Cherry Hill Mobile Home Park Homes for Sale

Buying at Cherry Hill Mobile Home Park

Cherry Hill Mobile Home Park sits on Farrell Avenue in the 08002 section of Cherry Hill Township, and it occupies a spot in this market that nothing else does. Cherry Hill is an expensive township. This is the one address in it where a single buyer, a couple starting out, or someone downsizing hard can own rather than rent.

The most important thing to understand before you go any further is what you are actually buying. You are buying the home. You are not buying the ground underneath it. That comes with a monthly lot rent, and here that rent covers more than most people assume — property taxes, sewer and water charges, the CCMUA charge, and township trash and recycling pickup are all bundled into it. Added up against what those cost separately on a fee-simple house, the number reads very differently than it does at first glance. Ask for the current figure on the specific lot, because it is the single largest ongoing cost of living here.

Second thing, and this one catches nearly everybody: you cannot simply make an offer. Park management screens and approves the buyer before an offer is entertained at all, and it runs as a two-step process. First comes a basic qualification review — provable gross monthly income, the price range you are shopping, and whether you are financing or paying cash, with proof of funds either way. Only if that clears does management authorize a full application with documentation. There is a minimum income threshold relative to the lot rent, a minimum credit score, and a cap on total debt as a share of income that counts the lot rent and any loan payment against you. Units must be owner-occupied, occupancy is limited, and pets are permitted one per household with size and breed restrictions. None of this is unusual for a leased-lot community, but it is invisible on every portal, and buyers routinely fall for a unit before discovering the gate exists. Get pre-qualified with the park first and you shop with confidence instead of hoping.

A note on the name, since it confuses people, and the MLS is actually getting this right. June 15, 1976 is the line: homes built before it are mobile homes, homes built on or after it are manufactured homes built to the federal HUD code. Look at the Structure Type field on the listings here and you will see both — the 1967, 1970 and 1976 units read as pre-HUD, everything newer reads as manufactured. So this park holds both categories at once, and a sixties unit is a different asset from a 2026 one in ways that matter more to a lender than to your eye. The park's own name says "mobile home park" because that is its long-standing legal name and the term New Jersey still uses to regulate the land. The park is named one thing; some of the houses in it are another.

Financing works differently here and it is worth knowing early. Because the home sits on leased land, most lenders treat it as personal property rather than real estate, which usually means a chattel loan instead of a conventional mortgage — shorter terms and different rates than the mortgage you would get on a Cherry Hill condo. Age matters too: the pre-1976 units are harder to place than the new ones. Cash purchases are common here for exactly those reasons. Talk to a lender who writes manufactured housing specifically before you assume anything, because a general mortgage broker will often tell you no simply because it falls outside what they do.

The homes run one and two bedrooms, generally six hundred to a little over nine hundred square feet, and the newest units are 2025 and 2026 builds that are genuinely well finished for the price point — luxury vinyl plank flooring, recessed lighting, large windows that make small rooms feel bright, walk-in showers with real doors rather than a curtain, and dining space that seats four. Kitchens carry full-size stainless appliances, a stainless farm sink, a gas range with an exterior-vented microwave, and a full-size dishwasher, which is rare at this size. Propane heat with central air, one hundred amp service, in-unit laundry, a shed, and assigned parking in front of your own unit. The oldest units are a different story — some still on oil heat with a window air conditioner — and they price accordingly.

If the numbers here do not work, the honest alternatives in this township are the entry-level end of the Cherry Hill condo and townhome market, where you own the land underneath and finance conventionally but take on an association fee instead of lot rent, and for age-qualified buyers Plaza Grande, which is a very different proposition at a very different price. If you want brand new rather than resale, Cherry Hill new construction is almost entirely custom infill at the opposite end of the market — which makes the new units in this park the most affordable new-built housing in the township by a wide margin. Schools are Cherry Hill Township Public Schools, Route 70 and its full retail corridor are a two-minute drive, and the Cooper River park land sits just west past the rail line. The recently sold homes across the township put this price point in context against everything else here.

Inventory in the park is small and moves on its own rhythm. If you want to know the day something lists, that is worth a call rather than a weekly check.