Best Mobile Home Park Management Software for Lot Rent and Submetering (2026)

Mobile home park owners run lot rent and utility submetering through four kinds of software. Park management systems — Rent Manager, Yardi Breeze Premier, ManageAmerica and Proprietio — track the homes in the park and bill utilities on the resident's account. Park billing tools like Lot Sidekick focus on lot rent and submetered water for small parks. General rental software like DoorLoop bills lot rent as a recurring charge. Utility billing services like Zego work alongside your management system to bill and collect utilities. The right pick depends on whether you rent park-owned homes, how your meters are read, and how you collect.

Proprietio publishes this guide and includes its own product — we say where it fits and where it does not. Every other vendor is described from its own website, linked.

In a mobile home park the resident often owns the home and rents only the ground under it. Other homes belong to the park and are rented out, or sold on terms. And the meter beside each homesite has to be read and billed every month.

TL;DR — the verdict

• One system for homes, lots and metered utilities: Rent Manager or Yardi Breeze Premier.
• Software designed around manufactured housing: ManageAmerica.
• Lot rent, home rent, rent-to-own and meter charges on one statement, with a home registry and state notice reminders: Proprietio.
• Small parks collecting cash and money orders, billing submetered water: Lot Sidekick.
• A few mobile homes inside a wider rental portfolio: DoorLoop.
• Utility billing and collection handed to a specialist: Zego, alongside your management system.

Quick-pick by situation

• Every home is resident-owned, you bill lot rent plus water, residents pay by check → Lot Sidekick; Proprietio if you also want card and ACH online.
• You own and rent some of the homes → Rent Manager, Yardi Breeze Premier or Proprietio.
• You sell park-owned homes on payment plans → Proprietio (home notes ledger) or Rent Manager (home loans under Assets). Check your state's lending rules with counsel.
• You also rent long-term or seasonal RV sites → Rent Manager, Yardi Breeze or Lot Sidekick, which all mention RVs on their sites.

The shortlist (7 tools)

1. Rent Manager

Rent Manager for manufactured housing

Best at: Treating the home as its own asset. Rent Manager tracks each home's location, status, warranty and maintenance history, and creating a resident lease also generates one for the unit and the home asset. Its Assets feature covers receivables, payables and home loans. A Metered Utilities module calculates rates and charges, the rmAppSuite Pro app takes meter readings in the field, and residents pay through rmResident. It lists double-entry accounting and many integrated providers.

Not for: Owners who want a lightweight billing tool. It is a full accounting and management platform, so plan for setup time.

Gotcha: Its page does not describe lot tracking or rent-to-own by name. Ask to see a lot, a park-owned home and a resident-owned home set up in your demo.

2. Yardi Breeze Premier

Yardi Breeze for manufactured housing

Best at: Homes, lots and ownership changes in one place. Yardi Breeze tracks community-owned homes, resident-owned homes and lots, the manufacturer, make, model and title of homes and RVs, the title process for home purchases and sales, and changes in home ownership and lot rental. Residents view balances and pay online by debit, credit card or ACH.

Not for: Owners who need submeter billing out of the box. Utility billing is an add-on for Breeze Premier that monitors consumption and flags issues; the page does not mention submetering by name.

Gotcha: Manufactured housing is listed under Breeze Premier, not base Breeze. Confirm the utility billing add-on is in your quote.

3. ManageAmerica

ManageAmerica solutions

Best at: Operators who want software designed around manufactured housing. It lists billing and collections across communities, utility management with automatic rate recertification and built-in compliance tools, tracking of home inventory and occupancy changes, a branded resident app on iOS and Google Play, and portfolio dashboards.

Not for: Landlords mixing apartments and houses with one park. It is built for manufactured housing communities.

Gotcha: Its solutions page does not detail lot rent versus home rent billing or submetering. Walk through a resident bill with them.

4. Proprietio

Proprietio for mobile home parks

Best at: One statement for the lot, the home and the meter. Lot rent, home rent and rent-to-own are separate charge lines on each homesite, printed with the meter charges, and the lot-revenue report a lender asks for comes from those lines. A home registry keeps each home's serial or VIN, HUD label, title, year and make; park-owned homes are tracked from purchase through rehab to sale or rent. Water, sewer, electric and gas reads are entered on a phone while you walk the park, or split by RUBS where there is no meter, with the state resale cap applied. A home notes ledger keeps amortization, payments, payoff and title transfer for homes sold on terms. State lot-rent notice rules (Florida, Washington, Oregon, Colorado, California) are checked before an increase goes out. Plus a HOPA 55+ register, abandoned-home checklists, rules e-signature, a pet registry and a certified-mail log. One park or a portfolio.

