California MHP News

Tue, Mar 25, 2025 – Be part of the solution – submit your personal homeowner study so we can share results with legislators. At this time, most information shared with legislators comes from park owners and we need to change that.

Please invest the 15 minutes or so that it will take to complete this study. It’s very important that we present complete and accurate information to the legislature in order to gain protections for our community. Don’t let the only information legislators have, come from the community owners perspective.

With just a small contribution of time and donations (optional) from each homeowner, we can fund a powerful market study to benefit the manufactured home community. Together, we can make a big difference! When we come together, everyone’s contribution and voice matters.

To make this study a success, we need to connect with every homeowner in every community to compile important data to share with legislators. Help us connect – introduce us to your neighbors and build our network!

With a small donation (optional), per homeowner, we can fund this study, reach our goal of $20,000, connect with every community member, and share information with legislators.

Every dollar we raise will fund essential milestones: data gathering, analysis of the information, and sharing our findings with leaders and legislators who can make a difference.

Thu, Mar 20, 2025 – In the North Bay, more than 70 residents of a longtime Petaluma mobile home park are facing eviction notices this week.

Residents of Little Woods Mobile Home Villa are being told they have 12 months to vacate the property. Owners say they plan to close the park. But many say they have nowhere to go. Now, city officials are getting involved, questioning the legality of the evictions.

Cruz showed us the eviction notice all 71 residents got this week from the owners of the property, Harmony Communities, which owns or manages mobile home parks in California and Oregon.

Harmony Communities says closure notices were issued because they had no choice. The company says Petaluma’s mobile home regulations, which were tightened in 2023, have made things challenging.

In a statement, Nick Ubaldi from Harmony Communities said: ‘The City rent control ordinance caps rent increases at 70% of CPI and does not allow any increase on turnover, making it impossible for businesses to keep up with inflation. A business that cannot keep pace with inflation is destined for bankruptcy. These parks represent the last unsubsidized affordable housing, yet City policies are destroying them and exacerbating the housing crisis.’

‘Park owners have proposed a simple compromise: allow market-rate rent increases on turnover, while capping future increases at 70% of CPI. This change would keep parks open and end litigation. Instead, the City has chosen an expensive legal battle and left park owners no alternative but to close their business.’

‘Petaluma taxpayers should be outraged, the cost has already exceeded $1 million with no end in sight. If the City wants affordable housing, they should build or subsidize it themselves, not force private businesses to bear the burden.’

Thu, Jun 27, 2024 – Last week we reported on a ruling against the owners of Little Woods Mobile Home Park in Petaluma. The arbitrator in the case rejected a jump in the cost of renting space to park a mobile home from $495 to more than $2,000 a month.

Asked for a reaction to the ruling, Ubaldi wrote that he is disappointed, adding, ‘We are hardly surprised, Petaluma has not been a hospitable environment for business owners, the recent change to the rent stabilization ordinance will ultimately drive us out of business,’ Ubaldi wrote in an email.

A letter sent to Petaluma’s city manager by park owners Friday, and shared with KRCB News by Ubaldi, reiterates plans to begin the process of closing the mobile home park. Park owners are also challenging the city’s required closure procedure, along with recently enacted zoning rules.

Ubaldi responded in writing, ‘We will continue litigating against the city until we achieve a fair outcome or close the park.’ Ubaldi stated in his email that Petaluma can’t force private parties to provide affordable housing.

Tue, Mar 18, 2025 – This table of Mobile Home Parks, RV Parks, and Manufactured Home Communities for Sale in California is a work in progress as of Tuesday, March 18, 2025. Data is being updated regularly.

This is a partial listing and covers the period 2021-01-01 to 2025-03-18. This is NOT a complete list of mobile home parks for sale in California. Many sales of mobile home parks are usually done via Pocket Listings (aka Off-Market Listings, Exclusive Listings), they are not marketed via public channels.

