Mobile Home Owner News – June 2024
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: Petaluma, California / Little Woods Mobile Villa / Nick Ubaldi / Harmony Communities
Thu, Jun 27, 2024 – Last week we reported on a ruling against the owners of Little Woods Mobile Home Park in Petaluma. The arbitrator in the case rejected a jump in the cost of renting space to park a mobile home from $495 to more than $2,000 a month.
Asked for a reaction to the ruling, Ubaldi wrote that he is disappointed, adding, ‘We are hardly surprised, Petaluma has not been a hospitable environment for business owners, the recent change to the rent stabilization ordinance will ultimately drive us out of business,’ Ubaldi wrote in an email.
A letter sent to Petaluma’s city manager by park owners Friday, and shared with KRCB News by Ubaldi, reiterates plans to begin the process of closing the mobile home park. Park owners are also challenging the city’s required closure procedure, along with recently enacted zoning rules.
Ubaldi responded in writing, ‘We will continue litigating against the city until we achieve a fair outcome or close the park.’ Ubaldi stated in his email that Petaluma can’t force private parties to provide affordable housing.
RE: Petaluma, California / Little Woods Mobile Villa / Nick Ubaldi / Harmony Communities
Wed, Jun 26, 2024 – Residents expected owners to do something like this, ‘but didn’t think it’d happen so soon,’ Sanchez said.
‘We knew that they were going to be trying this every single year. They’ve made it very clear at other parks, too, that they’re very litigious, and they’re willing to essentially try different legal tactics to do what they want – either raise the rents or close the parks,’ Sanchez said.
The Little Woods arbitration closely followed a similar hearing in January over proposed rent increases of more than 100% at Youngstown. In that case, which was decided in late March, an arbitrator awarded park owners monthly rent hikes of $118 retroactive to Dec 1, 2023. The ruling was a blow to residents, but far below the $900 monthly increase sought.
Park owner Daniel Weisfield then pursued more than $434,000 in attorney’s fees and other costs from residents, ultimately winning a judgment of more than $78,000.
Ubaldi and other owners insist they have no other option to protect their investment other than pursue rent increases that exceed the city’s caps or consider closure altogether. He believes arbitrations are a lose-lose for all parties, given the necessary investment, but said his company is committed to annual rent hikes which trigger arbitration.
RE: California
Mon, Jun 24, 2024 – 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 453,810 lots/spaces in the State of California. Of those 453,810 lots/spaces, 363,594 are mobile home spaces, 66,403 are RV lots with drains, and 22,813 are RV lots without drains.
There are 680 Closed Mobile Home and RV Parks totaling 21,708 lots/spaces. Of those 21,708 lots/spaces, 12,014 are mobile home spaces, 6,842 are RV lots with drains, and 2,852 are RV lots without drains.
As of Mon, Jun 24, 2024, the HCD has data for a total of 5,910 Mobile Home and RV Parks totaling 475,518 lots/spaces which includes Active and Closed listings. Of those 475,518 lots/spaces, 375,608 are mobile home spaces, 73,245 are RV lots with drains, and 25,665 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, Jun 24, 2024.
California – Top 10 Largest Mobile Home Parks
# | 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 | |
Westwinds 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 | |
7,026 |
California – Top 10 Largest RV Parks With Drains
# | 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 | |
6,283 |
California – Top 10 Largest RV Parks Without Drains
# | 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 | |
Holcomb Valley Ranch Operated By: Holcomb Camp |
34300 Holcomb Valley Rd | Fawnskin | CA | 92333 | 400 | |
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 | |
4,278 |
California – Top 10 Largest ROC Mobile Home Parks
# | 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 | |
8,944 |
U.S. Mobile Home and RV Parks
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 |
RE: Petaluma, California / Little Woods Mobile Villa / Nick Ubaldi / Harmony Communities
Sat, Jun 22, 2024 – In a resounding defeat for a landlord this week, an arbitrator has rejected any and all rent increases at Petaluma’s Little Woods Mobile Home Park.
Park operators had sought to raise the charge for mobile home spaces by more than $1,500 a month. The average ground rent is currently $495. An appeal is possible, if not likely and park owners can petition for reimbursement of some legal costs.
But Petaluma mobile home tenants rights advocate Jodi Johnson said the arbitrator recognized inconsistencies, contradictions and faulty methodology in the expert testimony and evidence from attorneys representing the owners.
The arbitrator, in her ruling, found the park owners failed to present enough evidence to prove their case. She noted that park owners had initially sought a rate of return of 11-12 percent, but also mentioned 11-20 percent.
‘The City of Petaluma is going to set precedent because this is happening in every city, in every state in the United States right now. When you stand up, they will not prevail.’
Johnson said she is gearing up for a new battle, as Petaluma’s Capri Mobile Home Park was recently purchased by the same limited liability company.
Wed, Jun 19, 2024 – San Jose, the city with the most mobile home parks in California, has adopted new rules to protect tens of thousands of park residents from displacement by making it more difficult to redevelop the sites for other purposes.
