California MHP News

Tue, Sep 30, 2025 – The Windsor Town Council on Wednesday will consider adopting an urgency ordinance to pause the closure or conversion of mobile home parks in the wake of one park owner’s intention to close Evergreen Mobile Estates.

Nick Ubaldi, owner of Evergreen Mobile Estates, said when Windsor updated its rent control regulations a few years ago, the move pushed the business to operate at a loss.

‘I am prepared to vigorously defend the legal rights of Evergreen Mobile Home Park. I have dedicated substantial resources to litigating similar matters throughout Sonoma County,’ Ubaldi wrote in an email to the Town Council on Monday.

Evergreen is managed by Harmony Communities, a Stockton-based company that owns upward of 30 mobile home parks in California and Oregon. The company has been similarly embroiled in litigation, threats of closure and ongoing arbitration hearings in Petaluma and Cotati.

Tue, Sep 30, 2025 – In a decision welcomed by many local seniors, the Fortuna City Council voted 4-1 on Monday, September 29, 2025, to approve an urgency ordinance placing a moratorium on mobile home rent increases until April 2026.

The special meeting was called after weeks of pleas from residents of Royal Crest Mobile Home Park and members of ‘Save Our Seniors’ (SOS) coalition. The group, comprised largely of seniors on fixed incomes, warned that without action, many could be displaced by rising lot rents.

For residents who have been organizing under the SOS banner, the moratorium represents what they describe as long-awaited relief from mounting financial pressures. Several spoke during public comment, underscoring the human impact of escalating housing costs.

The moratorium is set to last until April 30, 2026, effectively halting any rent increases for mobile home spaces within the city for the next 18 months. City officials described the ordinance as a temporary measure intended to stabilize rents while giving Fortuna time to evaluate long-term solutions.

Fri, Sep 26, 2025 – A lawyer representing the owners of the Royal Crest Mobile Home park said in a lengthy letter sent to the Fortuna City Council that the upcoming moratorium on mobile home lot rent increases was unnecessary and could lead to ‘costly and unwanted’ litigation.

The attorney, Anthony Rodriguez, said that a rent increase planned for January 1, 2026 was already tied to the Consumer Price Index at 2.49%. Both advocates for the Rent Stabilization Ordinance (RSO) and the owners have agreed that any future raises in rent will be tied to the CPI, though the Save Our Seniors prefer that lot rents only go up 75% of the CPI.

Rodriguez also said that the owners have ‘promised’ not to raise the rent again until January 2027, and threatened to ditch a rent credit program for their residents if the moratorium is passed on Monday.

‘I can assure the Council that these are issues that can result in litigation lasting many years, resulting in unwanted stress and expense for all concerned,’ Rodriguez said. ‘…If the parties are willing to agree to a long-term plan regarding rent increases at Royal Crest, my clients are willing to waive their right to pursue litigation in each of these issues.’

Thu, Sep 25, 2025 – On Wednesday, after a Fortuna City Council special meeting in closed session to discuss ‘significant exposure to litigation’ over a proposed mobile home rent stabilization ordinance, residents of a park learned the city would start developing one and freeze rent increases at parks in the meantime.

In a brief report for those at city hall, city attorney Ryan Plotz said the council will see a temporary moratorium on rent increases for mobile home parks Monday.

‘The idea (is) that we impose the moratorium while the council works to develop its own rent stabilization ordinance,’ he said.

City Manager Amy Nilsen said Thursday the moratorium will give staff time to develop the law, with a sunset date of April 30, 2025.

Residents of Royal Crest Mobile Estates, a 55+ park of about 200 spaces where most mobile home park residents in the city live, have been organizing for months for the council to pass a rent stabilization ordinance. The 2025 rates for lot rent ranges from $822 to $914, not including utilities or property taxes. Residents point to yearly rent hikes, totaling a 20% increase over the past four years.

Tue, Sep 16, 2025 – On Monday evening, the Fortuna City Council took a step toward temporarily freezing rent increases at mobile home parks, as residents call for an ordinance that would limit yearly rent hikes at Royal Crest Mobile Estates.

But the council was hesitant to adopt a rent stabilization ordinance, and rather, sought to enter a voluntary agreement with the owner to cap increases, to avoid the possible cost of getting sued. In the meantime, the council moved to have city staff develop a moratorium on rent increases, approved on a vote of 4-1 with councilmember Abe Stevens dissenting.