California Mobile Home Parks Recently Listed For Sale

1. 2025-03-18 – Arena RV Park
   203 South Chowchilla Boulevard, Chowchilla, California 93610
   43 Spaces, All Ages, 1.60 Acres, $3,250,000
   Operated By: Kevin Kirk
2. 2025-03-18 – Herlong Mobile Home & RV Park
   740-990 Arroyo Drive, Herlong, California 96113
   73 Spaces, All Ages, 6.15 Acres, $2,500,000
   Operated By: HMHP Inc, Jacob Doushy
3. 2025-03-18 – Thunderbird Oaks Mobile Home Club
   200 South Conejo School Road, Thousand Oaks, California 91362
   161 Spaces, Senior, 22.23 Acres, $18,000,000
   Operated By: Nextgen Integrity Management LLC, Robert J. Hohn
4. 2025-03-13 – Chinook RV Resort
   17465 US-101, Klamath, California 95548
   80 Spaces, All Ages, $1,985,000
   Operated By: Chinook RV Resort LLC
5. 2025-03-11 – Shadow Hills RV Resort
   40655 Jefferson Street, Indio, California 92203
   135 Spaces, All Ages, 9.25 Acres, $6,200,000
   Operated By: Shadow Hills RV Park LLC, Daniel Weisfield
6. 2025-03-10 – Blue Spruce Mobile Estates
   7035 Pentz Road, Paradise, California 95969
   32 Spaces, Senior, 3.88 Acres, $650,000
   Operated By: Christopher Morgan
7. 2025-03-06 – Orange Grove RV Park
   1452 South Edison, Bakersfield, California 93307
   177 Spaces, All Ages, 38.51 Acres, $8,990,000
   Operated By: Orange Grove Holdings LLC
8. 2025-03-06 – Riverside Crossing Mobile Home Park
   24660 Tehama Vina Road, Los Molinos, California 96055
   69 Spaces, All Ages, 9.90 Acres, $2,950,000
   Operated By: Warren Family Investment Partnership LP
9. 2025-02-28 – Sandy Creek Village
   30501 Auberry Road, Auberry, California 93602
   45 Spaces, All Ages, 20.32 Acres, $2,300,000
   Operated By: Bruce Hibberd
10. 2025-02-28 – Town and Country Mobile Home Park
    685 North State Street, Hemet, California 92543
    37 Spaces, All Ages, 1.87 Acres, $2,200,000
    Operated By: MPN-14 LP, Michael Nijjar
11. 2025-02-27 – Morongo Mobile Manor
    49609 Paradise Avenue, Morongo Valley, California 92256
    21 Spaces, All Ages, 1.58 Acres, $1,500,000
    Operated By: The Chadwick Trust
12. 2025-02-26 – Casa Grande Mobile Village
    2312 Auburn Boulevard, Sacramento, California 95821
    43 Spaces, All Ages, $3,200,000
    Operated By: RLH Casa Grande LLC
13. 2025-02-19 – Waiiaka RV Park
    240 Sharps Road, Yreka, California 96097
    88 Spaces, Senior, 7.41 Acres, $3,000,000
    Operated By: Golden RV Park LLC
14. 2025-02-13 – The Villagers Mobile Home Park
    38525 90th Street East, Palmdale, California 93591
    15 Spaces, All Ages, 2.31 Acres, $1,075,000
    Operated By: RAD-ZIN Investment LLC, Ahmad Keliddari
15. 2025-02-12 – Manes Trailer Park
    206 Beardsley Avenue, Bakersfield, California 93308
    21 Spaces, All Ages, 0.91 Acres, $550,000
    Operated By: Patrick Wong
16. 2025-02-10 – Lassen West RV Village (1 of 2)
    464-815 Mooney Road, Westwood, California 96137
    98 Spaces, All Ages, 20.78 Acres, $2,950,000
    Operated By: Lassen West Village LLC, Mark Weiner
17. 2025-02-10 – Susanville Village RV (2 of 2)
    702-715 Johnstonville Road, Susanville, California 96130
    49 Spaces, All Ages, 6.84 Acres, $1,040,000
    Operated By: Susanville Village LLC, Mark Weiner

Thu, Mar 13, 2025 – The Fresno City Council will consider several measures related to the troubled La Hacienda Mobile Home Park at 104 East Sierra Avenue during its Thursday regular meeting.

One of the measures authorizes a $3.7 million loan from the city’s Local Housing Trust Fund – established in 2021 to support access to affordable housing – with Visalia’s Self-Help Enterprises for the property’s acquisition and preservation.

The result would be up to 58 units of affordable housing, of which 17 units would be set aside for extremely low income housing.

La Hacienda Mobile Estates – formerly known as Trails’ End Mobile Home Park – has been through the gauntlet since 2021, when it lost its operating permit and suffered a fire that killed a 56-year-old resident.

Residents later fought a sale of the park to Harmony Communities, a property management company with a history of implementing rent increases and strict policies that can lead to evictions, reported Fresnoland.

The sale went through in 2022. In April 2023, Harmony Communities announced the park would close. Residents sued. In November 2024, a judge sided with residents in Harmony’s bankruptcy proceedings by appointing a trustee to oversee the sale of the park.

Wed, Nov 27, 2024 – What this means – After several years of fighting with tenants and Fresno city leaders, the owners of La Hacienda Mobile Estates have been stripped of their ability to negotiate the sale of the park. Tenants and their supporters are celebrating the ruling.

A bankruptcy judge sided with the tenants of a beleaguered mobile home park in Fresno, dealing a crushing blow to the controversial park owners who have long been accused of operating in bad faith.