Over the past decade, the city has worked to establish a new land-use category specifically for its 58 mobile home parks. The latest update means that when a developer or property owner wants to turn any of those parks into housing or another kind of development, they must first ask the City Council to change the zoning regulation to allow a project that’s not a mobile home site.
Some parks became subject to that requirement earlier this year. Last week, the council unanimously agreed to extend the protections to the remaining 43 parks not yet covered under the added zoning.
RE: Chico, California / LGC Pleasant Valley LLC / Legacy Communities
Tue, Jun 18, 2024 – The idea of rent stabilization in Chico for mobile home parks was shot down at Tuesday’s city council meeting.
The Chico City Council voted 4-2 Tuesday night against a proposed rent stabilization on mobile home parks. The issues came after seniors from Pleasant Valley Mobile Home Estates came to the council asking for help after they said their rent was increasing significantly.
Despite the motion dying the chamber at Tuesday’s meeting, several people tell Action News Now that they’re looking at other options to bring rent stabilization to mobile home parks.
‘If they don’t want it this way, we’re going to get it on the ballot then. We’re going to keep fighting then, and we’re going to convince people that we deserve it, that we all deserve it,’ Macklin said.
Winslow explained to us that it may be too late to get it on the ballot this year, and Van Overbeek says once an item dies on the floor, it can’t come back to the council for another year. However, Winslow says depending on the election this year with the city council, there’s a chance we could see it back sooner if new council members bring it back.
RE: MHP Investors
Thu, Jun 13, 2024 – Private Equity Stakeholder Project (PESP) and Manufactured Housing Action (MHAction) have released the Private Equity Manufactured Housing Tracker – A current list of private equity owned manufactured home parks in the U.S.
Over the past 20 years, manufactured home communities increasingly have gone from ‘mom and pop’ enterprises to ownership by private equity firms, hedge funds, and large, multi-state corporations that seek to capitalize on manufactured-home owners’ unique situation.
Corporate investors realized that manufactured housing could be a source of large profits. ‘The number of investors looking for mobile home parks to purchase is unprecedented,’ said Paul Bradley, president of ROC USA, a nonprofit that helps residents form cooperatives to buy their parks. From 2010 to 2020, he noted, manufactured housing parks were ‘the highest returning of all real estate asset classes – offices, commercial, industrial, storage units, parking garages, you name it – with a 22 percent annual compounded return.’
The private equity business model is simple. They buy a park, increase the rent in order to increase cash flow at the property and thus increase the park’s value, and then often sell it within a few years for a profit.
One example of this is in Sunnyvale, California where the Carlyle Group bought the Plaza Del Rey mobile home park, which has 800 homes, in 2015. Carlyle raised rents 8% a year, while the previous park owner had 3% annual increases. Carlyle paid $150 million for it in 2015, increased the rents, and then in 2019, just four years later, sold the park for $237 million – making a profit of almost $90 million in just four years.
RE: Petaluma, California / Little Woods Mobile Villa / Nick Ubaldi / Harmony Communities
Youngstown Mobile Home Park / Three Pillar Communities
Fri, Jun 7, 2024 – A federal judge dismissed a lawsuit against the city of Petaluma by owners of two mobile home parks who claimed the city infringed on their constitutional rights.
Owners of the two parks – the senior-only Youngstown on North McDowell and all-ages Little Woods Mobile Villa on Lakeville Highway – claimed the city’s mobile home rent control laws and its park closure regulations infringed on their rights because owners are forced to operate parks at a loss and it’s difficult to otherwise sell or convert the parks.
In the 23-page order granting Petaluma’s motion to dismiss, the judge found that complaints the city had violated the Fifth Amendment’s taking clause, which prohibits the taking of public property without just compensation – were insufficient.
The judge also dismissed claims that the city had violated the contract clause in the Constitution and ruled against claims that city and state regulations infringed on their contractual obligations.
Nick Ubaldi, whose family owns Little Woods, and who works for Harmony Communities, said owners will work with the city to facilitate park closure.
‘We will continue litigating against the city until we achieve a fair and equitable outcome, or we will close the park, whichever comes first. We remain committed to annual arbitrations and hope the city will take our businesses seriously. We will not continue to subsidize affordable housing for the city of Petaluma,’ he wrote. ‘If the city wishes to take on this responsibility, we are open to hearing their ideas. Otherwise, if they expect a private business to shoulder this burden, we hope they will consider the very reasonable terms we have presented.’
He also confirmed that Harmony Communities recently purchased Capri Mobile Villa on North McDowell Boulevard at its 2002 value, adding that the owners were ‘desperate to sell,’ and ‘terrified of changes made to the ordinance,’ he said.
Wed, Jun 5, 2024 – Two mobile home parks companies in Petaluma, California, that want to close or convert their parks, failed to convince a federal court that the current regulations that are allegedly preventing them from doing so are unconstitutional.
One plaintiff, Little Woods Mobile Villa LLC, owns a mobile home park with 78 lots; the second plaintiff, Youngstown MHP LLC, owns a park with 102 lots. The two park owners allege Petaluma’s rent control law has made park operations ‘economically infeasible’ and they want to close, but are being forced to operate at an ‘economic loss’ because of the law…