Mobile Home Owner News – November 2025
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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California MHPs for Sale – Is Your Mobile Home Park for Sale?
RE: California
Fri, Nov 14, 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, November 14, 2025. Data is being updated regularly.
This is a partial listing and covers the period 2021-01-01 to 2025-11-14. 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
- 2025-11-12 – Bixby Knolls Mobile Home Park
7330 Whitehouse Drive, Anderson, California 96007
51 Spaces, All Ages, $2,300,000
Operated By: Bixby Knolls MHP LLC (Erin McGinnis, Kevin McGinnis) - 2025-11-07 – El Rey Mobile Home Community
2629 Waterloo Road, Stockton, California 95205
45 Spaces, All Ages, 2.07 Acres, $3,720,000
Operated By: Group IV Pomona Properties LTD (Mike Nijjar) - 2025-11-04 – Pilot Knob RV Resort
3707 Highway 80, Winterhaven, California 92283
269 Spaces, All Ages, 23.00 Acres, $2,800,000
Operated By: Western Horizon Inc/Pilot Knob - 2025-10-22 – Kern River Sequoia RV Resort
13801 Sierra Way, Kernville, California 93238
80 Spaces, All Ages, 8.92 Acres, $8,685,000
Operated By: Russell Winegar
California Mobile Home Parks Recently Sold
- 2025-11 – Gold West Mobile Home Park
15250 Seneca Road, Victorville, California 92392
366 Spaces, All Ages, 45.00 Acres, $33,200,000
Operated By: Gold West Park Holdings LLC (Glen L. Ludwig, Steven D. Ludwig) - 2025-11 – Jennings Mobile Home Park
5200 Crest Road, Atwater, California 95301
97 Spaces, All Ages, 9.10 Acres, $8,000,000
Operated By: ESC Investors LLC (Duane J. Brazil, Edward C. Chen) - 2025-11 – Yreka RV Village
1241 South Main Street, Yreka, California 96097
38 Spaces, All Ages, 2.31 Acres, *$825,000
Operated By: Twin Cypress and Orange Blossom LLC (James Anthony Cassin) - 2025-10 – Golden State Mobile Lodge
22600 Normandie Avenue, Torrance, California 90502
54 Spaces, All Ages, 1.82 Acres, $ Not Listed
Operated By: Golden State Mobile Lodge LP (Daniel C. Fischer) - 2025-10 – Laguna Seca Mobile Home Park
721 Oswell Street, Bakersfield, California 93306
26 Spaces, All Ages, *$1,475,000
Operated By: Laguna Seca MHP LLC (Raymond S. Carlton, Raymond E. Carlton) - 2025-10 – North Redding RV Village
14216 Bear Mountain Road, Redding, California 96003
97 Spaces, All Ages, 50.53 Acres, *$1,400,000
Operated By: North Redding RV Village LLC (James A. Cassin)
RE: San Marcos, California
Tue, Nov 11, 2025 – The City Council unanimously extended a temporary, citywide moratorium on conversions of mobile-home parks occupied primarily by residents 55 and older.
Mayor Rebecca Jones read the ordinance title for Ordinance No. 2025-1571, described as the second and final one-year extension of an interim urgency ordinance imposing a moratorium on conversions that would change parks for older adults into parks allowing all ages. Staff noted this extension is permitted as a final one-year extension under Government Code §65858(a) while the city continues research and monitors pending case law.
City staff said the extension gives time to evaluate potential zoning amendments and whether any CEQA review will be required for proposed permanent zoning changes. Council moved, seconded and adopted the extension unanimously.
The interim ordinance extension runs for one year from the effective date and is intended to preserve the status quo while staff completes evaluations and recommendations.
RE: Windsor, California / Nick Ubaldi / Predator Harmony Communities
Thu, Nov 6, 2025 – A day after being served papers in a federal lawsuit from mobile home park owners who say town regulations infringe on their property rights, Windsor town leaders sent a strong message to tenants and park owners alike: they’re not backing down.
In a unanimous vote, the Town Council extended an urgency ordinance that pauses any changes or closures to mobile home parks for 10 months and 15 days. The extra time will allow staff to update Windsor’s 30-year-old mobile home ordinance and “close any loopholes” that might exist, Town Planner Jennifer Sedna said.
The urgency ordinance stems from proposed changes at Evergreen Mobile Home Park, which is owned by Nick Ubaldi of Harmony Communities, a property management company with a portfolio of more than 30 parks in California and Oregon.
In June, Ubaldi notified residents of the park’s 23 homes that rent for the land beneath their units would increase by more than 125%. When that proposal went into arbitration, a process to determine if the rent increase was reasonable, Ubaldi sent notices saying he was considering closing the park altogether, setting off panic among residents.
