California MHP News

Fri, Aug 22, 2025 – This table of Mobile Home Parks, RV Parks, and Manufactured Home Communities for Sale in California is a work in progress as of Friday, August 22, 2025. Data is being updated regularly.

This is a partial listing and covers the period 2021-01-01 to 2025-08-22. 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. 2025-08-21 – Brookside Mobile Home Park
   85 Schober Lane, Bishop, California 93514
   45 Spaces, All Ages, 4.20 Acres, $2,500,000
   Operated By: Dakota West Realty LLC (Jerry Husband)
2. 2025-08-18 – Forest Glen Mobile Home Park
   18285 China Grade Road, Boulder Creek, California 95006
   20 Spaces, All Ages, 1.21 Acres, $679,900
   Operated By: China Grade LLC (David Dumalski)
3. 2025-08-14 – Heritage RV Park
   975 Highway 99 West, Corning, California 96021
   92 Spaces, All Ages, 6.89 Acres, $2,500,000
   Operated By: Billy Phong
4. 2025-08-13 – Tamarisk Mobile Home Park
   80 Ben Hulse Highway, Palo Verde, California 92266
   45 Spaces, All Ages, 2.59 Acres, $ Not Listed
   Operated By: Operated By: WHIGI LLC (Dave Troutt)
5. 2025-08-10 – O’Briens Mobile Home Park
   8345 Trout Avenue, Kings Beach, California 96143
   12 Spaces, All Ages, 0.93 Acres, $2,950,000
   Operated By: Rising Tide Ventures LLC (Steven Prescott)
6. 2025-08-06 – Stonegate Mobile Home Park
   5250 Whispering Creek Drive, Santa Rosa, California 95403
   70 Spaces, All Ages, 7.71 Acres, $6,000,000
   Operated By: Waterhouse Management (Kenneth G. Waterhouse, Sheila Greathouse)

Thu, Aug 21, 2025 – Attorney General Kris Mayes announced today that she’s filed a consumer fraud lawsuit against the owners and operators of Redwood Mobile Home Park in Tucson for failing to inform Park residents that the Park’s electrical system was extremely dangerous, unreliable, and overloaded. Residents of the Park have suffered unacceptable regular electrical outages, leaving them unable to air condition their homes as temperatures in Tucson routinely spike to triple digits. The repeated outages have created dangerous and potentially deadly conditions for residents.

‘Mobile home units in triple digit heat and no A/C become an oven. It’s dangerous and it’s only a matter of time before someone dies,’ said Attorney General Mayes. ‘This is a warning to all property managers: if you endanger residents with repeated electrical outages or A/C outages, my office will come after you.’

The Attorney General’s lawsuit alleges that Redwood Thunderbird MHPS LLC (“Redwood Thunderbird”), the owners of Redwood Mobile Home Park, and BoaVida Communities LLC (“BoaVida”), the property management company for the Park, violated the Arizona Consumer Fraud Act (the “ACFA”) by failing to inform Park residents that the Park’s electrical system was outdated and insufficient to power basic appliances and air conditioning systems. The lawsuit further alleges that Redwood and BoaVida knew the park’s electrical system was overloaded and dangerous, but failed to notify residents of the issue. As a result, Redwood residents have been left exposed to risks of electric fires and regularly lose power to air condition their homes for hours at a time during extreme heat spikes.

If you believe you have been the victim of consumer fraud or unfair practices, you can file a complaint with the Attorney General’s Office at www.azag.gov/consumer. If you need a complaint form sent to you, you can contact the Attorney General’s Office in Phoenix at (602) 542-5763, in Tucson at (520) 628-6648, or outside the Phoenix and Tucson metro areas at (800) 352-8431.

Tue, Aug 19, 2025 – A group of senior citizens and the city of Novato are locked in a heated battle over the purchase price of a mobile home park. But some are questioning how the city became the sole owner of the property in the first place.

The seniors living in the Marin Valley Mobile Country Club mobile home park were forward-thinking. In 1997, they hatched a plan to purchase the property, to give themselves more housing security, and they’ve been paying on the loan ever since.

But now that it’s almost all paid off, rather than becoming the owners, they said the city is telling them that they have to pay for it all over again.

The land was originally planned to be a golf course, hence the name. Instead, it became a 319-unit complex, housing 400 elderly residents, with more than 90 percent being low-income.

So, 28 years ago, the residents entered into an agreement to pay $17 million to buy the property. They didn’t have collateral, so the city stepped up to guarantee the 30-year bank loan.

Currently, with only two years and a little more than a million dollars left to pay on the loan, the city of Novato is the legal owner of the park and considers itself to be the residents’ landlord. So, when the homeowners once again offered to buy the property, this time for $20 million, the city refused, demanding $26 million instead. Resident and board member Brad Witherspoon said the city came to that figure by ignoring the status of the park as low-income, seniors-only housing.

Tue, Aug 19, 2025 – The Pacific Palisades Community Council has announced its support for Senate Bill 749, a measure designed to protect residents of the Palisades Bowl Mobile Home Park, which was destroyed in the devastating Palisades Fire, as the bill heads to a hearing in the Assembly Appropriations Committee on August 20, 2025.

Authored by State Senator Ben Allen, SB 749 amends California’s Civil Code to ensure housing stability for mobile home park residents affected by wildfires or other natural disasters. The bill mandates that if a mobilehome park is rebuilt at the same location, management must offer renewed tenancy to previous homeowners on terms similar to their prior rental agreements, with adjustments allowed for rebuilding costs such as demolition, reconstruction, and environmental remediation. Management is required to send these offers by certified mail at least 240 days before the park reopens, with a 60-day window for residents to accept.

