Vermont’s real estate market is currently defined by a widening "affordability gap." With median home prices in Chittenden County and the Burlington MSA soaring past $478,000, manufactured housing has transitioned from a niche alternative to a critical pillar of the state's housing infrastructure.

For investors, this supply-demand imbalance creates a unique opportunity. Whether you are looking for a high-cap rate boutique park in Bennington County or a stabilized, multi-site portfolio near Burlington, the current listings on Mobile Home Park Store showcase the strength of the Green Mountain State.

1. The High-Yield Entry: 49 Blueberry Hill

Location: Bennington County (Pownal, VT)

Price: $495,000 | Actual Cap Rate: 12.6% | Listing ID: 6986441

For investors focused on immediate cash flow, 49 Blueberry Hill offers a staggering 12.6% actual cap rate. This 11-unit community in scenic Bennington County represents a rare "value-add" opportunity at a sub-$500k price point.

• Diverse Income: The property features 6 mobile homes, a duplex, and a garage unit.
• The Upside: The 10-acre site includes two vacant pads that are ready for completion. By connecting the existing water and sewer, a new owner can immediately increase the unit count and drive the NOI (Net Operating Income) even higher.
• Efficiency: With an expense ratio of just 11.9%, this park is an lean, revenue-generating asset perfect for a portfolio starter or a specialized regional player.

2. The Institutional Powerhouse: Vermont 6-Park Portfolio

Location: Rutland, Orange, Johnson, Barre, Essex Junction, and Washington, VT

Price: $6,070,823 | Actual Cap Rate: 7.6% | Listing ID: 6968339

This 116-lot manufactured housing portfolio is one of the most significant offerings in the Northeast this year. Strategically located within or near the Burlington MSA, these parks tap into the most robust rental market in Vermont.

• Stability: Currently operating at 99% occupancy, this portfolio provides immediate, stable cash flow from day one.
• Market Context: In Burlington, 2-bedroom apartments are averaging $2,100/month. Compared to these costs, the portfolio's average lot rent of $475 offers an unbeatable value proposition for residents, ensuring long-term tenant retention.
• Operational Upside: Metering and bill-back improvements are scheduled for late 2025, which will further optimize the 39.7% expense ratio. There is also potential for Park-Owned Home (POH) to Tenant-Owned Home (TOH) conversion to further reduce maintenance burdens.

Why Invest in Vermont MHCs in 2025?

The Vermont legislature recently advanced H.479, a comprehensive housing bill that includes specific grants and forgivable loans for manufactured home community (MHC) improvements. This political climate makes 2025 a pivotal year for acquisition.

• The "Moat" of Limited Supply: Vermont’s strict regulatory and environmental zoning makes it incredibly difficult to build new mobile home parks. This "moat" protects existing owners from new competition and ensures that current pads remain in high demand.
• Recession Resistance: As the "naturally occurring affordable housing" (NOAH) of the state, manufactured housing demand actually tends to increase during economic tightening as households look to downsize costs.
• Stable Infrastructure: Many of Vermont's parks, including those in the 6-Park Portfolio, benefit from city water and sewer connections, reducing the risk often associated with private septic systems.

Summary of Vermont Opportunities

Vermont offers a rare blend of social impact and financial performance. By providing quality, affordable lots in a state with a 1% vacancy rate in major hubs, investors can secure an asset class that is as resilient as it is profitable.

For full financial offering memorandums and due diligence files, visit the Vermont Mobile Home Park listings today. Would you like me to help you compare the tax implications of these two specific investment types?

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