Bankruptcy Judge Jennifer E. Niemann ruled in favor of the residents of La Hacienda Mobile Estates by appointing a federal trustee – effectively removing the park owner from the negotiating table – to oversee the sale of the park to a non-profit organization aiming to keep the space open as affordable housing for a city that is in desperate need of more.

Niemann ruled last week that the case was not made in good faith, and that the malevolent tactics used by park owner Matt Davies, representing Stockton-based Harmony Communities, both against the tenants and in the courts, was enough reason to remove them from ownership of La Hacienda.

‘All (the park owner) has pursued is trying to kick the tenants off of the property, minimize the amount of the claims that they’ll have and litigate this stuff. And I just think that this case screams for a Chapter 11 trustee. It was not filed in good faith… and a trustee should be appointed,’ Judge Niemann later added.

Wed, Mar 12, 2025 – Chris Holmstrom talks with a mobile home resident, as owners of the park have not communicated any information about rebuilding. The EPA was denied access to the park, preventing Palisades Fire hazardous waste removal.

Wed, Jan 8, 2025 – On Wednesday, January 8, 2025, the Pacific Palisades Bowl Mobile Estates, a well-known mobile home community along the iconic Pacific Coast Highway, was completely destroyed by a fast-moving wildfire. Located at 16321 Pacific Coast Highway, across from Will Rogers State Beach, the park’s [173] mobile homes were reduced to rubble, leaving residents devastated.

Known for offering affordable, coastal living, the Palisades Bowl provided a unique lifestyle just steps away from the Pacific Ocean. The park featured a clubhouse, swimming pool, recreational facilities, and ocean views, making it a desirable community for full-time residents and vacationers alike. Its prime location, only minutes from Santa Monica and Los Angeles, added to its charm.

Santa Monica Closeup photojournalist Fabian Lewkowicz toured the aftermath, documenting the heartbreaking scene where homes once stood. Smoldering debris and the scent of smoke filled the air as residents and firefighters assessed the damage.

Mon, Mar 10, 2025 – Mountain View City Council wants to help mobile home residents by further limiting how much landlords can raise rents each year, but park owners are warning the new rules will make their operations unsustainable.

Council tomorrow (March 11, 2025) will consider limiting rent hikes to 3% or 60% of the consumer price index, whichever is lower. Existing rent control limits rent hikes to 100% of the CPI or 5% of rent.

The proposed rule change comes after two straight years of greater than 5% inflation, prompting residents to complain that they can’t afford the higher rents.

Owners of mobile home parks have argued the city is going too far.

Mountain View has six mobile home parks with a total of 1,130 spaces, making up about 3% of the city’s housing stock.

Wed, Jan 29, 2025 – Mountain View’s mobile home park tenants scored a big win Tuesday evening, following a yearslong effort to get the city to offer more rent control protections and cap annual rent increases below the rate of inflation.

In a split 4-3 vote, the City Council approved limiting rent increases to 60% of the Consumer Price Index, with a 0% floor and 3% ceiling, at their meeting on Jan. 28, 2025.

Mayor Ellen Kamei and Council members John McAlister and Chris Clark voted against the motion, instead expressing a preference for the staff recommendation, which was to limit rent increases to 75% CPI with a 1% floor and 5% ceiling.

The current ordinance, which covers all six of Mountain View’s mobile home parks, seeks to protect tenants from unreasonable rent hikes while ensuring that park owners and landlords get a fair rate of return. It limits rent increases to the rate of inflation with a 2% floor and 5% ceiling.

The law went into effect in 2022, just as the rate of inflation soared, triggering the 5% ceiling for two consecutive years. Compounded over time, the annual rent increases have become cost prohibitive, according to mobile home residents, who say they are at risk of losing their homes.

Sun, Mar 9, 2025 – This case is part of broader legal disputes involving multiple mobile home parks and rent stabilization concerns in Petaluma and other areas in Sonoma County. Residents of the Youngstown Senior Mobile Park are hoping to fight a proposed rent increase. Most are on fixed incomes and would be drastically impacted by the increase, leaving them with little alternatives for affordable housing in Petaluma.

In an effort to control who can live at seniors-only mobile home parks, the city of Petaluma is suing Youngstown Mobile Home Park and Daniel Weisfield, co-founder of Three Pillars Communities, which operates the park. It is also suing mortgage company Fannie Mae, as it ‘holds a recorded interest’ in the property, as well as 50 other unidentified individuals.

The city seeks to prevent Youngstown’s owners and operators from unlawfully ignoring the city’s senior mobile home park overlay, which was approved in October 2023.

Its suit contends park officials are allowing young families to move into the mobile home park, a 102-space residential area on N. McDowell Boulevard, despite the park’s longtime designation as seniors-only.

