sites across 31 states, supplemented by RHP Social community engagement programs and the RHP Resident Connect portal for resident management. Bayshore Home Sales, an affiliate division, handles home sales and marketing. The company positions itself as the nation's largest private owner of manufactured home communities, offering both family-friendly all-age communities and active 55+ senior communities with resort-style amenities.

Differentiator

Problem solved

Functional benefit

Products and services

• Manufactured Home Communities RHP Properties operates manufactured home communities across 31 states, offering affordable homeownership through leased home sites for single-family manufactured homes. Communities include both family-friendly all-age neighborhoods and active 55+ senior communities with resort-style amenities such as clubhouses, pools, and parks.
• Bayshore Home Sales Bayshore Home Sales is RHP Properties' affiliate home sales division that sells new manufactured homes to prospective residents, helping maintain high occupancy across RHP communities by analyzing market conditions and positioning manufactured home communities competitively.

Segments3 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature3 records

Partnerships

Six partnerships are on record, tiered core and minor.

• AdoptAClassroom.orgcoreStrategic or Co-development PartnerRHP Properties has partnered with AdoptAClassroom.org since 2019, making donations to schools attended by residents of RHP-managed communities. The company has adopted 22 schools with total contributions of $220,000 over five and a half years, providing classroom resources and supplies.
• Big Tree Elementary (Hamburg, NY)minorOthersRHP Properties donated $10,000 to Big Tree Elementary through AdoptAClassroom.org. Twenty students from RHP's nearby Eagle Crest manufactured home community attend the school. The school has Title I and Blue Ribbon status.
• Farmington Area GoodfellowscoreStrategic or Co-development PartnerRHP Properties has supported the Farmington Area Goodfellows for 22 consecutive years with holiday donations. The company made its 22nd annual donation of $8,030 (including employee match) to support at-risk children, families, and seniors. Total cumulative donations of $38,037.
• No Kid HungrycoreStrategic or Co-development PartnerRHP Properties has partnered with No Kid Hungry, making $10,000 Giving Tuesday donations to help end childhood hunger. The company has supported this nonprofit as part of its giving back initiatives.
• American Red CrossminorStrategic or Co-development PartnerRHP Properties partnered with American Red Cross Michigan Region for the Home Fire Campaign. The company has participated in Sound the Alarm initiatives and other Red Cross programs.
• Bayshore Home SalescoreChannel Partner/ Reseller/ DistributorBayshore Home Sales is RHP Properties' affiliate marketing and home sales division. It delivers affordable homes and helps maintain consistently high occupancy at all RHP communities by analyzing market conditions and positioning manufactured home communities competitively.

Scale indicators12 records

Recent moves8 records

Expansion highlights6 records

Direct peers

• Equity LifeStyle Properties: Equity LifeStyle Properties (ELS) is the largest publicly traded owner-operator of manufactured home and RV communities in the U.S. It competes directly with RHP for community acquisitions and resident households, with a similar lot-rent revenue model and target demographic of families and 55+ residents.
• Flagship Communities Real Estate Investment Trust: Flagship Communities (MHC.UN) is a Canadian-listed REIT focused on U.S. manufactured housing communities, primarily in the Midwest and Southeast. It has a comparable operating model of leasing home sites and competes with RHP for community acquisitions in the same U.S. Sun Belt and Midwest markets.
• American Land Lease: American Land Lease (via ALFR-traded entities) owns and operates manufactured housing communities with a focus on all-age and 55+ resident segments. It operates on the same lot-rent, vertically integrated model as RHP and competes for community acquisitions in similar Sun Belt markets.
• Sun Communities: Sun Communities (SUI) is a publicly traded REIT that owns and operates manufactured housing and RV communities across the U.S. It shares RHP's core business model of leasing land pads in MH communities and competes head-to-head for institutional-quality community portfolios.
• YES Communities: YES Communities is one of the larger privately held operators of manufactured housing communities in the U.S. With a similar focus on affordable all-age and 55+ communities and recurring lot-rent revenue, it is a direct competitor to RHP for both acquisitions and residents.
• Hometown America: Hometown America is a large privately held owner-operator of manufactured home communities concentrated in the Midwest and Southeast. Its portfolio of family and 55+ communities and lot-rent revenue model make it a direct comparable to RHP Properties.
• UMH Properties: UMH Properties (UMH) is a publicly traded REIT focused on manufactured home communities in the Northeast and Mid-Atlantic. It operates a similar lot-rent and home-sales model and competes with RHP for both residents and acquisition targets in overlapping geographies.

Broad incumbents

• Invitation Homes: Invitation Homes (INVH) is a large single-family rental REIT that serves the broader affordable-rental-housing customer that RHP targets through manufactured housing. While not a direct competitor (single-family built-for-rental vs. manufactured housing on leased land), it competes for the same household demographic seeking non-apartment rental options.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks5 records

Key highlights7 records

Customer concentration

• LinkedInlinkedin.com/company/rhp-properties

Revenue estimate

Valuation estimate

Number of profiles

Profiles7 records

Subsidiaries1 record

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about RHP Properties