California MHP News

Fri, Jul 11, 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, July 11, 2025. Data is being updated regularly.

This is a partial listing and covers the period 2021-01-01 to 2025-07-11. 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. 2025-07-11 – 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)
2. 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
3. 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)
4. 2025-06-30 – 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 Anthony Cassin)
5. 2025-06-28 – Flux River Resort
   7420 Rush Creek Road, Lewiston, California 96052
   92 Spaces, All Ages, 11.98 Acres, $1,195,000
   Operated By: Flux River Resort LLC (Jesper Pedersen, Lee Michael Gilroy)
6. 2025-06-25 – Lazy Spokes Trailer Park
   10931 South First Avenue, Whittier, California 90603
   31 Spaces, Senior, 1.19 Acres, Not Listed
   Operated By: Mike Aschieris
7. 2025-06-25 – Yreka RV Village
   1241 South Main Street, Yreka, California 96097
   38 Spaces, All Ages, 2.31 Acres, $850,000
   Operated By: Twin Cypress & Orange Blossom LLC (James Anthony Cassin)
8. 2025-06-12 – Forest Glen Mobile Home Park
   1080 Pearson Road, Paradise, California 95969
   24 Spaces, Senior, 2.97 Acres, $1,200,000
   Operated By: Kathy Catanho
9. 2025-06-11 – Vista Del Monte Mobile Home Park
   371 Bethel Avenue, Sanger, California 93657
   130 Spaces, Senior, 18.80 Acres, Not Listed
   Operated By: Vista Del Monte Mobile Home Park LLC (John N. Christensen)
10. 2025-06-10 – Antelope Creek Mobile Home Park
    24850 5th Avenue, Los Molinos, California 96055
    53 Spaces, All Ages, 12.39 Acres, $1,750,000
    Operated By: Antelope Creek MHP LLC (James Anthony Cassin)
11. 2025-06-05 – Buckhorn Mobile Home Park
    26600 CA-88, Pioneer, California 95666
    48 Spaces, All Ages, 6.21 Acres, $2,000,000
    Operated By: Buckhorn Community LP (John H. Meinbress)
12. 2025-06-04 – Rancho Dominguez Mobile Estates
    425 East Gardena Boulevard, Carson, California 90746
    82 Spaces, All Ages, 5.74 Acres, Not Listed
    Operated By: Carter-Spencer Enterprises LLC (Robert H. Spencer)

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.

Mon, Jul 7, 2025 – The city of Fresno recently approved a $1 million budget to repair dilapidated mobile homes across its 27 mobile parks. But since the program relaunched in April 2024, it has only received nine applications for repairs, of which six have been approved and just two have been completed, according to the city.

Galvia Juarez, a resident of the Villa Fresno mobile home park in west Fresno, applied for a repair when the program first launched in June 2023. However, she later found out she didn’t qualify because her trailer was built in 1977, and the program only covers homes built after 1980.

As of 2023, Fresno had 3,823 mobile homes. Despite a clear need and a $1 million investment from the city, Fresno’s Mobile Home Repair Program has seen limited participation since its relaunch in April 2024.

Fresno’s Mobile Home Repair Grant Program offers up to $60,000 to help low-income mobile homeowners make essential repairs. Covered repairs include many of the issues Juarez faces, such as energy-efficiency upgrades, roof and electrical work, exterior painting, new flooring, doors, windows, water heater replacement and accessibility improvements.

To qualify for the program, households need to have a gross income below $56,340, which is 60% of Fresno County’s current median income. Applicants have to live in and own the mobile home they’re applying for.

Wed, Jul 2, 2025 – At least 10 mobile-home residents have been displaced from Soquel Gardens RV Park in the past five years, and at least six more residents could be forced to move if county officials allow its closure and accept a redevelopment plan for 100 to 120 apartments.

Amid maintenance and utility problems that prompted state citations, the 20-lot park at 4150 Soquel Drive near 41st Avenue was sold in February to the national, Stockton-based mobile-home park company Harmony Communities LLC.

To close the park, Harmony leaders would need to show that they cannot make a ‘reasonable return on investment,’ according to county law.

Harmony property managers said they plan to cite nearly $500,000 in repair costs and county rent restrictions as reasons to close and redevelop the park. Even at full occupancy, the park is ‘guaranteed to remain financially unsustainable,’ Nick Ubaldi, regional manager for Harmony Communities, wrote in an email Tuesday.

Ubaldi said Harmony considers Soquel Gardens to be an RV park, not a mobile home park. He believes it to be exempt from the closure laws. However, he wrote, ‘we’re voluntarily following the process in good faith.’

