California MHP News

Thu, Oct 16, 2025 – Residents’ purchase of two mobile home parks in the Roaring Fork Valley closed on Wednesday at around 4 p.m. as ink dried on the contract between the seller, Investment Property Group, and the residents of the Aspen Basalt and Mountain Valley Mobile Home Parks. This officially kicks off a new chapter for the two parks as resident-owned communities.

‘From that first meeting when the purchase price felt out of reach to closing day, the residents of Aspen Basalt never stopped believing in what was possible,” Tim Townsend, the program director of Thistle, a nonprofit that assisted the two parks in their purchase, said in a press release announcing the closing of the sale. “Their grit, unity, and partnership with so many local allies turned a once-daunting challenge into a lasting victory for affordable homeownership in the Roaring Fork Valley.’

As mandated by Colorado law, when the owner of a mobile home park intends to sell, they are required to give the residents the opportunity to make an offer for the park and consider it “in good faith.” In the case of the Aspen Basalt and Mountain Valley Mobile Home Parks, if the communities could meet the steep asking price of $42 million for both parks, they would be able to take ownership.

Fri, Aug 1, 2025 – The current owners of Mountain Valley Mobile Home Park and Aspen-Basalt Mobile Home Park on Monday, July 28, 2025, accepted an offer from the residents of those parks to purchase the communities for $42 million.

The two communities have been working towards converting their respective mobile home parks into ‘Resident-Owned Communities,’ or ROCs. An ROC functions similarly to a mortgage on a standard house; however, instead of one person paying their mortgage monthly, the entire community pays it down as rent.

The communities have been working with Thistle, a Boulder-based non-profit that manages various affordable housing schemes in Boulder, and the West Mountain Regional Housing Coalition, a Roaring Fork-based non-profit also focused on affordable housing. Thistle’s ROC wing is assisting in the Roaring Fork Valley mobile homes park purchase. Thistle is working with ROC USA to provide the additional $22 million loan needed to meet the $42 million asking price.

Wed, Jul 9, 2025 – Mobile home parks provide a more affordable place to live, especially in mountain resort communities like the Roaring Fork Valley, but the number of these registered parks in Colorado declined from about 900 in 2019 to 761 in 2024, according to state data published last year and a survey conducted by 12 news organizations.

As a growing number of investors buy up mobile home parks, residents can face displacement due to redevelopment and rising rents. In response, state and local governments have passed legislation and policies in recent years aimed at protecting residents from being evicted or priced out, and some advocates want lawmakers and local stakeholders to do more to preserve one of the largest sources of affordable housing in Colorado.

Humberto Murillo grew up in the Mountain Valley Mobile Home Park off Highway 133 near the entrance to Carbondale and is now raising his own family there. Like many mobile home residents, Murillo owns his house and pays a ‘lot rent’ to the park’s owner to lease the land underneath it.

For the past several decades, Mountain Valley was co-owned by a group of friends who invested in ownership of the park together, including a Carbondale resident named John Cooley.

In 2018, the ownership group sold the park to a buyer in Texas who sold it two years later to the current owner, Utah-based company Investment Property Group (IPG), for $9.5 million, according to Garfield County property transaction records. The real estate investment and management company has properties across 13 states, including more than 110 mobile home parks, according to the Mobile Home Park Home Owners Allegiance’s online database.

In 2019 and 2020, IPG also purchased Apple Tree Park across the Colorado River from New Castle for $22.7 million and the Aspen-Basalt Mobile Home Park along Highway 82 near Willits for $11.2 million, according to Eagle and Garfield county property records. The company did not respond to multiple requests for comment.

Mountain Valley and Aspen-Basalt residents received notice from IPG that their parks were going up for sale this spring for a combined $42 million, and residents like Murillo and Miguel Carballo are worried that another investor group could raise the rents or redevelop the land. Though the parks were initially listed for sale together, the seller has since split the property sales, but residents are working together to put in offers on both.

Thu, Oct 16, 2025 – The City of Fresno has been awarded $4.9 million from California’s Homekey+ Program to help preserve and revitalize La Hacienda Mobile Estates, formerly known as Trails End Mobile Home Park at 104 East Sierra Avenue, the city announced Thursday.

