Mobile Home Owner News – July 2026
Resident curated news and important information regarding mobile home owners and residents in mobile home parks throughout the State of California.
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RE: Ceres, California / Lazy Wheels Mobile Home Park (41 Spaces)
Thu, Jul 23, 2026 – After years of fires, utility shutoffs, dangerous living conditions and complaints from former residents, demolition is finally underway at the long-troubled Lazy Wheels Mobile Home Park in Ceres.
Heavy equipment began tearing down mobile homes this week, but even as the cleanup moves forward, city leaders say questions remain about the property owner and what comes next for the site.
‘It’s been tragedy,’ Ceres Mayor Javier Lopez said. ‘We’ve had deaths here, we’ve had fires here, and I think somebody needs to be held accountable.’
CBS News Sacramento first reported on conditions at the park last year after firefighters discovered a body inside a shed on the property.
Lopez said the city had limited authority to intervene because California regulates mobile home parks, leaving responsibility for demolishing the property with owner Anthony Nowaid and Metro Investments Group.
The property owner previously faced a class-action lawsuit filed by residents who alleged their electricity was shut off in retaliation. The park later closed and residents were forced to leave, but many of the abandoned mobile homes remained, attracting squatters and creating ongoing safety concerns.
RE: Ceres, California / Lazy Wheels Mobile Home Park (41 Spaces)
Wed, Nov 5, 2025 – Lazy Wheels Mobile Home Park has been the bane of the city of Ceres for decades and now it’s soon to become history. As of Nov 1, 2025, residents were ordered to vacate the park, which abuts to the eastern flank of Highway 99 north of the Whitmore Avenue. Calabasas owner Anthony Nowaid said those who remain will be evicted.
City officials have made it clear to Nowaid that once the residents are gone, Lazy Wheels no longer exists as a mobile home park—and that it can’t ever be one again.
The park has been blight in the community with its substandard units, illegal add-ons, blight and debris and a magnet for homeless and criminal activity.
The city took steps over a decade ago to eliminate the park eyesore but the state of California, which has jurisdictions over mobile home parks, interfered.
RE: American Canyon, California / Napa Olympia Mobilodge / Predator Harmony Communities
Mon, Jul 20, 2026 – The Napa Olympia Mobilodge at 244 American Canyon Road in American Canyon was built in 1960 with 201 single and double-wide mobile homes.
In May 2026, Napa OML MHP 101 LLC took majority ownership of the mobile home park, bringing in Harmony Communities to manage the property. Residents at the property own their mobile homes and pay for gas, electricity and water, but rent the space surrounding their home, which includes amenities like a pool and community room.
With the change came a proposed rent hike of around $280 a month for each homeowner and rules including a limit of 10 potted plants per resident.
RE: California, Florida, Montana / Saunders Property Company
Tue, Jul 14, 2026 – When it comes to investing, John Saunders says he likes real estate that rarely goes empty. Since August, Saunders Property Company, has bought about $170 million in manufactured housing communities across the U.S. That includes two communities in Bozeman, Montana, for $71.5 million, the Newport Beach investor told the Business Journal.
The family business is also under contract for another $83 million in deals. One is a $28 million mobile home community in Southern California, and the other is a property in Naples, Florida, for more than $55 million.
Altogether, Saunders has invested nearly a quarter of a billion dollars in this niche asset class in less than a year. That’s on top of the more than $1 billion worth of manufactured home communities he already owns.
Saunders said his company has interests in 57 mobile home parks with about 7,746 spaces. The portfolio is usually 98% to 99% occupied and valued at more than $1.5 billion.
Saunders looks nationwide for parks in markets where new housing is difficult to build and demand remains strong. That strategy recently took him to Bozeman, Montana, where he paid $71.5 million for two communities.
RE: San Marcos, California (18 Mobile Home Parks, 3,558 Spaces)
Wed, Jul 8, 2026 – The San Marcos Planning Commission unanimously recommended approval of an overlay zone ordinance that will preserve existing senior mobile home parks by prohibiting their conversion into all-ages parks.
Senior mobile home parks are defined as those where at least 80% of spaces are occupied by individuals 55 years of age or older. The overlay zone reviewed by the Planning Commission on Monday would require that seven parks in the city maintain this ratio of at least 80%, and that park owners within the overlay zone submit annual compliance certifications to the city.
The proposed overlay zone has been in the works for about one and a half years in response to concerns that low-cost senior housing would be lost if senior parks began accepting residents of all ages.
The overlay zone ordinance will now go to the City Council for final approval. If approved, it would apply to seven of the city’s 12 senior mobile home parks, excluding those where residents own the land on which their homes are located.
The seven parks are El Dorado Mobilehome Park, Lakeview Mobile Estates, Palomar Estates East, Palomar Estates West, Rancho Vallecitos Mobile Estates, San Marcos Mobile Estates, and Valle Verde Estates.
Wed, Jan 15, 2025 – The San Marcos City Council has extended a moratorium prohibiting the conversion of senior mobile home parks into all-ages communities through the end of the year as officials work toward a permanent solution.
The decision on Tuesday night extends an initial 45-day moratorium via an urgency ordinance adopted by the council in December, rising from concerns about Lakeview Mobile Estates, a senior park for ages 55 and older off Discovery Street, possibly being converted into an all-ages park without proper notice.
San Marcos has 12 senior mobile home parks, which are defined as parks where at least 80% of spaces are occupied by people 55 years of age or older.
Western representative Julie Paulie said the city is infringing on the rights of park owners and unfairly keeping younger families out of affordable parks. She also said the city did not perform outreach to other mobile home parks besides Lakeview.
