California MHP News

Sat, Aug 2, 2025 – This table of Mobile Home Parks, RV Parks, and Manufactured Home Communities for Sale in California is a work in progress as of Saturday, August 2, 2025. Data is being updated regularly.

This is a partial listing and covers the period 2021-01-01 to 2025-08-02. 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. 2025-07-23 – Crescent Valley
   23500 The Old Road, Newhall, California 93535
   87 Spaces, All Ages, 14.13 Acres, $ Not Listed, 1 of 5
   Operated By: 23500 Old Road CA Owner LLC (LivCore, Blackstone)
2. 2025-07-23 – Hidden Springs
   15500 Bubbling Wells Road, Desert Hot Springs, California 92240
   315 Spaces, Senior, 58.24 Acres, $ Not Listed, 2 of 5
   Operated By: Sands MHP & Country Club LLC (Newport Pacific Capital)
3. 2025-07-23 – Palmdale Estates
   51555 Monroe Street, Indio, California 92240
   151 Spaces, Senior, 19.00 Acres, $ Not Listed, 3 of 5
   Operated By: Tricon-COB Palmdale LP (Cobblestone Real Estate)
4. 2025-07-23 – Redwood Village
   301 Airport Boulevard, Santa Rosa, California 95403
   67 Spaces, All Ages, 7.18 Acres, $ Not Listed, 4 of 5
   Operated By: BREIT TH MHC JV 2 LP (Treehouse Communities, Roots Management)
5. 2025-07-23 – Royal Oaks
   1530 Royal Oak Drive, Petaluma, California 94954
   94 Spaces, Senior, 14.30 Acres, $ Not Listed, 5 of 5
   Operated By: BCORE Royal Oaks MHC LLC (LivCore, Blackstone)
6. 2025-07-16 – Truckee Creek Cottages
   2333 Eloise Avenue, South Lake Tahoe, California 96150
   36 Spaces, All Ages, 1.66 Acres, $5,750,000
   Operated By: RMTC Development LLC (Robert DeWolf Burns, Cecilia R. Burns)
7. 2025-07-14 – Country Leisure Mobile Estates
   7043 CA-32, Orland, California 93544
   34 Spaces, Senior, 4.96 Acres, $ Not Listed, 1 of 4
   Operated By: Community Equity Group LLC (Duane Brazil, Karney Roen)
8. 2025-07-14 – New Orchard Estates
   8255 State Highway 99E, Los Molinos, California 96055
   44 Spaces, Senior, 10.00 Acres, $ Not Listed, 2 of 4
   Operated By: Community Equity Group LLC (Duane Brazil, Karney Roen)
9. 2025-07-14 – Tierra Buena
   2864 Jefferson Avenue, Yuba City, California 95993
   28 Spaces, All Ages, 3.61 Acres, $ Not Listed, 3 of 4
   Operated By: Community Equity Group LLC (Duane Brazil, Karney Roen)
10. 2025-07-14 – Walnut Estates
    5495 5th Street, Kelseyville, California 95451
    39 Spaces, Senior, 4.97 Acres, $ Not Listed, 4 of 4
    Operated By: Walnut Estates LLC (Luis Enrique Velazquez)
11. 2025-07-11 – West Wind Mobile Home Park
    50 River Road, Rio Vista, California 94571
    79 Spaces, All Ages, 8.13 Acres, $6,000,000
    Operated By: West Wind Mobile Home Park Inc (Theresa L. Coughran)
12. 2025-07-10 – Pine Ridge Park Estates
    6961 Woodpecker Lane, Shingletown, California 96088
    26 Spaces, All Ages, 30.35 Acres, $2,150,000
    Operated By: Arnold Matson, Aileen Matson, Roger Matson
13. 2025-07-10 – Oak Knoll RV Park
    31718 South Grade Road, Pauma Valley, California 91040
    46 Spaces, All Ages, 10.41 Acres, $2,200,000
    Operated By: Larry Read
14. 2025-07-02 – 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)

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.