The funding will be used to create affordable and permanent housing for homeless veterans. The city is partnering with Self-Help Enterprise (SHE) and will use the funds to purchase and install 18 new manufactured homes—12 one-bedroom and six two-bedroom units for veterans facing homelessness, mental health issues or substance use challenges.

The funding will also preserve the existing mobile homes on the 5.21-acre site to prevent more displacement.

La Hacienda has faced its fair share of challenges over the years since losing its operational permit in 2021, followed by a fatal fire and a controversial sale in 2022 to Harmony Communities, a property management company who was known for implementing rent increases for residents.

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.

Mon, Oct 13, 2025 – The Palisades Bowl mobile home park remains debris-covered, nine months after the fire and months after the neighboring park was cleaned. FEMA denied cleanup services, arguing it couldn’t trust that the land owners, with a history of attempting to redevelop the park into something more lucrative, would let residents rebuild. Former residents are running out of insurance money and aid to pay for temporary housing, still with no clear path home.

As local and state leaders celebrate the fastest wildfire debris removal in modern American history, the Pacific Palisades Bowl Mobile Home Estates—a rent-controlled, 170-unit enclave off Pacific Coast Highway—remains largely untouched since it burned down in January.

Weeds grow through cracks in the broken pavement. A community pool is filled with a murky, green liquid. There’s row after row of mangled, rusting metal remains of former homes.

Yet just across a nearly 1,500-foot-long shared property line, the Tahitian Terrace mobile home park—like thousands of fire-destroyed properties cleared by the U.S. Army Corps of Engineers over the last nine months—is now a field of cleaned, empty lots.

The difference in treatment is based on standards used by the Federal Emergency Management Agency, which directed the corps’ cleanup efforts. FEMA, which focused on providing assistance to local residents—and not properties owned by real estate companies—argued in letters to state officials that since it could rely on the Tahitian’s owners to rebuild the heart of Pacific Palisades’ affordable housing, it would make an exception and include the property. However, it said it could not trust the owners of the Palisades Bowl to do the same.

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.

Thu, Jan 9, 2025 – On Thursday, January 9, 2025, Santa Monica Closeup photojournalist Fabian Lewkowicz revisited the aftermath of the devastating Pacific Palisades wildfire and confirmed that the Tahitian Terrace mobile home community was almost entirely destroyed. Located at 16001 Pacific Coast Highway, across from Will Rogers State Beach, approximately [156] manufactured homes were reduced to rubble. Only two homes survived the blaze, a rare sight amid the widespread destruction.

The fire, which began on Wednesday, January 8, 2025, swept rapidly through the area, reducing the community to rubble. Built in 1963, Tahitian Terrace was known for its unique terraced layout, offering residents incredible ocean views and a vibrant, close-knit atmosphere. The community featured amenities such as a clubhouse, a heated pool, a recreation center, and a dog-friendly environment that many families and retirees called home.

As Lewkowicz toured the charred remains, small fires were still smoldering, smoke hung in the air, and stunned residents surveyed what little was left of their beloved neighborhood. The once-thriving community, known for its scenic location and friendly atmosphere, now lies in ruins.

Thu, Oct 9, 2025 – Minneapolis Mayor Jacob Frey touted the city’s housing enforcement efforts at a mayoral forum last month. ‘We’ve got a Regulatory Services Division,’ Frey said. ‘We have inspectors that can work directly with those in homes to make sure that the conditions are not only habitable, they are up to par.’

For many renters, however, calling 311 has yet to yield ‘up to par’ housing. Frustration over unresolved complaints helped spur the creation of the IPG Tenant Union and a proposed ordinance that would require city council approval, rather than automatic renewal, of rental licenses for landlords with histories of unsafe conditions and code violations.

The Business, Housing, and Zoning Committee advanced the Stop the Slumlords Ordinance in a 5-1 vote. Tenants say they have little faith in the city’s 311 complaint system, which is intended to address issues like mold, broken appliances, and infestations.

