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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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RE: Fresno, California / Nick Ubaldi / Harmony Communities

Wed, Jan 31, 2024 – A Fresno judge on Wednesday told mobile home park owner Harmony Communities that it can’t La Hacienda Mobile Estates until a final ruling is issued. The judge also put a stop to multiple ongoing evictions at the park.

In September 2023, a coalition of tenants at the mobile home park sued Stockton-based Harmony for what they say are multiple unlawful evictions, a predatory business model, and a planned closure of the park.

Attorneys for two tenant groups, Hacienda Homeowners for Justice and Trails End United for Change, filed a request for an injunction. Fresno County Superior Court Judge D. Tyler Tharpe issued a tentative ruling in favor of the tenant groups.

‘Plaintiffs have shown that they are likely to prevail on the merits of several of their claims, and that they will suffer irreparable harm if the requested injunction is not granted,” said Tharpe in his ruling. “According to plaintiffs’ evidence, defendants have refused to recognize the tenancies of plaintiffs’ members despite their having resided at the park for years or even decades.’

The attorney for La Hacienda tenants, Mariah Thompson, said the order means her clients can litigate the merits of their eviction cases without fear that they will become homeless in the meantime.

RE: California

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:

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 or visit

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.

RE: California

Fri, Jan 26, 2024 – This table of Mobile Home Parks, RV Parks, and Manufactured Home Communities for Sale in California is a work in progress as of Friday, January 26, 2024. Data is being updated regularly.

This is a partial listing and covers the period 2021-01-01 to 2024-01-26. 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.

RE: Petaluma, California / Youngstown Mobile Home Park / Three Pillar Communities

Tue, Jan 23, 2024 – In yet another challenge to the city’s mobile home rules, the owners of Youngstown Mobile Home Park have filed a second lawsuit against Petaluma, this time claiming that an overlay district passed last October to protect senior residents violates federal fair housing laws.

In the suit – filed Jan. 12 in Sonoma County Superior Court against the city of Petaluma, its City Council and 20 unnamed individuals – the park owners claim the city’s senior mobile home park overlay prevents them from renting to younger people and thus forces them to discriminate against potential renters in violation of the Fair Housing Act and its amendments.

The unnamed owners, filing as “Youngstown MHP LLC,” also claim in the suit that their attempt last June to convert the historically seniors-only park to all-ages was intended to “put Youngstown on viable financial footing.”

The latest legal maneuver follows an attempt last summer by owners to raise rents by over $900, as well as threats to outright close the 102-unit mobile home park on North McDowell Boulevard in the wake of the city’s push to strengthen its mobile home laws.

The proposed rent hike triggered an arbitration process that began Jan. 17, with residents gathering to watch as lawyers and witnesses debated the case.

Little Woods residents, themselves hit with proposed rent hikes of over 300%, are scheduled to begin their own arbitration proceedings in March. Residents at both parks must shoulder the costs of arbitration – said to be at least $50,000 – although Petaluma People Services Center has offered to assist with fundraising to cover some of those costs.

Get Your Security Deposits Refunded After One Year

RE: California / MRL Civil Code §798.39(b)

Fri, Jan 19, 2024 – From the 2024 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))
2024 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: Anaheim, Fullerton, California / Rancho La Paz Mobile Home Park / Star Management, Pacific Current Partners

Thu, Jan 18, 2024 – To paraphrase Dustin Hoffman speaking about Peter Pan in the movie Hook, park owner John Saunders HATES, HATES, HATES Rancho La Paz Senior Mobile Home Park.

YOU WOULD TOO, if you were John Saunders. But therein lies a challenge – to imagine you are John Saunders, you first have to arm yourself with boundless greed, entitlement, and malevolence. Only THEN can you grasp how much he hates the plucky mobile home-owning seniors of Rancho La Paz, the ONLY park of the dozens he’s gobbled up to actually get STATE LEGISLATION (thanks to Sharon Quirk-Silva) to protect them from his insatiable rent-gouging. THE GALL!

So for the last three years since AB 978 passed, Saunders has passive-aggressively run the place like an absentee slumlord. Letting the roads devolve into potholes. Not replacing burned out lights, as outside criminals discover this treasure trove. Replacing security with a half-assed firm that drives through ONCE A NIGHT, at the exact same time, a time that the local looters have memorized. More that we may mention later.

But this year Saunders has really found a way to punish and drive out the few troublesome protected seniors that are left (100 of the original 400) – make Rancho La Paz an All-Age Park! Actually, a tried-and-true tactic he’s pulled at many other places, not always legal, and also something he’s repeatedly said he’d never do at Rancho. He and his flacks say he can do this legally, even though it’s written in everyone’s lease (below) that it’s a senior park. (But just because he says he can doesn’t make it so – we shall see soon!)