The legislation also requires park management to notify affected tenants and public entities, including the Department of Housing and Community Development (HCD), at least 12 months before any proposed closure or change of use. Additionally, it mandates that qualified entities, such as resident organizations or nonprofit groups, be given the opportunity to submit offers to purchase the park, with a fair market value determined through an appraisal process if needed.

Fri, Apr 25, 2025 – Legislation aimed at protecting mobile home park residents from displacement in the wake of natural disasters cleared a key hurdle Tuesday, passing out of the California Senate Housing Committee with broad support.

Senate Bill 749, authored by Senator Ben Allen (D-Pacific Palisades), seeks to expand affordable housing protections by making it more difficult for landowners to convert mobile home parks to market-rate uses following disasters like wildfires, floods or earthquakes. The bill is a direct response to the devastating January wildfires that tore through Pacific Palisades, Altadena and parts of Malibu, displacing thousands and leaving entire communities in legal and logistical limbo.

‘The Palisades Fire that ripped through my district in January exposed tragic vulnerabilities that threaten the ability for mobile home residents to return to their community after a natural disaster,’ Allen said. ‘The residents of the Palisades Bowl and Tahitian Terrace mobile home parks lost everything and we need to do everything we can to help them.’

Mobile homes represent the nation’s largest source of unsubsidized affordable housing and are often one of the few remaining entry points into homeownership for lower- and middle-income Californians. But in the wake of disasters, residents face a unique set of challenges: they own their homes but not the land beneath them. Without stronger legal protections, they risk permanent displacement when landlords seek to redevelop damaged lots.

SB 749 would strengthen state law by requiring park owners who plan to close or convert their properties to first offer the land for sale, at fair market value, to resident organizations or qualified nonprofit housing entities certified by the Department of Housing and Community Development. These entities must have a mission of preserving affordable housing.

Mon, Aug 18, 2025 – The Board of Supervisors this week will revisit budget adjustments for the new fiscal year, discuss a proposed mobile home rent stabilization ordinance, and consider a report from a governance workshop exploring a shift to a ‘chief executive officer’ model for county government.

The board will discuss the possibility of having an ordinance for mobile home rent stabilization, which the county does not currently have.

Supervisor Eddie Crandell brought up the item, citing ‘concerns from senior mobile home park residents facing significant rent increases for capital projects,’ according to the staff memo.

The proposed ordinance would limit rent increases, and protect vulnerable residents, including seniors, disabled veterans, and disabled individuals who rely on affordable mobile home housing, Crandell added.

Sat, Aug 16, 2025 – Annual rent increases for manufactured/mobile home lots are capped at 5 percent per year, and this specific limit has no expiration date—unlike the residential housing caps, which sunset after a set term.

Protections only grow stronger over time: Manufactured-home rent caps under HB 1217 are permanent, in contrast to residential provisions that may expire after 15 years—making manufactured-home residents uniquely safeguarded under long-term stabilization law.
The Real Estate Solutionist

Sat, Aug 16, 2025 – New Jersey’s Assembly Bill A3361 (P.L. 2025, c. 85), enacted on July 1, 2025, introduces a 2% cap on annual lot rent increases for modular or manufactured home sites—a key protection for homeowners who own the structure but lease the land (‘lot’) from park operators.

Landlords may only raise rent above the 2% limit after petitioning the Commissioner of Community Affairs, demonstrating financial necessity such as increased taxes or maintenance costs. Tenants must receive notice, and a hearing will be held.
The Real Estate Solutionist

Mon, Aug 11, 2025 – After more than four years of turmoil, the legal fight over a mobile home park in north Fresno appears to be over as a Visalia affordable housing developer officially took ownership last week.

Self-Help Enterprises closed escrow August 4, 2025 on La Hacienda Mobile Home Park, said Betsy McGovern-Garcia, vice president of the nonprofit. With litigation over rent increases and evictions ended, McGovern-Garcia said the focus is on improving safety.

The organization will first meet with tenants and get them up to speed on leases and good-neighbor policies, she said. They’ll also be reaching out to evicted residents, giving them a chance to return.

‘Everyone who is living in the park will be allowed to continue living in the park, and no one will be displaced because of us taking ownership of the park,’ McGovern-Garcia said. ‘We’ll be working on doing that and then also immediately trying to stabilize and improve the safety and conditions of the park.’

Wed, May 22, 2024 – The city of Fresno wants to partner with a Visalia-based affordable housing developer to keep a mobile home park and its remaining residents in place ^[1]. But the park owner’s bankruptcy may throw a wrench in the city’s plans.

On Thursday, the city council will vote on whether to grant Self-Help Enterprises $3.5 million to purchase La Hacienda Mobile Estates.

On May 9, La Hacienda Mobile Estates, LLC filed for Chapter 11 bankruptcy. La Hacienda owns the mobile home park of the same name at 104 East Sierra Avenue, east of Blackstone Avenue, where more than half of the residents have either left or been evicted, according to tenant attorney Mariah Thompson with California Rural Legal Assistance.

Bankruptcy documents show that the biggest creditors to the company are various entities all sharing the business address of La Hacienda’s parent company, Harmony Communities. Matt Davies, the 100% stakeholder of La Hacienda, is CEO of Harmony. La Hacienda owes nearly $877,000 to businesses with the parent company’s address.

La Hacienda’s majority stakeholder, Matt Davies, said in the company’s rent review request last year that the park would close by August at the rate the company was losing money.

‘Every business in California has the right to close and it is currently our intent to close if we cannot obtain a fair return,’ Davies said before the Fresno rent review committee last year.

1. Fresno City Council Approves Millions of Dollars in Funding for Mobile Home Park with Troubled Past

Fri, Aug 8, 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.

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

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.