Not for: Parks with radio-read (AMR/AMI) meters that want reads pulled in automatically — reads are entered on a phone today; those integrations come later. Nor is it a lender or loan servicer: the notes ledger keeps your books and warns you past three seller-financed sales in 12 months.

Gotcha: The state rules are reminders with citations, not legal advice. The page does not cover nightly RV or campground reservations, so a park with transient sites should test that in the trial.

Pricing: flat monthly price per plan, on /pricing; 15-day free trial, no card to start. Free migration on every annual plan and every plan from Growth up (how it works).

5. Lot Sidekick

Lot Sidekick

Best at: Small parks that bill lot rent and submetered water. Lot Sidekick offers a live lot map and tenant table, one-click rent plus submetered water billing from meter reads, cash, check and money-order payments, manager and bookkeeper logins, late tracking with one-click notices, a weekly owner digest, multiple parks, and export of everything. It also bills long-term and seasonal RV sites.

Not for: Parks that need online resident payments today — card and ACH are listed as "coming" — or that rent park-owned homes, which the site does not describe.

Gotcha: It is a billing tool, not full accounting. Check how its exports reach your books.

6. DoorLoop

DoorLoop for mobile homes

Best at: Rental portfolios that include mobile homes. DoorLoop lists mobile homes, communities and parks among its property types, with recurring and one-time fees, automatic rent collection through a tenant portal, payment reminders, community-wide messages, a customizable chart of accounts and bank sync. Its own mobile home park guide says it covers lot rent, tenant tracking and utility billing.

Not for: Parks that need a home registry, home sales or a meter-read workflow. It is general rental software, so those are not its focus.

Gotcha: Its mobile home page does not mention submetering. Ask how a meter read becomes a charge before you migrate.

7. Zego (utility billing and payments)

Zego for manufactured housing

Best at: Taking utility billing off your plate. Zego Utility runs the process from paying the utility to billing residents, with automated rate change management, submeter usage and health monitoring, high-usage alerts and recoupment reporting. Zego Pay takes rent and utilities by ACH, card, cash at retail locations and virtual wallets, with checks through a lockbox. It integrates with ManageAmerica and is a Rent Manager Preferred Partner.

Not for: Owners looking for their main management system. Zego works alongside one.

Gotcha: You run two systems. Agree up front which one holds the resident's balance.

Comparison

What mobile home park software needs

• Lot rent and home rent as separate lines. A homeowner pays lot rent only; a resident in a park-owned home pays for the home and the ground. Keeping them apart shows what the land earns versus the homes — the figure a lender or buyer looks at.
• A home registry. Serial or VIN, title, year, make and owner.
• Submeter billing that lands on the rent statement. Read the meter, apply the rate, add the charge to the lot-rent bill; with no meter, split by a formula (RUBS). Some states limit what a park may charge for resold utilities, so check yours before setting a rate.
• A way to get reads in. Walking the park with a phone works. Hardware such as SimpleSUB Water clamp-on cellular submeters reports usage remotely; check your software can take that data.
• Payments that match your residents. Some pay by check, cash or money order; others want card or ACH.
• Notice workflows. Lot-rent increases, rule changes and abandoned homes carry state notice rules. Software reminds you; your attorney confirms.

FAQ

What is the difference between lot rent and home rent? Lot rent is what a resident pays for the homesite when they own the home on it. Home rent is what they pay when the park owns the home. A resident in a park-owned home often pays both, so good software keeps them as separate lines on one statement.

How does utility submetering billing work in a mobile home park? Each homesite has its own meter. Each month it is read (on foot, or remotely with connected meters), usage is multiplied by the rate, and the charge is added to the resident's bill. Without meters, the park's utility bill is split by a formula such as RUBS.

Can I run a mobile home park on general property management software? For a few homes, yes: lot rent becomes a recurring charge. Beyond that you will want a home registry, separate lot and home revenue, and a meter-read workflow.

Do I need a separate utility billing company? Not if your software bills from meter reads. A specialist like Zego makes sense when you want someone else to handle utility payables, rate changes and collections.

Can software handle rent-to-own or seller-financed home sales? Some tools track them: Proprietio keeps a home notes ledger, and Rent Manager lists home loans under Assets. Neither replaces a licensed loan originator or servicer where your state requires one.

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Own a mobile home park? See Proprietio for mobile home parks — lot rent, home rent and meter charges on one statement. 15-day free trial, no card to start.