Mobile home parks in Pasco County: what to know before you buy or move in

About one home in six in Pasco County is a mobile home, according to the Census Bureau. The Florida Department of Health's January 2026 list shows 150 licensed mobile home parks in the county with about 14,400 spaces. Zephyrhills has the most, with more than 40, followed by Hudson, New Port Richey, Dade City and Land O' Lakes. In practice, Pasco parks fall into two very different groups: the inland parks around Zephyrhills and Dade City, and the coastal parks of west Pasco.

Where the parks are

Zephyrhills has close to half of all the park spaces in Pasco, most of them in large communities. Parks around Land O' Lakes, Spring Hill and Wesley Chapel are few and small.

Source: Florida Department of Health list of licensed mobile home parks, January 2026. Grouped by the park's mailing city, which can include unincorporated areas around the city.

Zephyrhills: the 55+ and snowbird side

Zephyrhills is known for large 55+ manufactured home communities, and thousands of winter residents arrive each year from late October. These parks are inland and on higher ground than the coast, but storms still reach them: during Milton in 2024, the National Weather Service measured close to 15 inches of rain near Dade City, and residents of a large Zephyrhills park reported flooding and roof damage.

The coast: Hudson, Port Richey and New Port Richey

West Pasco parks are close to the Gulf, and that is where storm surge hits. Idalia flooded parts of Hudson in 2023, and in 2024 Helene pushed water about five feet above the normal high tide line at New Port Richey. The county declared many homes in at least one Hudson park unsafe afterward. Pasco treats a home as substantially damaged when repairs reach 49% of its value, and those homes have to be elevated, rebuilt to flood standards or removed.

• Check the flood zone of the park and the lot before you buy.
• Ask how the park did in Idalia, Helene and Milton, and whether any homes got substantial damage letters.
• If you are buying a home that was repaired after 2024, ask for proof it passed the county's review.

Every mobile home evacuates

Pasco asks everyone in a mobile home, manufactured home or RV, anywhere in the county, to leave when a storm threatens. For Milton in 2024 the evacuation was mandatory, and even for a weaker tropical system earlier that year mobile home residents were told to evacuate voluntarily. Plan where you would go before you buy.

Recovery help after the 2024 storms

Pasco's Better Future program uses federal disaster recovery money to repair or replace homes damaged by Idalia, Helene and Milton, and it has replaced damaged mobile homes with new manufactured homes for owners who qualify. If you are buying a home that was damaged, or you own one, it is worth checking whether the program applies.

Permits depend on the address

Pasco County Building Construction Services permits unincorporated areas through its online portal. New Port Richey, Dade City and Zephyrhills permit inside their own limits. In a mapped flood zone, Pasco requires the lowest floor to sit at least one foot above the base flood elevation, backed by a surveyor's elevation certificate.

Before you sign

1. Get the park rules, the age policy if it is a 55+ park, and the approval process in writing.
2. Ask for the prospectus and the lot rental agreement and read them before you sign.
3. Ask who owns the park and the rent history for the last three to five years.
4. On the coast, check the flood zone and the park's storm history before anything else.
5. If you are bringing a home, get the park's rules on year, size and add-ons in writing.