RE: San Marcos, California (18 Mobile Home Parks, 3,558 Spaces) / Dowdall Law Offices
Fri, Dec 6, 2024 – The San Marcos City Council enacted a 45-day moratorium this week to prevent mobile home park owners from altering age requirements at senior-only parks, protecting senior housing in the city.
City leaders adopted the ordinance on Tuesday night in response to a situation at Lakeview Mobile Estates, one of 12 senior mobile home parks in the city. The park rents to those 55 and older.
In July, park owners distributed a notice to residents with updated rules and regulations, stating that ownership reserves the right to change the park to an all-ages park at any time.
According to the City Attorney’s Office, this raised concerns about the city losing its ability to provide safe and decent housing opportunities to seniors.
In October, the City Attorney’s Office reached out to Lakeview for clarification regarding its intent and planned timeline to change age requirements. Dowdall Law Offices, a law firm representing the park owners, did not clarify and argued that the city has no jurisdiction in this matter and ‘may not force owners to provide ‘older persons’ housing’
California MHPs for Sale – Is Your Mobile Home Park for Sale?
RE: California
Sat, July 4, 2026 – This table of Mobile Home Parks, RV Parks, and Manufactured Home Communities for Sale in California is a work in progress as of Saturday, July 4, 2026. Data is being updated regularly.
This is a partial listing and covers the period 2021-01-01 to 2026-07-04. 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
- 2026-06-29 – Grandview Mobile Home Park
1436 West 130th Street, Gardena, California 90249
15 Spaces, 55+, 4.31 Acres, $3,300,000 (1 of 2)
Operated By: John Marencik - 2026-06-29 – L&J Mobile Home Park
1425 West 132nd Avenue, Gardena, California 90249
17 Spaces, 55+, 4.31 Acres, $3,300,000 (2 of 2)
Operated By: John Marencik - 2026-06-25 – Lake Isabella RV Park
6950 Lake Isabella Boulevard, Lake Isabella, California 93240
34 Spaces, All Ages, 4.31 Acres, $1,200,000
Operated By: Lake Isabella RV Park LLC (Bobby Shokri) - 2026-06-24 – Hidden Harbor Marina & RV Park
24680 Hidden Harbor Drive, Los Molinos, California 96055
115 Spaces, All Ages, 9.00 Acres, $2,750,000
Operated By: Sylvia Leung - 2026-06-24 – Trailerland Trailer Park
7233 Somerset Boulevard, Paramount, California 90723
19 Spaces, All Ages, 0.44 Acres, $2,300,000
Operated By: TGG Holdings LLC (Terminated 2024-03-14) - 2026-06-21 – Bradford Run RV and Mobile Home Park
50005 Bradford Road, Aguanga, California 92536
64 Spaces, All Ages, 59.20 Acres, $4,200,000
Operated By: PME Mortgage Fund Inc (Terminated 2019-05-14) - 2026-06-16 – B & G Mobile Home Community
24064 North Highway 99, Acampo, California 95220
120 Spaces, All Ages, 3.99 Acres, $1,550,000
Operated By: William Wylie
California Mobile Home Parks Recently Sold
- 2026-06 – Alisal Country Estates
1280 Rider Avenue, Salinas, California 93905
82 Spaces, All Ages, 9.00 Acres, $12,000,000
Operated By: Edwin P. Lau Trustee - 2026-06 – Mountain View Park
710 West Harvard Boulevard, Santa Paula, California 93060
46 Spaces, All Ages, 5.20 Acres, $ Not Listed
Operated By: Mountain View Corporation - 2026-05 – Mayfair Trailer Park
1840 South 7th Street, San Jose, California 95112
54 Spaces, All Ages, 2.41 Acres, $5,900,000
Operated By: Peter Wang - 2026-05 – Mobilodge of Milpitas
1515 North Milpitas, Milpitas, California 95035
145 Spaces, 55+, **.** Acres, $9,100,000
Operated By: Lopina Enterpises (Michael A. Lopina) - 2026-05 – Old Orchard Mobile Park
2135 Little Orchard Drive, San Jose, California 95125
102 Spaces, All Ages, **.** Acres, $8,200,000
Operated By: Lopina Enterpises (Michael A. Lopina)
RE: Santa Maria, California
Thu, Jul 2, 2026 – The Santa Maria Planning Commission unanimously approved a zoning change to create a Senior Mobile Home Park Overlay District Wednesday, ensuring that mobile homes remain a viable affordable housing option for local seniors.
The change institutes rules and carves out local enforcement powers around age-restricted communities, 55 years of age or older, protecting them from unapproved conversion to all ages facilities.
The overlay district is similar to other efforts in California, including zoning rules in Santa Barbara and Ventura counties, to dedicate certain portions of the land use map to accessible affordable-housing for seniors, while creating a City review and enforcement mechanism.
Impacting the existing five age-restricted mobile home parks in Santa Maria, the new ordinance would require that 80% of mobile homes in the parks be occupied by someone over the age of 55.
RE: California / Mobilehome Residency Law (MRL) / GSMOL
Fri, Jan 2, 2026 – The MHPHOA HTML and the GSMOL PDF versions of the 2026 California Mobilehome Residency Law have been updated to reflect all changes for the 2026 year.
Division 2, Part 2, Chap. 2.5 of the Civil Code. The Mobilehome Residency Law (MRL) is the “landlord-tenant law” for mobilehome parks, which, like landlord-tenant law and other Civil Code provisions, are enforced in a court of law. The Department of Housing and Community Development (HCD) does not have authority to enforce violations of the MRL.
2026 California Mobilehome Residency Law
File Type: PDF, Pages: 187, Size: 2.8 MB
