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A Little History

Park models — often considered the original “tiny home” — continue to be a popular housing choice due to their manageable size, community-based settings, and lifestyle flexibility. Park model and RV resort communities often provide shared amenities, social engagement, and an environment that appeals to a wide range of residents.

Historically, park models have primarily appealed to seasonal visitors—often referred to as “snowbirds”—who purchased these homes to escape colder winter climates and enjoy the active lifestyle offered by RV resort communities. What are now commonly known as RV resorts were originally RV parks or campgrounds, many of which were developed on farmland or near citrus groves and operated by individuals or families. Hence the term “park” model was coined.

Beginning in the mid-1980s, park models evolved in response to demand from RV owners who wanted to maintain the social, community-oriented lifestyle they had established, but preferred to reduce the challenges of long-distance travel through winter conditions. Over several decades, as visitors returned season after season, many of these parks transitioned into destination-style communities centered around long-standing social connections and shared activities.

As ownership patterns shifted, many RV parks and resorts also transitioned from family ownership to corporate ownership. During this evolution, park models emerged as a practical housing option that allowed residents to remain connected to the communities and friendships they valued, while reducing ongoing travel and maintenance demands.

While park model living remains especially popular among seasonal residents, it has also become an appealing option for individuals seeking efficient, downsized living within secure, amenity-rich resort environments that emphasize convenience, community, and minimal upkeep.

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A Unique Category of Home

Park model homes located in land lease communities (typically RV Parks/Resorts) fall into a unique category and are classified as a recreational vehicle. They are not legally defined as mobile homes or manufactured homes. In Arizona, there is currently no state-issued license required to sell park model homes on leased land, nor a single governing authority that oversees or regulates the resale of new or pre-owned park models. Legal rights and obligations related to landlords and tenants in RV/Park Model communities may be reviewed in Arizona’s Recreational Vehicle Long Term Space Rental Act, found in the Arizona Revised Statutes, Title 33, Chapter 19.

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How Park Model Sales Are Commonly Handled

Because there are no state licensing requirements specific to selling park models, new and resale park model transactions are commonly handled through a variety of channels. These may including licensed real estate brokerages regulated by the Arizona Department of Real Estate, businesses that also operate as mobile home brokers or dealers regulated by the Arizona Department of Housing, park-affiliated resale services, new park model dealers or other independent entities.

Independent escrow agencies that handle “home-only” transactions are often used to act as a neutral third party to close the transaction and may facilitate transfer of ownership. Typical escrow fees for these types of transactions ranges between $900-$1600, depending on the scope of services provided. A park model does not need to be “listed” with a 3rd party to utilize the services of an independent escrow agency.

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How Park Models are Titled

Park models located in land-lease communities are generally considered personal property. Ownership of personal property park models is typically documented through a title issued by the Arizona Department of Transportation Motor Vehicle Division (ADOT MVD) rather than through real property records maintained by county recorder’s office.

Transfers of ownership may be completed in several ways. Buyers and sellers may work directly with an ADOT MVD office or use an (ADOT) authorized third-party service provider that is approved to process title transfers. Escrow companies that handle park model transactions will often facilitate the transfer of title through ADOT MVD on behalf of the buyer and seller as part of the closing process.

When an escrow company is involved, it is important for the parties to clarify when the title transfer will occur (for example, prior to or after disbursement of funds) and what title verification steps are performed. This includes confirming that the title is current, valid, and free of liens.

In private party / For Sale by Owner (FSBO) transactions where an escrow company is not used, buyers and sellers may choose to handle the transfer of ownership by visiting an ADOT MVD office or an authorized third-party provider. Obtaining a copy of the current owner’s title and verifying ownership status with an MVD office or authorized provider can help ensure that the transfer of ownership will be in order and ready to be completed when the sale if finalized.

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Other Considerations When Buying or Selling

Buying or selling a park model will involve legal, financial, and logistical considerations. Many park model transactions are completed as private-party/For Sale By Owner (FSBO) sales. In these cases, access to independent guidance, educational information, and third-party resources may be helpful for understanding the process, supporting due diligence and enabling informed decision-making.

Active Resort Properties provides general educational information and may reference independent third-party resources. Active Resort Properties does not provide legal, tax, or financial advice.

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Important Notice

Information on this page is provided for general educational purposes only and is not intended as legal advice.