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Resident curated mobile home owners news and information for residents of Mobile Home Parks owned by Kort & Scott (KS) companies. The MHPHOA also provides news coverage for Mobile Home Parks not owned by KS companies.

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California Congressional Districts – 513,931 MH Lots by District

RE: California / Statistics

Fri, Mar 15, 2024 – According to data obtained from the NMHOA, here is a list of the 52 Congressional Districts in California along with the Counties represented. We’ve highlighted the top 10 California Congressional Districts by MH Lots in green. Click/Tap columns to sort the data. Click/Tap # column to reset.

Fri, Mar 15, 2024 – According to data obtained from the NMHOA, here is a list of the 52 Congressional Districts in California along with the Counties represented. We’ve highlighted the top 10 California Congressional Districts by MH Lots in green. Click/Tap columns to sort the data. Click/Tap # column to reset.

# Dis Counties MH Lots
1 Butte, Colusa, Glenn, Lassen, Modoc, Shasta, Siskiyou, Sutter, Tehama, Yuba 33,880
2 Del Norte, Humboldt, Marin, Mendocino, San Francisco, Sonoma, Trinity 17,757
3 Alpine, El Dorado, Inyo, Mono, Nevada, Placer, Plumas, Sacramento, Sierra, Yuba 16,465
4 Lake, Napa, Solano, Sonoma, Yolo 19,960
5 Amador, Calaveras, El Dorado, Fresno, Madera, Mariposa, Stanislaus, Tuolumne 16,545
6 Sacramento 6,154
7 Sacramento, Solano, Yolo 7,390
8 Contra Costa, Solano 5,250
9 Contra Costa, San Joaquin, Stanislaus 7,873
10 Alameda, Contra Costa 3,684
11 San Francisco 355
12 Alameda, San Francisco 1,485
13 Fresno, Madera, Merced, San Joaquin, Stanislaus 14,898
14 Alameda 5,271
15 San Francisco, San Mateo 2,283
16 San Mateo, Santa Clara 8,089
17 Alameda, Santa Clara 7,638
18 Monterey, San Benito, Santa Clara, Santa Cruz 8,651
19 Monterey, San Luis Obispo, Santa Clara, Santa Cruz 13,016
20 Fresno, Kern, Kings, Tulare 19,668
21 Fresno, Tulare 8,683
22 Kern, Kings, Tulare 15,465
23 Kern, Los Angeles, San Bernardino 20,346
24 San Luis Obispo, Santa Barbara, Ventura 16,796
25 Imperial, Riverside, San Bernardino 44,570
26 Los Angeles, Ventura 9,305
27 Los Angeles 11,479
28 Los Angeles, San Bernardino 1,032
29 Los Angeles 3,859
30 Los Angeles 1,032
31 Los Angeles 8,986
32 Los Angeles, Ventura 4,167
33 San Bernardino 11,607
34 Los Angeles 903
35 Los Angeles, Riverside, San Bernardino 10,428
36 Los Angeles 1,760
37 Los Angeles 714
38 Los Angeles, Orange 4,219
39 Riverside 10,892
40 Orange, Riverside, San Bernardino 4,579
41 Riverside 21,949
42 Los Angeles 290
43 Los Angeles 3,511
44 Los Angeles 9,949
45 Los Angeles, Orange 8,066
46 Orange 9,613
47 Orange 6,175
48 Riverside, San Diego 19,773
49 Orange, San Diego 8,328
50 San Diego 5,679
51 San Diego 5,282
52 San Diego 8,182
Total Lots: 513,931

RE: Resident Owned Communities / ROC USA®

Mon, Mar 11, 2024 – Manufactured housing is a popular choice in rural America. But residents face uncertainties when parks get sold to investors. Helping residents purchase parks themselves is one solution.

In conventional mobile home parks, residents own the home but rent the lot. In a resident-owned community, residents own and manage the property cooperatively. Residents get a say in setting rent and investing in upkeep and improvements.

There are many advantages to this system, advocates say, but the biggest is stability: Residents must approve lot fees, and generally they stay fairly stable.

ROC USA is a national nonprofit that has helped establish 321 resident-owned mobile home communities, including Madelia Mobile Village Cooperative. The group helps residents navigate the complex legal and financial considerations that go into establishing a resident-owned community.