The park’s new website calls it Soquel Gardens RV Park. Its legal name is Soquel Gardens Manufactured Community LLC and a sign on the property says Soquel Gardens Mobile Home Park.

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Admin Note: According to the California Department of Housing and Community Development (HCD), Soquel Gardens is classified as a Manufactured Housing Community with 20 MH Spaces. If this were an RV Park, the 20 MH Spaces would be in the RV Lots columns.

Tue, Jul 1, 2025 – According to data obtained from the California Department of Housing and Community Development (HCD), there are 5,230 Active Mobile Home and RV Parks totaling 453,755 lots/spaces in the State of California. Of those 453,755 lots/spaces, 363,111 are mobile home spaces, 68,043 are RV lots with drains, and 22,601 are RV lots without drains.

There are 722 Closed Mobile Home and RV Parks totaling 20,838 lots/spaces. Of those 20,838 lots/spaces, 11,691 are mobile home spaces, 6,392 are RV lots with drains, and 2,755 are RV lots without drains.

As of Tue, Jul 1, 2025, the HCD has data for a total of 5,952 Mobile Home and RV Parks totaling 474,593 lots/spaces which includes Active and Closed listings. Of those 474,593 lots/spaces, 374,802 are mobile home spaces, 74,435 are RV lots with drains, and 25,356 RV lots without drains.

HCD Note: HCD has enforcement of 81.4 percent of the parks and 75.5 percent of the lots in the State of California. The overall average park size is 86 lots; 80 for Mobile Home Parks, and 88 for RV Parks.

The below Top 10 Largest Mobile Home and RV Park listings in California are based on the HCD Mobile Home and RV Parks Active Listings as of Tue, Jul 1, 2025.

Tue, Jul 1, 2025 – Residents of Evergreen Mobile Estates in Windsor last month received the unwelcome news that park owners were weighing whether to shutter the property.

Evergreen is a small mobile home park, with just under two dozen units, but it is now the latest front in a widening Sonoma County dispute over how such parks – for decades among the most dependable stores of affordable housing – are regulated to stave off steep rent increases or conversion into market-rate homes or other uses.

The park owners, it continued ‘conclude they can no longer economically operate the park based on measures taken by the state and local government.’

The message resembled others that have appeared on doorsteps in some mobile home parks across Sonoma County. At one point, the notice references the ‘City of Cotati’ – instead of Windsor – where park closure also is being explored at Countryside Mobile Home Park, with the same owners and management company.

Nick Ubaldi, whose family owns Evergreen Mobile Estates along with at least three other parks in the region where much of the backlash to new regulations has centered, said the move in Windsor stems from what he characterized as government overreach affecting private business.

‘Escalating regulation has made these parks financially unsustainable. Our actions are a response to years of mounting regulations that have pushed these businesses to the brink,’ Ubaldi said. He also works for Harmony Communities, the company that manages Evergreen Mobile Estates and other Ubaldi properties as part of a portfolio of more than 30 parks in California and Oregon.

From the 2025 MRL Introduction:

Note: Mobilehome Residency Law Protection Program (MRLPP). Beginning July 1, 2021, any mobilehome or manufactured homeowner living in a mobilehome park under a rental agreement may submit a complaint for an alleged violation of the Mobilehome Residency Law. Any mobilehome or manufactured homeowner residing in a permitted mobilehome park is eligible to submit a complaint. Complaints must be submitted to HCD. HCD provides assistance to help resolve and coordinate resolution of the most severe alleged violations of the Mobilehome Residency Law. For questions regarding the MRLPP please call 1-800-952-8356, email MRLComplaint@HCD.CA.gov or visit https://www.HCD.CA.gov/.

For the 2025 edition, There are five (5) Assembly Bills (AB) and two (2) Senate Bills (SB) relating to mobilehomes that have been signed into law by the Governor to become effective Wednesday, January 1, 2025.

§798.15 §798.28.5 §798.42 §798.44.1 §798.56 §799.12

Wed, Jan 29, 2025 – GSMOL In the past, the Senate Select Committee for Manufactured Homes has produced an MRL Handbook, which included the current Mobilehome Residency Law, other state laws applying to MH parks, the RV Park laws, the Frequently Asked Questions that have been submitted to their office, and a Community Resources directory by counties. This year, GSMOL has its own version of this Handbook, which features links to each reference, whether it be within the MRL or in another source. This has been produced for us by the Administrator of MHPHOA.com, a website with a lot of good resources. Unfortunately GSMOL cannot afford to make hard copies of this booklet as the Select Committee did, but we hope that this will be a useful online reference for our members and others.
GSMOL MRL Handbook 2025 Now Available on Our Website