In response, council members passed an urgency ordinance in early October establishing a 45-day moratorium on park closures or changes, while staff considered potential updates to town regulations. On Wednesday, staff said they needed more time to make those changes.
RE: Windsor, Petaluma, California / Nick Ubaldi / Predator Harmony Communities
Sat, Oct 25, 2025 – Mobile home park owners filed separate federal civil rights lawsuits Wednesday against the town of Windsor and the city of Petaluma, alleging municipal regulations governing park closures and rent increases illegally infringed on their property rights.
Members of the Ubaldi family own both Evergreen Mobile Estates in Windsor and Capri Mobile Villa in Petaluma, as well as a four additional parks in Sonoma County and more than a dozen others in California.
They are challenging a recent temporary moratorium on park closures in Windsor and rules in Petaluma that block ownership from raising or negotiating higher rents in certain situations.
Both lawsuits tie into a larger regional and statewide fight over mobile home park regulations imposed by local governments as a way to protect tenants, many of them older and on fixed incomes, and preserve a last bastion of affordable housing.
RE: Windsor, California / Evergreen Mobile Estates / Predator Harmony Communities
Tue, Sep 30, 2025 – The Windsor Town Council on Wednesday will consider adopting an urgency ordinance to pause the closure or conversion of mobile home parks in the wake of one park owner’s intention to close Evergreen Mobile Estates.
Nick Ubaldi, owner of Evergreen Mobile Estates, said when Windsor updated its rent control regulations a few years ago, the move pushed the business to operate at a loss.
‘I am prepared to vigorously defend the legal rights of Evergreen Mobile Home Park. I have dedicated substantial resources to litigating similar matters throughout Sonoma County,’ Ubaldi wrote in an email to the Town Council on Monday.
Evergreen is managed by Harmony Communities, a Stockton-based company that owns upward of 30 mobile home parks in California and Oregon. The company has been similarly embroiled in litigation, threats of closure and ongoing arbitration hearings in Petaluma and Cotati.
RE: Sunnyvale, California
Thu, Nov 6, 2025 – Sunnyvale resident Gail Rubino first moved into the El Dorado Mobile Home Park 15 years ago because it was the only way she could afford home ownership in Silicon Valley. She settled into the park and formed a community she could call her own. Now, she’s fighting to change a statewide bill that would make it easier to redevelop mobile homes in the city—potentially displacing thousands of residents.
Senate Bill 79, signed by Gov. Gavin Newsom last month, makes it easier for developers to build dense housing within a half-mile radius of public transit corridors without much say from local jurisdictions. It goes into effect in July.
State Sen. Scott Wiener wrote the bill to address California’s housing crisis and transportation issues. But it could have unintended consequences for Sunnyvale mobile home residents. If private owners decide to sell the seven parks near public transportation hubs, developers could demolish the parks in favor of townhomes or high-rises.
Recognizing the unintended consequences, Wiener is collaborating with state Sen. Aisha Wahab and Assemblymember Alex Lee to amend the bill to exclude mobile homes from its provisions. If it’s not amended, the bill could affect seven parks in Sunnyvale, including Adobe Wells, Plaza del Rey, El Dorado, Fox Hollow, Cape Cod Village, Willow Ranch and Casa de Amigos—the largest mobile home park in the state with more than 900 spaces, according to the Mobile Home Park Home Owners Allegiance.
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: Sonoma, California
Mon, Nov 3, 2025 – The Sonoma City Council will hold a study session on Wednesday, November 5, 2025, at their regular meeting to review the City’s existing rules for mobile home park closures and conversions and discuss recent changes in state law affecting these processes.
The discussion will focus on Sonoma Municipal Code Chapter 9.82, which outlines the procedures and requirements when a property owner proposes to close or convert a mobilehome park to another use. The study session will also cover updates required under Assembly Bill 2782 (2020) and Senate Bill 610 (2025). Together, these laws expand the protections for mobilehome park residents and require local governments to update their ordinances to reflect new standards related to relocation assistance, notice periods, and findings about affordable housing impacts.
Sonoma is home to three mobilehome parks—Moon Valley, Pueblo Serena, and Sonoma Oaks—which provide more than 450 units of affordable housing for local residents.
Get Your Security Deposits Refunded After One Year
RE: California / MRL Civil Code §798.39(b)
Sat, Nov 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.
RE: California / Mobilehome Residency Law (MRL) / GSMOL
Thu, Jan 30, 2025 – The MHPHOA HTML and the GSMOL PDF versions of the 2025 California Mobilehome Residency Law have been updated to reflect all changes for the 2025 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.
2025 California Mobilehome Residency Law
File Type: PDF, Pages: 182, Size: 2.5 MB
