California MHP News

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.

Fri, Apr 25, 2025 – The city [Palmdale, California] is accepting applications for four members to serve on the Mobile Home Park Rental Review Board for a two-year term set to expire in June 2027.

‘We are seeking engaged individuals who are motivated to bring critical developments to the mobile home rental process,’ Mayor Richard J. Loa said. ‘Those appointed will be responsible for the implementation and approval of changes to mobile home renting, an essential service that supports affordable housing in our community.’

The five-member board meets each February, with additional meetings scheduled as needed. Members receive a monthly stipend of $100, while the Chair receives $150.

‘We are excited to see this board come together and begin its important work,’ Mayor Pro Tem Laura Bettencourt said. ‘The decisions made by this board will help ensure stability, affordability and transparency for residents who rely on mobile home living.’

Applicants must live in Palmdale and may not be a resident or owner of a mobile home park, an employee of a park owner, or have any financial interest in a mobile home or mobile home park.

Tue, Apr 22, 2025 – The MHPHOA currently have 104 ordinances documented for 94 Cities and 10 Counties (250 Unincorporated Communities) in the State of California that are protected by some form of Mobile Home Park Space Rent Stabilization Ordinance (SRSO). Resident Owned Communities (175) are excluded from the counts.

Counties in California: 58, Cities in California: 482, Unincorporated Communities in California: 2,228

• 2025-04-21 Updates: Added City of Arcata, California
• 2025-02-26 Updates: Added City of San Leandro, California
• 2024-12-17 Updates: Added City of Mountain View, California

Map of California MHP Rent Stabilization Ordinances (RSO aka SRSO)

Fri, Apr 11, 2025 – If you are planning on purchasing a home in one of California’s 5,232 mobile/manufactured home and RV parks, here are your basic options in order of Best to Worst Case Scenarios.

1. Option 1 – Buy the Home, Buy the Land/Lot (HOA Fee), Resident Owned Community (ROC)
2. Option 2 – Buy the Home, Lease the Land/Lot (Space Rent), Rent Stabilization Ordinance (RSO), Private
3. Option 3 – Buy the Home, Lease the Land/Lot (Space Rent), RSO, Corporate
4. Option 4 – Buy the Home, Lease the Land/Lot (Space Rent), No RSO, Private
5. Option 5 – Buy the Home, Lease the Land/Lot (Space Rent), No RSO, Corporate

Note: Labels: Private = Privately Owned, Corporate = Corporate Owned

Tue, Apr 1, 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, April 1, 2025. Data is being updated regularly.

This is a partial listing and covers the period 2021-01-01 to 2025-04-01. 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. 2025-04-01 – Bel Air Mobile Home Park
   10954 Hanford Armona Road, Hanford, California 93230
   68 Spaces, All Ages, 6.42 Acres, $4,950,000
   Operated By: Bel Air MHP LLC, Monty L. Cochran
2. 2025-03-31 – Harmony Mobile Home Park
   1564 Nord Avenue, Chico, California 95926
   29 Spaces, All Ages, 3.53 Acres, Price Not Listed (1 of 3)
   Operated By: SPP Chico 1 LLC, Brian Wilson
3. 2025-03-31 – Gumtree Mobile Home Park
   1039 Garden Highway, Yuba City, California 95991
   48 Spaces, All Ages, 3.97 Acres, Price Not Listed (2 of 3)
   Operated By: SPP Yuba City 2 LLC, Brian Wilson
4. 2025-03-31 – Orolake Mobile Home Park
   3425 Orange Avenue, Oroville, California 95966
   35 Spaces, All Ages, 4.31 Acres, Price Not Listed (3 of 3)
   Operated By: SPP Oroville 3 LLC, Brian Wilson
5. 2025-03-21 – Laguna Seca Mobile Home Park
   721 Oswell Street, Bakersfield, California 93306
   26 Spaces, All Ages, $1,475,000
   Operated By: Kevin Hollingsworth
6. 2025-03-18 – Arena RV Park
   203 South Chowchilla Boulevard, Chowchilla, California 93610
   43 Spaces, All Ages, 1.60 Acres, $3,250,000
   Operated By: Kevin Kirk
7. 2025-03-18 – Herlong Mobile Home & RV Park
   740-990 Arroyo Drive, Herlong, California 96113
   73 Spaces, All Ages, 6.15 Acres, $2,500,000
   Operated By: HMHP Inc, Jacob Doushy
8. 2025-03-18 – Thunderbird Oaks Mobile Home Club
   200 South Conejo School Road, Thousand Oaks, California 91362
   161 Spaces, Senior, 22.23 Acres, $18,000,000
   Operated By: Nextgen Integrity Management LLC, Robert J. Hohn
9. 2025-03-13 – Chinook RV Resort
   17465 US-101, Klamath, California 95548
   80 Spaces, All Ages, $1,985,000
   Operated By: Chinook RV Resort LLC
10. 2025-03-11 – Shadow Hills RV Resort
    40655 Jefferson Street, Indio, California 92203
    135 Spaces, All Ages, 9.25 Acres, $6,200,000
    Operated By: Shadow Hills RV Park LLC, Daniel Weisfield
11. 2025-03-10 – Blue Spruce Mobile Estates
    7035 Pentz Road, Paradise, California 95969
    32 Spaces, Senior, 3.88 Acres, $650,000
    Operated By: Christopher Morgan
12. 2025-03-06 – Orange Grove RV Park
    1452 South Edison, Bakersfield, California 93307
    177 Spaces, All Ages, 38.51 Acres, $8,990,000
    Operated By: Orange Grove Holdings LLC
13. 2025-03-06 – Riverside Crossing Mobile Home Park
    24660 Tehama Vina Road, Los Molinos, California 96055
    69 Spaces, All Ages, 9.90 Acres, $2,950,000
    Operated By: Warren Family Investment Partnership LP

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