Mobile Home Owner News – May 2026
Resident curated news and important information regarding mobile home owners and residents in mobile home parks throughout the State of California.
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RE: San Leandro, California / Monte Christo Communities / Predator Harmony Communities
Sun, May 31, 2026 – This month, we [MHAction] published our latest report, “Nowhere to go in San Leandro,” which tells the story of manufactured home community residents' ongoing fight for rent protections, equitable treatment, and language justice in San Leandro, CA. Shoutout to all the residents who shared their stories and insight to make this report possible!
In the past, manufactured home communities were one of the few stable, low cost housing options for low-income families in California. San Leandro is no exception, with 15 manufactured home communities, comprising 1,042 lots. These communities provided a pathway for residents to live affordably, become homeowners, and build equity. However, in recent years, corporate investors have increasingly acquired manufactured home communities, often driving up lot rents and displacing residents.
Notable examples of corporate ownership in San Leandro include Brandenburg, Staedler, and Moore (also known as Brandenburg Properties), Harmony Communities, and Monte Christo Communities, which collectively own several hundred manufactured home communities (see chart below). While these companies market themselves as “family owned,” community friendly, and “good corporate” citizens, resident experiences tell a different story of rising rents, reduced quality of life, and fear of displacement.
Harmony Communities has been linked to repeated conflicts with residents and local governments following acquisitions in the Bay Area. In Petaluma, Harmony owned communities such as Capri Villa faced resident backlash and city arbitration after the company sought rent increases of up to 92%, with arbitrators initially finding the increases unjustified under local rent stabilization law. In San Rafael, residents of the RV Park of San Rafael filed a lawsuit against Harmony and related entities alleging illegal evictions, retaliatory rent hikes, and violations of local rent control protections following acquisition. These cases mirror broader resident concerns about steep rent increases, displacement pressure, and aggressive management practices after corporate takeovers.
California MHPs for Sale – Is Your Mobile Home Park for Sale?
RE: California
Sat, May 30, 2026 – This table of Mobile Home Parks, RV Parks, and Manufactured Home Communities for Sale in California is a work in progress as of Saturday, May 30, 2026. Data is being updated regularly.
This is a partial listing and covers the period 2021-01-01 to 2026-05-30. 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.
California Mobile Home Parks Recently Listed For Sale
- 2026-05-29 – Woodson Bridge RV Park
25433 South Avenue, Corning, California 96021
134 Spaces, All Ages, 8.05 Acres, $4,995,000
Operated By: Sagar Virk - 2026-05-27 – Gold Country Campground Resort
13026 Tabeaud Road, Pine Grove, California 95665
139 Spaces, All Ages, 45.70 Acres, $4,900,000
Operated By: Gold Country Campground LLC (Anthony Michael Colarusso) - 2026-05-27 – Pine Grove Mobile Home Park
1368 Garnet Lane, Paradise, California 95969
78 Spaces, All Ages, 3.69 Acres, $2,200,000
Operated By: Roberta Held - 2026-05-27 – Trombettas Resort
5865 Old Highway 53, Clearlake, California 95422
60 Spaces, All Ages, 3.69 Acres, $1,600,000
Operated By: W&R Wedgewood Apartments (Valentine Rodrigues) - 2026-05-27 – Twin Oaks Village
5755 Old Highway 53, Clearlake, California 95422
22 Spaces, All Ages, 2.58 Acres, $2,000,000
Operated By: James Carroll - 2026-05-22 – Riverside Crossing Mobile Home Park
24660 Tehama Vina Road, Los Molinos, California 96055
70 Spaces, All Ages, 9.90 Acres, $2,150,000
Operated By: CE Investments LLC (Chad Costa, Matthew Enriquez) - 2026-05-20 – Baker Mobile Home Park
57134 California 127, Baker, California 92309
73 Spaces, All Ages, 9.10 Acres, $2,299,000
Operated By: Baker MHP Investors LLC (Ryan Hollingshead) - 2026-05-19 – Shafter Mobile Home Park
108 West Orange Avenue, Shafter, California 93263
39 Spaces, All Ages, 1.47 Acres, $1,999,000
Operated By: Larry Hart - 2026-05-12 – Garden Trailer Park
5825 East Florence Avenue, Bell Gardens, California 90201
32 Spaces, All Ages, 0.92 Acres, $3,400,000
Operated By: Inversiones California LLC (Maximo R. Requejo Clavo, Pompeo Requejo Mego) - 2026-05-11 – Kozy Manufactured Housing Community
525 Palm Avenue, Beaumont, California 92223
38 Spaces, All Ages, 1.71 Acres, $3,100,000
Operated By: Kozy Manufactured Housing Community LLC, Harmony Communities - 2026-05-11 – Red Bluff RV & MH Village
130 Gilmore Road, Red Bluff, California 96080
68 Spaces, All Ages, 13.05 Acres, $3,500,000
Operated By: Red Bluff RV and MH Village LLC (James A. Cassin) - 2026-05-06 – Acton Country Mobile Home Park
2501 Sierra Highway, Acton, California 93510
27 Spaces, All Ages, 25.43 Acres, $3,050,000
Operated By: Ace Associates LLC (Robert Ridino) - 2026-05-06 – Santa Fe Palms Mobile Home Park
330 Palm Canyon Drive, Borrego Springs, California 92004
27 Spaces, All Ages, 3.22 Acres, $1,350,000
Operated By: Lewis Doria - 2026-05-05 – Rancho Valley MHP
2881 Pennington Road, Live Oak, California 95953
20 Spaces, All Ages, 2.07 Acres, $2,095,000
Operated By: Robert Zidek - 2026-05-04 – Joshua Mobile Home and RV Park
26611 Nudgent Street, Boron, California 93516
32 Spaces, All Ages, 2.35 Acres, $1,200,000
Operated By: Unknown
RE: San Jose, California / MHP Investors / CA Mobile Home Parks for Sale
Fri, May 22, 2026 – Three South Bay mobile home parks have new owners after a series of real estate deals. Bought for a combined $23.2 million in May, the mobile home sites include Mobilodge of Milpitas at 1515 North Milpitas Blvd. in Milpitas; Old Orchard Mobile Park at 2135 Little Orchard St. in San Jose; and Mayfair Trailer Park at 1840 South Seventh St. in San Jose, documents on file with the Santa Clara County Recorder’s Office show.