At the center of the controversy is 2119 Pillsbury Ave, which has the city’s highest number of Tier 3 violations—61, according to the housing dashboard. The property is owned by California-based Investment Property Group (IPG), led by Brian Fitterer. For tenants at Pillsbury and another IPG-owned building at 2735 Blaisdell Ave, the failures of the 311 system, lack of city enforcement, and neglect by property managers have escalated into violence and retaliation.

Wed, Oct 1, 2025 – Six months after protesting the many problems plaguing their apartments, a group of south Minneapolis renters say the management has ignored their demands and that they are considering a rent strike as a last resort if their union’s demands are not met.

On Tuesday, tenants from a handful of buildings owned by Investment Property Group (IPG) held a press conference to list their continued grievances about pests and broken equipment, which they say have plagued their units.

Asked what steps the union would take to improve conditions, tenants and members of the tenant advocacy group United Renters for Justice said they will work to add members and connect with other unions around the country to help with demanding fixes in their buildings. As a last measure, they said they would consider going on rent strike.

The two buildings are among 21 in Minneapolis owned by IPG, according to United Renters for Justice which hosted Tuesday’s news conference.

Thu, Aug 7, 2025 – Minnesota’s Attorney General Keith Ellison has reached a major settlement with a local landlord accused of illegally charging tenants excessive fees and withholding security deposits. The $5 million deal aims to provide much-needed relief to thousands of renters affected by unlawful billing practices and protect tenant rights across the state.

Background of the Case: The lawsuit targeted Investment Property Group (IPG), which manages several apartment complexes in the Twin Cities area. Tenants claimed IPG imposed hidden and inflated utility fees, violating state laws meant to protect renters from unfair charges. These excessive fees placed many tenants in financial distress, with some facing eviction over unpaid bills that were improperly assessed.

Details of the Settlement: Under the agreement, IPG will pay $1.8 million into a restitution fund to compensate tenants directly. Additionally, up to $3.7 million in outstanding rent and utility debts will be forgiven. More than 4,000 households living in affected complexes, including Aldrich Avenue Apartments and Cambridge Towers, will receive rent credits of $350, offering significant financial relief.

Sat, Oct 21, 2023 – Like a lot of his neighbors, John Sullivan looks down his Apple Tree Park street and across the Colorado River toward the small Western Slope town of New Castle and wonders about the future.

The 290-space mobile home park where he has lived for 25 years has one of the more picturesque settings among the 50 or so such parks, large and small, that dot the region from Aspen to Parachute.

What Sullivan and his neighbors worry about — corporate ownership takeover, creeping unaffordability, the potential for the park to be displaced by redevelopment — is happening at an accelerating rate, both in the Roaring Fork Valley and across Colorado, prompting stronger policy prescriptions from elected officials and community leaders.

In 2020, according to Garfield County property transaction records, Apple Tree Park sold for $22.7 million to the Park City, Utah-based Investment Property Group (IPG), when the Talbott family, which had owned the park since its inception, decided to sell.

That same year, IPG also purchased the 68-space Mountain Valley Mobile Home Park, on Highway 133 at the entrance to Carbondale, for $9.5 million — almost $4.3 million more than what the property sold for just two years earlier, records show.

IPG first entered the area real estate market in January 2019 when it purchased the 79-space Aspen-Basalt Mobile Home Park, on Willits Lane in Basalt, for $11.2 million, according to Eagle County property transaction records. The company’s portfolio now includes more than 150 properties across 13 states, including 114 mobile home parks offering more than 19,000 spaces, according to the Mobile Home Park Home Owners Allegiance’s online database.

Thu, Oct 19, 2023 – Twenty-one Hennepin County renters could be spared imminent eviction over utility fees, after the state Attorney General’s Office filed a civil enforcement lawsuit and emergency motion Thursday against a Utah-based property management company.

The Attorney General’s suit alleged the company, Investment Property Group (IPG), illegally charged ‘exorbitant’ utility fees to thousands of renters at the company’s 34 Minnesota properties, including six in Minneapolis and four in Hopkins.

The civil enforcement suit, filed in Hennepin County District Court, alleges that Investment Property Group started charging utility fees in late 2022 without proper disclosure about the charges or local utility assistance.

The lawsuit alleged a ‘blatant violation of Minnesota’s utility billing statute.’