The 55+ park, with about 200 spaces, hosts over 150 homeowners petitioning the council to adopt legislation capping increases. Many say the rent increases are pricing them out of their homes as they live on fixed incomes. Rent for the lot their home sits on in 2012 was $419, while in 2025 it’s $822.

Councilmembers were empathetic, but concerned about getting sued by Storz Management.

Wed, Sep 24, 2025 – The Riverside Housing and Homeless Committee discussed additional amendments to the city’s Mobile Home Parks Rent Stabilization Ordinance Monday, just six days after the City Council approved capping annual rent increases at 2.8% beginning in 2026.

Despite the council’s October 16 action that exceeded resident requests by setting a cap lower than the 3% being sought, the committee heard proposals for further changes including transparency requirements and restrictions on family transfer rent increases.

The City Council’s 2.8% cap, approved the previous Tuesday, addressed the primary concern that had motivated Monday’s committee discussion—reducing the maximum allowable rent increase from the current 4% ceiling.

The new cap matches this year’s actual rent increase under the current ordinance, which allows increases between 2% and 4% based on 80% of the Consumer Price Index.

Wed, Sep 24, 2025 – Residents at two City of Bell-owned mobile home parks are afraid. Since 2020, they’ve been hearing that the Bell Mobile Home Park and Florence Village are being put up for sale. Now, city officials are telling them that appraisals will be done on their homes as the city prepares a relocation impact report to assess possible relocation costs for residents in more than 200 mobile homes.

Bell officials say every resident will meet with a relocation specialist to review their needs and are offering appraisers to establish fair market values for their homes as mitigation options are explored.

The Bell City Housing Authority acquired the parks in 1995, according to a December 2020 City of Bell press release, to ‘improve the City’s supply of affordable housing.’

But in a press release today, the city tells FOX 11 the parks are ‘not designated as low-income-restricted or senior housing. If approved, the plan will also create opportunities for new affordable and senior housing, retail, restaurant and entertainment opportunities in the future.’

Tue, Sep 23, 2025 – By the time most people hear about a mobile home park changing ownership, it’s because things have gotten bad: rents are up, neighbors are being evicted, and the infrastructure is crumbling. Residents are scared and confused, and the new property owner—often a large, out-of-state private equity investment firm operating as a limited liability company—is either unresponsive to residents’ concerns or outright hostile to them.

But that’s not what’s happening at Sonora Estates, an 84-site manufactured housing community in unincorporated Tuolumne County, California, perched on the western foothills of the Sierra Nevada Mountain Range. When the park sold in early 2025, it wasn’t in great shape—more than a third of the lots were vacant, existing homes were aging, and the infrastructure hadn’t been meaningfully upgraded in years. Within days of closing on the property, however, the new owner, Integrity Community Solutions (ICS), had started renovations.

Workers hauled away abandoned trailers. ICS brought in dumpsters, started clearing debris, and invited residents to use the dumpsters as needed. On-site property management met with the local authorities to discuss steps for further mitigating fire danger. Contractors started planning upgrades to water and electrical systems.

But maybe most importantly, and most unusually: ICS staff started talking to residents, building trust by answering their questions, setting expectations, and easing fears. New ownership often means rent hikes, new rules and requirements, or even a whole-park closure and redevelopment. ‘We closed on Tuesday, and we met with everybody on Thursday night. And it was a demoralized group,’ says Paul Bradley, ICS’s president and founder. ‘Basically we were just another investor to them. Oh yeah, we’ve heard this before.’

Sun, Sep 21, 2025 – In an August 24, 2025, Close to Home column, Bill Feeney, the owner of two local mobile home parks, opined that Sonoma County’s rent stabilization ordinances threaten to drive him and other park owners out of business (‘Mobile home rent control is backfiring’). This is laughable, as Feeney charges residents in the parks he owns sky-high ‘ground rents’ for the spaces their homes rest on. The average reported monthly rent in his park in Petaluma, The Cottages, was $1,552—twice as high as some of the other parks in the city.

As for his claim that rent stabilization is ‘unsustainable,’ the Little Woods mobile home park has seen a 146% rent increase since 1994, averaging nearly 5% annually. Investors keep buying parks in Petaluma for hefty prices—Youngstown for $14 million in 2020, Capri Mobile Villa last year for $4.25 million. Clearly, mobile home parks remain profitable.

Feeney’s commentary makes no mention of what bothers him the most: Approval of Assembly Bill 2782, which as of Janusary 1, 2025 of this year mandated that leases of any length are no longer exempt from local rent stabilization protections. This puts a firm ceiling on how far and how often park owners can jack up ground rents.