RE: Chico, California / Pleasant Valley Mobile Estates / Legacy Communities

Wed, Jan 17, 2024 – Residents of Pleasant Valley Mobile Estates in Chico continue to push back against back-to-back rent increases.

Neighbors gathered at Tuesday night’s Chico City Council meeting to voice support for a rent stabilization ordinance for senior living mobile home parks.

This follows repeated rent hikes by the company that owns the park, Florida-based Legacy Communities. Residents tell KRCR that the company’s most recent rent increase came this year at 10%. This follows their initial plan to raise the rent by 30%, but they eventually lowered the number to 10% following pushback.

Residents say rent stabilization is not a new concept for mobile home parks in California. According to the Mobile Home Park Home Owners Allegiance, there are more than 90 cities in California that have instated different forms of rent stabilization for mobile home park space rent.

RE: California Mobile/Manufactured Home Parks

Fri, Jan 12, 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: California

Mon, Jan 1, 2024 – According to data obtained from the California Department of Housing and Community Development (HCD), there are 5,231 Active Mobile Home and RV Parks totaling 453,250 lots/spaces in the State of California. Of those 453,250 lots/spaces, 363,492 are mobile home spaces, 66,931 are RV lots with drains, and 22,827 are RV lots without drains.

There are 677 Closed Mobile Home and RV Parks totaling 21,574 lots/spaces. Of those 21,574 lots/spaces, 11,946 are mobile home spaces, 6,776 are RV lots with drains, and 2,852 are RV lots without drains.

As of Thu, Jun 1, 2023, the HCD has data for a total of 5,908 Mobile Home and RV Parks totaling 474,824 lots/spaces which includes Active and Closed listings. Of those 474,824 lots/spaces, 375,438 are mobile home spaces, 73,707 are RV lots with drains, and 25,679 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 Mon, Jan 1, 2024.

# Mobile Home Park Name Address City ST Zip SPC
Casa de Amigos
Operated By: Casa de Amigos Ltd
1085 Tasman Dr Sunnyvale CA 94089 923
Plaza del Rey
Operated By: Plaza del Rey Owner LLC
1225 Vienna Dr Sunnyvale CA 94089 800
Hemet West Mobile Estates
Operated By: Western States Mobilehome Parks
5001 W Florida Ave Hemet CA 92545 771
Operated By: MHC Operating LP
500 Nicholson Ln San Jose CA 95134 723
Swan Lake Mobile Home Park
Operated By: Hamner Park Associates
5800 Hamner Ave Eastvale CA 91752 716
Los Alisos Mobile Home Estates
Operated By: Miller, Willis Ranch Co
772 Garden Grove Blvd Westminster CA 92683 705
Casa Del Lago Mobile Home Park
Operated By: San Jose Investments Ltd
2151 Old Oakland Rd San Jose CA 95131 618
Adobe Wells
Operated By: Mobilehome Communities
1220 Tasman Dr Sunnyvale CA 94089 613
Oakridge Mobile Home Park
Operated By: Oakridge Ltd
15455 Glenoaks Blvd Sylmar CA 91342 600
Plantation on the Lake
Operated By: Plantation Company LLC
10961 Desert Lawn Dr Calimesa CA 92320 557
# RV Park Name Address City ST Zip Lots
Golden Village Palms RV Resort
Operated By: GVP LLC
3600 W Florida Ave Hemet CA 92544 1,019
Silent Valley Club
Operated By: Silent Valley Club Inc
46305 Poppet Flats Rd Banning CA 92220 850
Caliente Springs RV Park
Operated By: Timothy Manthei
70200 Dillon Rd Desert Hot Springs CA 92240 677
Soledad Canyon
Operated By: MHC TT Inc
4700 Crown Valley Rd Acton CA 93510 641
Fountain of Youth Spa
Operated By: Fountain of Youth Spa Corp
1500 Spa Rd Niland CA 92257 615
Wilderness Lakes
Operated By: MHC NAC Inc
30605 Briggs Rd Menifee CA 92584 523
Sands RV Resort
Operated By: Sun Sands RV LLC
16400 Bubbling Wells Rd Desert Hot Springs CA 92240 507
Mountain Lakes
Operated By: Robert Burlingame
277 Lytle Creek Rd Lytle Creek CA 92358 494
Rivers Edge RV Resort
Operated By: Brenda Agular
2299 Winterhaven Rd Winterhaven CA 92283 480
Catalina RV Spa
Operated By: Catalina Spa & RV Inc
18800 Cork Hill Rd Desert Hot Springs CA 92240 477
# RV Park Name Address City ST Zip Lots
Lawsons Landing
Operated By: Carl Vogler
137 Marine View Dr Dillon Beach CA 94929 1,000
Calaveras Timber Trails Association
Operated By: Calaveras Timber Trails Association
1071 Avery Sheep Ranch Rd Avery CA 95224 500
Lake of The Springs
Operated By: MHC TT Inc
14152 Frenchtown Rd Oregon House CA 95962 465
Soledad Canyon
Operated By: MHC TT Inc
4700 Crown Valley Rd Acton CA 93510 385
De Anza Campland
Operated By: Campland on the Bay
2211 Pacific Beach Dr San Diego CA 92109 339
Thousand Trails Pio Pico
Operated By: Thousand Trails Vehicle Park
14615 Otay Lakes Rd Jamul CA 91935 336
Morgan Hill Preserve
Operated By: MHC TT Inc
12895 Uvas Rd Morgan Hill CA 95037 298
Annetts Mono Village
Operated By: Annetts Mono Village Inc
13425 Twinlakes Rd Bridgeport CA 93517 281
Lake Minden
Operated By: MHC NAC LP
1256 Marcum Rd Nicolaus CA 95659 274
Camanche North Shore Recreation Area
Operated By: East Bay Municipal Utility District
2000 Camanche Rd Ione CA 95640 252