Nineteen states offer some consideration to residents if a park owner decides to sell. In nine states, residents get a chance to match the highest third-party offer for purchase.

Parks are being snapped up by investors, who can make steep rent increases or choose to redevelop the land, displacing residents. They receive little pushback because residents have few consumer protections. According to Carolyn Carter at the National Consumer Law Center, only eight states have “strong” protections for residents when a community is sold. Eleven others have some protections, but in the majority of states, where most manufactured homes sit, have no protections at all. Carter is the co-author of a report that provides model legislation to give mobile home park residents the chance to purchase their communities.

Video: What is a ROC?

RE: California / Resident Owned Communities (ROC)

Tue, Mar 5, 2024 – The MHPHOA have been continually researching and developing a database of Resident Owned Communities (ROC) aka Resident Owned Parks (ROP) in the State of California. We have 183 communities listed to date. We welcome input from our audience regarding additions and/or corrections to the data currently available. If you would like to contribute information to the database, please contact the MHPHOA.

2024 ROC Statistics
Statistical Research Performed in March 2024

Type Parks Spaces RV1 RV2 Total HOA
55 114 24,570 290 398 25,258 $296
AA 69 8,994 112 500 9,606 $302
183 33,564 402 898 34,864 $301

183 ROCs, 34,864 Lots

The MHPHOA have researched and confirmed 183 Resident Owned Communities representing a total of 34,864 lots in the State of California.

33,564 MH Spaces, 1,300 RV Lots

Of those 34,864 lots, 33,564 are mobile home spaces, 402 are RV Lots With Drains (RV1) and 898 are RV Lots Without Drains (RV2).

55+ (Senior) vs. All Ages (Family)

Of the 183 ROCs, 114 are 55+ communities and 69 are all age (family). The average number of mobile home spaces in 55+ communities is 217, the average in all age communities is 132.

HOA Fees, $301 Average

Of the 159 ROCs that we were able to confirm current (2023/2024) homeowners association (HOA) fees, the average HOA fee for 55+ communities is $296 per month. The average HOA fee for all age communities is $302 per month. The overall average is $301 per month.

RE: California Mobile/Manufactured Home Parks

Sun, Mar 3, 2024 – If you are planning on purchasing a home in one of California’s 5,231 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

RE: Fresno, California / Shady Lakes Mobile Home Park / Harmony Communities / Resident Owned Communities

Fri, Mar 1, 2024 – After years of fighting rising rents, a group of mostly Oaxacan farmworkers in Fresno County have done the seemingly impossible: purchased their mobile home park from its corporate landlord. The group officially closed escrow on the park Thursday.

Previously called Shady Lakes Mobile Home Park, it will now be known as Nuevo Lago Mobile Home Park. The park will be run by a board of directors, made up of residents. Each household will have a small ownership interest in the park, which will be operated as a limited equity housing co-op. They’ll be able to make decisions about how much rent to charge, park finances and operating rules.

Taking control of their park wasn’t easy: It required five years of organizing on the part of residents, pro bono legal help and funding from both a national nonprofit and the state. But, residents at Nuevo Lago say it can be replicated.


RE: California / Mobilehome Residency Law (MRL)

Mon, Jan 29, 2024 – The MHPHOA online version of the 2024 California Mobilehome Residency Law in HTML has been updated to reflect all changes indicated below.

From the Senate Select Committee on Manufactured Home Communities:

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.
Senate Select Committee on Manufactured Home Communities

2024 California Mobilehome Residency Law

2024 California MRL

  • File Type: PDF
  • Pages: 145
  • Size: 2.9MB

From the 2024 MRL Introduction:

For the 2024 edition, Assembly Bill 604 (CIV §798.40) clarifies the scope of AB 1061 (Lee, Chapter 625, Statutes of 2021) to explicitly include residents of all mobilehome parks in each of the protections within the statute. These protections include capping each residents’ water service charges to only their proportional share based on monthly usage plus a reasonable administrative fee, eliminating arbitrary and unfair water “service” charges and fees. AB 1280 (CIV §1103.2) revises the Natural Hazard Disclosure Statement that must be provided by a property seller to a potential buyer to include more specific disclosures regarding whether the property falls within current local, or state, high and very high fire hazard severity zones.
Senate Select Committee on Manufactured Home Communities