Feeney also didn’t mention that he and his allies in the park owners’ lobbying association have gone to war over this issue, filing a lawsuit against Govenor Gavin Newsom and Attorney General Rob Bonta that seeks to block AB 2782. A court denied their request for a preliminary injunction, but the case continues toward trial.

Note: This editorial was published by Anne B. Anderson (GSMOL President) in the Press Democrat in response to an anti-rent-stabilization editorial published by Bill Feeney (Petaluma Park Owner).

Sat, Sep 20, 2025 – This table of Mobile Home Parks, RV Parks, and Manufactured Home Communities for Sale in California is a work in progress as of Saturday, September 20, 2025. Data is being updated regularly.

This is a partial listing and covers the period 2021-01-01 to 2025-09-20. 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.

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California Mobile Home Parks Recently Listed For Sale

1. 2025-09-17 – Sea View Mobile Estates
   82 Sunshine Way, Eureka, California 95503
   79 Spaces, Senior, 39.97 Acres, $ Not Listed
   Operated By: Sea View Estates LLC (Brian P. Jones, Billy Graham Evangelistic Association)
2. 2025-09-12 – Acorn Mobile Village
   5800 Stockton Boulevard, Sacramento, California 95824
   57 Spaces, All Ages, 2.35 Acres, $4,150,000
   Operated By: Dennis Stroth
3. 2025-09-11 – The A&A Mobile Home Park
   7722 Atlantic Avenue, Cudahy, California 90201
   22 Spaces, Senior, 0.89 Acres, $1,850,000
   Operated By: A&A MHP LLC (Anthony Windle)
4. 2025-09-10 – Edgewater Mobile Home Park
   4222 Lelia Drive, Rio Vista, California 94571
   35 Spaces, All Ages, 5.44 Acres, $2,200,000
   Operated By: Bruce Davis

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California Mobile Home Parks Recently Sold

1. 2025-09 – 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. 2025-09 – Mission Village
   3700 Buchanan Street, Riverside, California 92503
   217 Spaces, Senior, **.** Acres, $37,500,000
   Operated By: Sakioka Farms Inc (The Carlyle Group)
   Purchased By: Mission Village MHP LLC (John Saunders, Saunders Property Company)
3. 2025-09 – Shady Glen Estates
   450 Gladycon Road, Colfax, California 95713
   117 Spaces, Senior, 28.82 Acres, *$11,500,000
   Operated By: Adrianna Smith

Fri, Sep 12, 2025 – Saunders Property Co. has purchased Mission Village, a 217-unit senior living mobile home complex in Riverside, California, from The Carlyle Group for $37.5 million, or $172,811 per unit.

Thu, Sep 11, 2025 – Devo Brown began renting land at Camarillo Mobile Estates, a mobile home park for residents 55 and older, about five years ago after he lost his Malibu home in the Woolsey fire.

Although his rent has increased 20% during his time at the park, he considers himself one of the lucky homeowners. Since 2020, he said, rents for residents newly moved in have risen from $1,250 to $2,050 per month—a nearly 65% increase.

This year, the rent increases have already prompted at least three of Brown’s neighbors to move out. Two of them abandoned their homes because they could not find any buyers who were willing to pay the rent and one of the two now lives in their car, he said.

Based on his and others’ pleas, the city of Camarillo is now considering joining other Ventura County cities in implementing rent control measures for mobile home parks.

Wed, Sep 10, 2025 – The state Attorney General’s Office is suing a California-based investment firm for allegedly instituting ‘unfair and retaliatory’ rent increases at a Taunton mobile home park.

On Monday, the AG’s office filed suit against BoaVida Communities, accusing it of violating state laws and regulations regarding manufactured housing communities through its management of Willow Terrace Mobile Home Park.

Since purchasing the 74-lot park in November 2022, the investment firm has unlawfully raised rent prices without offering tenants five-year leases three times, the attorney general’s office said. Over the last three years, BoaVida increased monthly rent at Willow Terrace from $302 to $535—a 56% jump.

Residents of the park reported concerns about the rent hikes to the AG’s office, which investigated the complaints. State prosecutors notified the investment firm about its potential state law violations in March 2025.

The suit against BoaVida asks the court to order the investment firm to pay restitution to affected Willow Terrace tenants, as well as civil penalties, and begin complying with state laws and regulations.