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Thu, Oct 19, 2023 – Attorney General Ellison files emergency motion, lawsuit to protect tenants from unlawful evictions and illegal utility charges. Requests court stop Investment Property Group from charging its tenants illegal gas utility fees imposed in the middle of their leases, immediately halt eviction of 21 tenants on the basis of non-payment of the illegal fees.
Minnesota Attorney General

Tue, Oct 7, 2025 – Another mobile home drama is playing out in San Rafael, which could impact other parks that are populated mostly by what the DMV calls RV’s.

The San Rafael RV Park is a tiny San Rafael enclave, where tenants are suing the relatively new owner. Any vehicle that is deemed a recreation vehicle is either self-propelled or a towable trailer. But can it also be a mobile home?

A roadside sign invites new tenants. For four years now, the park has been under the management of Harmony Communities, which represents a private owner.

San Rafael rent control laws require a process before levying a higher monthly payment than allowed. ‘When Harmony took over, they didn’t go through that process. They simply announced that they were raising the rent, and they started adding $100 to everybody’s space,’ Herman Privette, a 50-year tenant told KTVU.

Harmony also insists that this an RV park, not a mobile home park, and is not subject to rent control.

The tenants are suing Harmony and the owner for what tenants say are unlawful rent hikes and harassment. Tenants have been given 7-day notices to correct things, including things like leaving brooms outside, having boots out in the open, having a porch, or other violations.

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.

Tue, Oct 7, 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, October 7, 2025. Data is being updated regularly.

This is a partial listing and covers the period 2021-01-01 to 2025-10-07. 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.

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California Mobile Home Parks Recently Listed For Sale

1. 2025-10-07 – Riverland Mobile Home Park
   6870 Riverland Drive, Redding, California 96002
   93 Spaces, All Ages, 12.49 Acres, $6,400,000
   Operated By: Riverland Mobile Home Park LLC, Dorfman Properties LP (Gerald Dorfman)
2. 2025-10-06 – Blue Skies Mobile Home Park
   1717 East Avenue I, Lancaster, California 93535
   104 Spaces, All Ages, 10.30 Acres, $6,250,000
   Operated By: Rocky Yang
3. 2025-10-06 – Golden Sands Mobile Home Park
   2059 East Avenue I, Lancaster, California 93535
   146 Spaces, All Ages, 9.80 Acres, $6,250,000
   Operated By: LD Flickinger Co LLC
4. 2025-10-03 – Park Delta Bay
   922 West Brannan Island Road, Isleton, California 95641
   258 Spaces, All Ages, 15.91 Acres, $1,075,000
   Operated By: Eric Chiu
5. 2025-09-30 – Twin Pines Mobile Home Park
   10760 Wigwam Road, Jamestown, California 95327
   66 Spaces, All Ages, 28.43 Acres, $3,900,000
   Operated By: Twin Pines MHP LLC (Dianne M. Doughty)
6. 2025-09-25 – ABC Wishing Well Mobile Home Park
   20340 Harvard Boulevard, Torrance, California 90501
   34 Spaces, All Ages, 1.85 Acres, $3,390,000
   Operated By: Wolf Bypass Trust (Marilyn Uhler Wolf)
7. 2025-09-17 – Sea View Mobile Estates
   82 Sunshine Way, Eureka, California 95503
   79 Spaces, Senior, 39.97 Acres, $ Not Listed
   Operated By: Sea View Estates LLC (Brian P. Jones, Billy Graham Evangelistic Association)
8. 2025-09-12 – Acorn Mobile Village
   5800 Stockton Boulevard, Sacramento, California 95824
   57 Spaces, All Ages, 2.35 Acres, $4,150,000
   Operated By: Dennis Stroth
9. 2025-09-11 – The A&A Mobile Home Park
   7722 Atlantic Avenue, Cudahy, California 90201
   22 Spaces, Senior, 0.89 Acres, $1,850,000
   Operated By: A&A MHP LLC (Anthony Windle)
10. 2025-09-10 – Edgewater Mobile Home Park
    4222 Lelia Drive, Rio Vista, California 94571
    35 Spaces, All Ages, 5.44 Acres, $2,200,000
    Operated By: Bruce Davis