HCD MH and RV Parks Search

# Mobile Home Park Name Address City ST Zip SPC
Palm Desert Greens
Operated By: Palm Desert Greens Association
73750 Country Club Dr Palm Desert CA 92260 1,922
Tri Palm Estates
Operated By: Tri Palm Unified Owners Association
32851 Desert Moon Dr Thousand Palms CA 92276 1,629
Sierra Dawn Estates
Operated By: Sierra Dawn Estates Homeowners Association Inc
950 S Lyon Ave Hemet CA 92543 1,474
Sabre City Estates
Operated By: Researching…
Doolittle Dr Roseville CA 95747 726
Desert Crest
Operated By: Desert Crest Community Association
69400 N Country Club Dr Desert Hot Springs CA 92241 582
Black Lake Mobile Estates
Operated By: Researching…
234 Crosby Way Nipomo CA 93444 555
The Groves
Operated By: The Groves Homeowners Inc
5200 Irvine Blvd Irvine CA 92620 533
Golf Knolls Mobile Home Park
Operated By: Golf Knolls Association
29070 Camino Alba Murrieta CA 92563 520
Rancho Carlsbad
Operated By: Rancho Carlsbad Owners Association Inc
5200 El Camino Real Carlsbad CA 92008 504
Portola Country Club
Operated By: Portola Country Club Homeowners Association Inc
42500 Portola Ave Palm Desert CA 92660 499

ROC in California

According to data obtained from the U.S. Department of Homeland Security (HIFLD) and as of Thu, May 26, 2022, there are 53,432 Mobile Home and RV Parks in the U.S. Top 10 States are highlighted in green.

# State Parks
Alabama 2,454
Alaska 89
Arizona 1,472
Arkansas 959
California 5,054
Colorado 684
Connecticut 111
Delaware 203
Florida 5,881
Georgia 1,422
Hawaii 0
Idaho 503
Illinois 842
Indiana 1,062
Iowa 462
Kansas 548
Kentucky 880
Louisiana 1,762
Maine 359
Maryland 227
Massachusetts 212
Michigan 1,092
Minnesota 628
Mississippi 859
Missouri 1,015
Montana 494
Nebraska 287
Nevada 427
New Hampshire 322
New Jersey 219
New Mexico 681
New York 1,580
North Carolina 2,874
North Dakota 304
Ohio 1,304
Oklahoma 761
Oregon 970
Pennsylvania 1,581
Rhode Island 52
South Carolina 2,427
South Dakota 334
Tennessee 1,426
Texas 3,547
Utah 276
Vermont 223
Virginia 1,366
Washington 1,261
West Virginia 736
Wisconsin 951
Wyoming 249
Totals: 53,432
HIFLD Type Breakdown Parks
Mobile Home Parks (MHP) 50,345
Recreational Vehicle (RV) Parks 3,087
Totals: 53,432
HIFLD Size Breakdown Parks
Small – Less than 50 Units 37,463
Medium – 51 to 100 Units 8,946
Large – 101 Units or More 7,023
Totals: 53,432