Thu, Sep 4, 2025 – Attorney General Kris Mayes today announced that she would seek a Temporary Restraining Order (TRO) and Preliminary Injunction against Redwood Thunderbird MHPS, LLC, and BoaVida Communities, LLC, owners and operators of Redwood Mobile Home Park in Tucson. The TRO and PI demand that the companies immediately repair the park’s failing electrical system or provide alternative housing to residents until repairs are complete.

‘Families at Redwood Mobile Home Park have been forced to live in sweltering, unsafe conditions while corporate landlords ignored their duty to provide safe and habitable living conditions,’ said Attorney General Mayes. ‘My office is asking the court to quickly issue a temporary restraining order to protect the residents of this mobile home park.’

Attorney General Mayes filed a lawsuit against the owners and operators of Redwood last week, after sending them a cease-and-desist earlier this summer. The complaint alleges that for years, Redwood residents—many of them children, seniors, and veterans—have endured repeated power outages that cut off air conditioning during extreme summer heat, creating life-threatening conditions and fire risks. Despite knowing about these outages, and after resident complaints and a cease-and-desist letter from the Attorney General’s Office, the companies have failed to make the necessary repairs.

Thu, Aug 21, 2025 – Attorney General Kris Mayes announced today that she’s filed a consumer fraud lawsuit against the owners and operators of Redwood Mobile Home Park in Tucson for failing to inform Park residents that the Park’s electrical system was extremely dangerous, unreliable, and overloaded. Residents of the Park have suffered unacceptable regular electrical outages, leaving them unable to air condition their homes as temperatures in Tucson routinely spike to triple digits. The repeated outages have created dangerous and potentially deadly conditions for residents.

‘Mobile home units in triple digit heat and no A/C become an oven. It’s dangerous and it’s only a matter of time before someone dies,’ said Attorney General Mayes. ‘This is a warning to all property managers: if you endanger residents with repeated electrical outages or A/C outages, my office will come after you.’

The Attorney General’s lawsuit alleges that Redwood Thunderbird MHPS LLC (“Redwood Thunderbird”), the owners of Redwood Mobile Home Park, and BoaVida Communities LLC (“BoaVida”), the property management company for the Park, violated the Arizona Consumer Fraud Act (the “ACFA”) by failing to inform Park residents that the Park’s electrical system was outdated and insufficient to power basic appliances and air conditioning systems. The lawsuit further alleges that Redwood and BoaVida knew the park’s electrical system was overloaded and dangerous, but failed to notify residents of the issue. As a result, Redwood residents have been left exposed to risks of electric fires and regularly lose power to air condition their homes for hours at a time during extreme heat spikes.

If you believe you have been the victim of consumer fraud or unfair practices, you can file a complaint with the Attorney General’s Office at www.azag.gov/consumer. If you need a complaint form sent to you, you can contact the Attorney General’s Office in Phoenix at (602) 542-5763, in Tucson at (520) 628-6648, or outside the Phoenix and Tucson metro areas at (800) 352-8431.

Sun, Sep 7, 2025 – The elderly low-income residents of a California mobile home park claim they were cheated out of millions after the city backtracked on a decades-old agreement.

In 1997, the senior citizens living at the Marin Valley Mobile Country Club (MVMCC) in Novato decided to try to purchase the 63-acre retirement community.

But without the funds to do so, they called on the city for support—allegedly entering a ‘handshake’ agreement that would result in the residents owning the property.

The Novato Financing Authority (NFA), the city division tasked with financing the park, was able to secure the $17 million in loans needed to buy the land.

Since then, residents have been paying off two bonds with interest.

Novato has not contributed a penny of its own money to tackling the debt, according to the Park Acquisition Corp. (PAC), the group representing MVMCC.

Wed, Aug 27, 2025 – A group of low-income seniors in Novato is trying to buy their mobile home park from the city, but how the city ended up owning the property has a lot of people crying foul.

From the street, a host of “Private Property” signs indicates the Marin Valley Mobile Country Club to be privately owned. But it’s not. The 319-unit mobile home complex is officially owned by the city of Novato.

In 1997, the residents formed a group called the Park Acquisition Corporation (PAC) to try to buy the land, but somehow the city, which co-signed the loan, ended up as the only name on the documents. For more than 20 years, resident Gloria Gilbert’s monthly payment has gone toward buying property for the city. But she, like a lot of residents, thought they would eventually own the land.

A city staff report from 2023 says, ‘There are no documents that indicated park ownership would transfer to the PAC, park residents, or any other entity other than the City of Novato after the Bank of Marin loan is repaid in 2027.’