However, Paul Beard, Weisfield’s attorney, said, ‘Petaluma is attempting to compel Youngstown to illegally discriminate against families with children. The city’s complaint has no merit, because the city’s ordinance is patently unlawful… It purports to force the park to engage in federally prohibited discrimination. The park will continue to serve all members of the community seeking quality affordable housing, including families with children.’

Tue, Mar 4, 2025 – Joe Nagy, 75, pays his rent on time each month. Still, last week, the disabled senior received a 60-day notice to terminate his tenancy at the RV Park of San Rafael, where he has lived for 29 years. The termination did not come as a surprise.

Since November, Stockton-based Harmony Communities, the park’s owner, has issued Nagy five other notices, each giving him seven days to comply with a laundry list of rules and regulations. In notices reviewed by the Pacific Sun, Harmony’s demands ranged from removing overgrown greenery on his fence to removing a structure added to his home decades ago.

While he owns his home, he rents the lot underneath from Harmony. The company’s seven-day violation notices serve as a precursor to the 60-day notice to vacate. Next up, an eviction notice.

With last week’s flurry of seven-day notices to comply with regulations and 60-day termination notices, Harmony is ramping up its eviction efforts. The park has 45 spaces, with about eight unoccupied lots. Some quick math indicates that at least one-third of the current residents are in Harmony’s crosshairs. Most, if not all, have one thing in common: They benefit from a local rent control ordinance capping rent hikes to a rate tied to the cost of living.

This is not Harmony’s first rodeo with an attempted mass eviction at the park. Since it began managing the park in the summer of 2021, the company has also tried to raise rents far more than the max allowed by local rent control law. And it has threatened to shutter the park that provides affordable housing to low-income families, disabled persons, immigrants and seniors.

Mon, Mar 3, 2025 – In February 2025, the MHPHOA performed a space rent survey for the 21 mobile home parks in Carson, California. The average space rent is $441 per month with the lowest at $143 (Ray Mar Trailer Park) and the highest at $827 per month (Carson Harbor Village).

The City of Carson has one of the most successful Rent Stabilization Ordinances in the State of California. Kort & Scott own two mobile home parks in the City of Carson; Carson Gardens Trailer Lodge ($553) and Laco Mobile Home Park ($505).

Sat, Mar 1, 2025 – From the 2025 California Mobilehome Residency Law Frequently Asked Questions: Rents, Fees and Taxes, 6. Security Deposit

Resident Question: Can the park charge first and last months’ rent plus a 2-month security deposit?

MRL Answer: Normally, when a mobilehome owner is accepted for residency in a mobilehome park and signs a rental agreement, charging first month’s rent and a 2-month security deposit are permitted. (Civil Code §798.39) After one full year of satisfactory residency (meaning all rent and fees have been paid during that time), the resident is entitled to request a refund of the 2-month security deposit, or may request a refund at the time he or she vacates the park and sells the home. (Civil Code §798.39(b))
2025 California MRL FAQs

Submit your request for a security deposit refund in writing to park management today. The MRL specifically states that park management must refund your deposit after one full year of satisfactory residency if requested in writing.

Do not wait until you vacate the park and/or sell your mobile home.

From the 2025 MRL Introduction:

Note: Mobilehome Residency Law Protection Program (MRLPP). Beginning July 1, 2021, any mobilehome or manufactured homeowner living in a mobilehome park under a rental agreement may submit a complaint for an alleged violation of the Mobilehome Residency Law. Any mobilehome or manufactured homeowner residing in a permitted mobilehome park is eligible to submit a complaint. Complaints must be submitted to HCD. HCD provides assistance to help resolve and coordinate resolution of the most severe alleged violations of the Mobilehome Residency Law. For questions regarding the MRLPP please call 1-800-952-8356, email MRLComplaint@HCD.CA.gov or visit https://www.HCD.CA.gov/.

For the 2025 edition, There are five (5) Assembly Bills (AB) and two (2) Senate Bills (SB) relating to mobilehomes that have been signed into law by the Governor to become effective Wednesday, January 1, 2025.

§798.15 §798.28.5 §798.42 §798.44.1 §798.56 §799.12

Wed, Jan 29, 2025 – GSMOL In the past, the Senate Select Committee for Manufactured Homes has produced an MRL Handbook, which included the current Mobilehome Residency Law, other state laws applying to MH parks, the RV Park laws, the Frequently Asked Questions that have been submitted to their office, and a Community Resources directory by counties. This year, GSMOL has its own version of this Handbook, which features links to each reference, whether it be within the MRL or in another source. This has been produced for us by the Administrator of MHPHOA.com, a website with a lot of good resources. Unfortunately GSMOL cannot afford to make hard copies of this booklet as the Select Committee did, but we hope that this will be a useful online reference for our members and others.
GSMOL MRL Handbook 2025 Now Available on Our Website