Feb 27, 2026
Residents at a mobile home community in Antioch, Nashville recently staged a public protest, calling out their property owner for ignoring repeated attempts at communication.
Since Jones Estates acquired Suburban Mobile Home Park in 2021, according to Fox Nashville, households report water charges soaring from manageable amounts to bills reaching several hundred — and in some cases several thousand — dollars (1).
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A newly enforced two-vehicle limit per household resulted in cars being towed, with families paying about $500 to retrieve them. Management's response to mounting complaints? Effectively nothing.
This pattern of corporate landlords purchasing mobile home parks and dramatically increasing costs appears to reflect a vulnerability that’s specific to manufactured housing residents, especially in states like Tennessee.
Why mobile home ownership can be a trap
Nearly 100 families signed a petition asking Jones Estates, which is based out of North Carolina, for written assurance that each household can maintain four parked vehicles, plus a time commitment to construct the visitor parking lot they'd been promised.
But these residents also face constraints that those who live in apartments simply don't experience.
Those who own manufactured homes occupy an unusual position: they hold titles to their dwellings, but pay monthly fees for the land beneath them (2). Relocating these structures typically costs $5,000 to $10,000, according to National Consumer Law Center data (2) — and, depending on the size and age of the home, that moving fee could exceed what these homes can sell for.
That means relocating one of these homes is pricey and potentially unrealistic for many who live in them, and this economic reality grants property owners substantial control over pricing.
Median lot rental rates across the country increased 45% over the past ten years, according to census data analyzed by NPR, and some metropolitan markets are seeing lot rental growth that’s outpacing increases in traditional rental housing (4).
When investment firms acquire these properties, immediate rent hikes typically follow to justify the acquisition costs.
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Why many residents are losing purchasing power
Approximately 22 million Americans — nearly 7% of the population — reside in manufactured homes, according to Senator Maggie Hassan (5). This demographic includes retirees on fixed Social Security, individuals receiving disability benefits and working families priced out of conventional markets.
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Here's the thing: the Social Security cost-of-living adjustments have averaged 3.1% over the last decade, according to the Social Security Administration (6). And with lot rental prices climbing 45% in the same period, those who live on manufactured home properties and rely on Social Security as a main source of income have been steadily losing purchasing power.
On top of this, residents own their homes, which lose value over time, while landlords own the land, which gains value. As property values rise, investor-owners often push rents higher to maximize returns, forcing out long-established residents who discover their homes are worth too little to relocate.
Tennessee's landlord-friendly regulations
Despite what these Nashville residents are facing, their property owner's behavior may not be violating any statutes.
Tennessee prohibits municipalities from enacting rent control measures, a statewide ban that was implemented in 1981. Under month-to-month tenancy agreements, which is standard practice in manufactured housing communities, property owners must provide 30 days notice before implementing rent increases, with no statutory ceiling on how much they can increase rent (7).
Retaliatory rent increases targeting tenants who file complaints remain illegal, according to Tennessee law. However, demonstrating retaliation often demands proof that price hikes were in direct response to a renter-protected activity like filing a complaint. This can be challenging when entire communities are faced with rent increases.
Meanwhile, parking restrictions and towing fees can be even trickier. Tennessee law gives landlords broad authority to tow vehicles that violate posted parking rules, and they can do so without advance notice (8). So, unless a lease specifically limits what parking rules a landlord can impose, they generally have wide discretion.
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How manufactured housing residents can push back
While these Nashville tenants are organizing, documenting fee increases and seeking legal and regulatory assistance, other renters in similar situations can protect themselves through some of the following measures:
- Create comprehensive documentation: Record all rate increases, added charges, utility statements, landlord communications and lease provisions. This could come in handy if you ever have a dispute with your landlord.
- Build collective tenant power: Tennessee statutes protect residents' rights to coordinate regarding landlord-tenant matters without retaliation.
- Access legal resources promptly: For example, Legal Aid Society of Middle Tennessee and the Cumberlands offers no-cost representation to qualifying individuals.
- Alert consumer protection authorities of potentially deceptive business conduct.
- Involve elected representatives: Last spring, when District 29 Council Member Tasha Ellis attempted to attend a scheduled meeting to assist Suburban Mobile Home Park residents — many of whom do not speak English — management abruptly canceled the meeting and barred entry (1). Public scrutiny creates pressure.
- Scrutinize lease language exhaustively: Clarify which utilities are bundled, how frequently rates can change, vehicle restrictions and potential assessments.
- Explore resident cooperatives: Resident-owned cooperatives, where homeowners collectively govern properties, can provide greater stability.
And if rent increases do begin, understand that collective action and legal support may be the strongest tools available.
Article sources
We rely only on vetted sources and credible third-party reporting. For details, see our editorial ethics and guidelines.
Fox Nashville (1); FindLaw (2, 8); National Consumer Law Center (3); NPR (4); Joint Economic Committee (5); Social Security Administration (6); Hemlane (7).
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With a writing and editing career spanning over 13 years, Emma creates and refines content across a broad spectrum of industries, including personal finance, lifestyle, travel, health & wellness, real estate, beauty & fitness and B2B/SaaS/tech. Her versatility comes through contributions to high-profile clients like Moneywise, Healthline, Narcity and Bob Vila, producing content that informs and engages, along with helping book authors tell their stories.