Tue, Aug 19, 2025 – A group of senior citizens and the city of Novato are locked in a heated battle over the purchase price of a mobile home park. But some are questioning how the city became the sole owner of the property in the first place.

The seniors living in the Marin Valley Mobile Country Club mobile home park were forward-thinking. In 1997, they hatched a plan to purchase the property, to give themselves more housing security, and they’ve been paying on the loan ever since.

But now that it’s almost all paid off, rather than becoming the owners, they said the city is telling them that they have to pay for it all over again.

The land was originally planned to be a golf course, hence the name. Instead, it became a 319-unit complex, housing 400 elderly residents, with more than 90 percent being low-income.

So, 28 years ago, the residents entered into an agreement to pay $17 million to buy the property. They didn’t have collateral, so the city stepped up to guarantee the 30-year bank loan.

Currently, with only two years and a little more than a million dollars left to pay on the loan, the city of Novato is the legal owner of the park and considers itself to be the residents’ landlord. So, when the homeowners once again offered to buy the property, this time for $20 million, the city refused, demanding $26 million instead. Resident and board member Brad Witherspoon said the city came to that figure by ignoring the status of the park as low-income, seniors-only housing.

Fri, Sep 5, 2025 – For decades, Olive Dell ranch was a celebrated destination regarded as southern California’s friendliest nudist resort. The 136-acre (55-hectare) property in the San Jacinto foothills offered affordable rents, miles of hiking trails and a community with deep ties.

But residents say that rapidly deteriorated after the property came into new ownership in recent years. The resort’s decision to go ‘textile,’ explicitly banning nudity across the property, was a blow, but Olive Dell also fell into disrepair and longtime occupants were evicted, according to residents.

More than 50 current and former members are suing the property’s owners, accusing them of violating their civil rights, unfair business practices, financial elder abuse and labor violations, among other charges. They argue the owners are making conditions unlivable while increasing rents, and threatening people who complain with eviction.

Tue, Sep 2, 2025 – The Santa Clara County Housing Authority is abandoning its plans to redevelop Palo Alto’s Buena Vista Mobile Home Park with new mobile homes and an apartment building. Instead, the Housing Authority will replace the utilities and develop a voluntary mobile home replacement program for the 4.5-acre park at 3980 El Camino Real, spokeswoman Brandi Johnson said today (Tue, Sep 2, 2025).

The announcement comes after the Housing Authority put the $57 million redevelopment plans on pause in October 2024. Those plans are ‘unfortunately no longer viable,’ Executive Director Preston Prince said in a letter to residents, dated Aug 28, 2025.

‘We understand that this has been a long journey for the community, and we are excited about the prospect of upgrading Buena Vista’s utility infrastructure and continuing the preservation of the park by providing affordable housing opportunities for the Palo Alto community,’ Prince said in the letter.

Prince and his team declined an interview yesterday. Johnson said they’ll have meetings with residents in the coming weeks to discuss replacing the park’s water, gas, sewer and electricity utilities, and residents will get details about the replacement program late next year.

Thu, Feb 9, 2023 – When the Buena Vista Mobile Home Park was on the verge of being razed and replaced with a luxury-housing development six years ago, the Santa Clara County Housing Authority stepped in and bought the El Camino Real property, preserving it as one of Palo Alto’s few bastions of low-income housing.

Now, the housing authority is moving ahead with its own redevelopment plan for the park at 3980 El Camino Real, one that would replace mobile homes, community buildings and a motel on the west side of Buena Vista with a new apartment building. The authority also intends to replace existing mobile homes at the remainder of the site with new ones, according to a report that the agency issued ahead of a Feb. 13 meeting with the Palo Alto City Council to unveil the proposal.

For Buena Vista, the new proposal would represent the biggest transformation since the housing authority took ownership of the 4.5-acre property from the Jisser family in 2017. At that time, the county Board of Supervisors and the Palo Alto City Council each kicked in $14.5 million to help prevent the park’s closure. The Housing Authority contributed $12 million to purchase and another $19.9 million to renovate the residential community, a process that included replacing Buena Vista’s aged utility systems and bringing mobile homes up to code.

Mon, Sep 1, 2025 – This table of 161 Investors, Park Owners and/or Park Management Companies is a work in progress as of Monday, September 1, 2025. The number of Sites data may not be accurate and is rounded up to the nearest quarter (25, 50, 75, 00).

The MHPHOA are performing ongoing research in this area to see if we can accurately account for the total number of Sites for each entity listed. Address and Website information are accurate based on recent audits performed for data verification against publicly available records.