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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: 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.

# 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
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

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

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.

RE: San Jose, California

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…