Mobilodge of Milpitas, a 145-space complex, was bought for $9.1 million by a group headed up by Peter Wang, of Mountain View, according to deeds on file at the Recorder’s Office.
Old Orchard Mobile Park, a 102-space property, was bought for $8.2 million, also by a Wang-led affiliate, documents show.
Mayfair Trailer Park, a 54-space complex across the street from the The Plant shopping and dining hub, was bought for $5.9 million by a Sacramento-based affiliate headed up by John McDougall, according to documents.
Wang was the seller in the deal, state business and county real estate documents show.
RE: Thermal, California / Caritas Corporation / Shady Lane Estates
Tue, May 19, 2026 – In April 2019, a nonprofit called the Caritas Corporation—dedicated to acquiring, renovating and managing low-income communities, primarily in California and Oregon—purchased the dilapidated Shady Lane Mobile Home Park near Thermal for $225,000.
Their goal with Shady Lane—as it is with all of the low-income communities they own and operate—was to remodel the exterior spaces; repair the electrical, water and sewage infrastructure; and replace the living units to transform the park into a clean and comfortable home for its more than 140 residents.
After seven years of fundraising and construction, on April 21, a ribbon-cutting ceremony celebrated the basic completion of the community overhaul. The event marked the successful return of 32 families who had lived in the ‘before’ version of the park, along with the relocation of eight families from the nearby Oasis Mobile Home Park, into 40 new-and-improved mobile homes in what is now called Shady Lane Estates.
RE: Upland, California / RSOs
Thu, May 14, 2026 – Upland City Council voted 3-2 Monday to reinstate the city’s Mobile Home Rent Stabilization Ordinance after weeks of public resistance to its unexpected repeal in June 2025. The vote followed nearly two hours of comment from residents and mobile home administrators.
In the end the original ordinance was restored with an added provision regarding the sale of homes, with Council members Shannan Maust and James Breitling voting no.
The Council ultimately opted for the restored version, albeit with changes to section 5.68.100 that will allow owners of the mobile park to increase rents to market value upon the sale or transfer of a home.
RE: Novato, California / Marin Valley Mobile Country Club (MVMCC)
Mon, May 11, 2026 – Residents of a major affordable mobile home park in Novato say they are continuing a decades-long fight to keep their community in their own hands. The 400 residents who live in the 311 homes that comprise the Marin Valley Mobile Country Club fear losing their community and are now receiving assistance from You Are the Power, a nationwide tax-exempt organization that uses social media to help citizens navigate local government disputes.
Three decades ago, the city of Novato floated bonds to support low-income, affordable housing. The agreement dictated that residents would pay for all bonds, expenses, and maintenance at no cost to the city. With those bonds set to be paid off next year, residents maintain the deal included a major provision: a transfer of ownership.
‘We were promised. Couldn’t be in writing at the time, but we were promised that at the end of this transaction, when the bonds were retired, that we would be transferred the park for the benefit of the residents into a nonprofit corporation,’ said David Kenyon, who served as the residents’ attorney and broker when the original deal was reached.
Current residents say they have fulfilled their end of the bargain, paying nearly 30 years of loans and interest totaling close to $30 million. They argue that both the intention of the deal and the supporting city documents point toward the park becoming self-owned in a nonprofit form.
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.
RE: San Luis Obispo, California / Predator Harmony Communities
Thu, May 7, 2026 – Controversial mobile home park management company Harmony Communities’ second attempt to raise the rent at a Nipomo mobile home park was knocked down by the San Luis Obispo County Board of Supervisors at its May 5 meeting.
Following rent increase requests for Buena Vista Mobile Home Park and Cambria’s Oak Terrace mobile home park in 2024, which were rejected by the Mobilehome Rent Review Board and the Board of Supervisors in 2025, Harmony again asked the rent review board to approve a rent hike in October 2025.
Harmony—on behalf of Buena Vista—requested a rent increase of $99.53 per month for each of the 42 month-to-month rental spaces at the Nipomo mobile home park. That’s an average rent increase of 22 percent per rental.
The rent review board shot down the request in January 2026, and the Stockton-based Buena Vista LLP appealed that decision to the Board of Supervisors. The supervisors unanimously upheld the review board’s rejection at the May 5 meeting.
Get Your Security Deposits Refunded After One Year
RE: California / MRL Civil Code §798.39(b)
Fri, May 1, 2026 – From the 2026 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))
2026 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: California / Mobilehome Residency Law (MRL) / GSMOL
Fri, Jan 2, 2026 – The MHPHOA HTML and the GSMOL PDF versions of the 2026 California Mobilehome Residency Law have been updated to reflect all changes for the 2026 year.
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.
2026 California Mobilehome Residency Law
File Type: PDF, Pages: 187, Size: 2.8 MB
