THE KEITH BYRD TEAM (844) 805-2999

Mobile Home Parks

Click on the park name to see the Active MLS listings. Mobile/Manufactured Home Frequently Asked Questions is below this chart.

Find Space Rent and Age Restriction info for over 2000 parks in California, Oregon, Washington and other states on SpaceRentGuide.com

Park Name	Age Restricted (55+)	Owned/ Leased	Pets Allowed	Average Space Rent*	Pool	Clubhouse	Home Owners Association (HOA)
Arroyo Grande
Bolsa Chica Mobile Estates	Yes	Owned	Restrictions	n/a	Yes	Yes	$108/mo
Calif Grandmothers Club Park	Yes	Leased	?	$212/mo	No	Yes
Ken-Mar Gardens Mobile Home Park	No	Leased	Yes	$550	No	No	No
Mesa Dunes Mobile Home Estates	No	Leased	Yes	$863-$902	Yes	Yes	No
Sunrise Terrace	Yes	Owned-$200K share	Yes	n/a	Yes	Yes	$175/mo

Atascadero
Last Oak Mobile Home Park	No	Leased	Yes	$485	Yes	Yes	No
Rancho Del Bordo Mobile Home Estates	Yes	Leased	Yes	$668	Yes	Yes	No
Hilltop Mobile Home and RV Park	No	Leased	Unknown	$507	No	Yes	No
Camino Del Roble Mobile Estate	Yes	Leased	Yes	$500	No	Yes	No

Avila Beach
San Luis Bay Mobile Estates	Mixed	Owned	Yes	N/A	Yes	Yes	Yes $280-$285/mo

Cambria
Oak Terrace	Yes	Leased	Yes	$272-$327	No	No	No

Cayucos
Bella Vista Mobile Lodge	No	Leased	Yes	$599	No	No	No
Whale Rock Terrace	Yes	Owned	Yes	N/A	No	Yes	$120/mo

Grover Beach
Le Sage Riviera	No	Leased	Yes	$845	No	No	No
Grover Gardens Mobile Home Park	Yes	Leased	Yes	$432	No	No	No

Los Osos
Sunny Oaks Mobile Home Park	Yes	Owned $65,000 Share in Park	Yes	N/A	No	No	No
Daisy Hill Estates	Yes	Owned	Yes	N/A	No	Yes	$137/mo
Morro Shores Mobile Home Park	Yes	Leased	Yes	$535-$545	No	Yes	No
Sea Oaks Mobile Home Community	Yes	Leased	Yes	$468-$546	Yes	Yes	No

Morro Bay
Bay Pines Mobile Home Park	Yes	Leased	Yes	$555-$583	No	Yes	No
Blue Heron Terrace Mobile Home Park	No	Leased	Yes	$556	No	No	No
El Morro Trailer Park	Yes	Leased	Restrictions	$400	No	No	No
Rancho Colina	No	Leased	Yes	$541	No	No	No
Silver City Mobile Manor	Yes	Leased	Yes	$380	Yes	Yes	No

Nipomo
Buena Vista Mobile Home Park	No	Leased	Yes	$375	No	No	No

Oceano
Dunavista Mobile Home Park	Yes	Leased	Yes	$341-$497	No	Yes	No
Porticos Mobile Home and Garden Park	No	Leased	Yes	$325	No	No	No
Rancho Del Arroyo Mobile Home Park	No	Leased	Unknown	$418	Yes	Yes	No
Sea Breeze Mobile Home Park	Yes	Owned	Yes	N/A	Yes	Yes	$150/mo
Dunavista Mobile Home Park	Yes	Leased	Yes	$341-$497	No	Yes	No

Orcutt
Orcutt Ranch Mobile Home Estates	Yes	Leased	Yes	$482	No	Yes	Yes

Paso Robles
Rancho Paso Mobile Home Park	Yes	Leased	Yes	$540	Yes	Yes	Yes $179/mo
Los Robles Mobile Home Estates	No	Leased	Yes	$490	Yes	Yes	No
Quail Run Mobile Homes	Yes	Owned	Yes	N/A	Yes	Yes	Yes $113.37/mo

Pismo Beach
Pismo Beach Mobile Home Park	Yes	Owned	Yes	N/A	Yes	Yes	Yes $75/mo
Hacienda Del Pismo Mobile Estates	Yes	Leased	Yes	$343-$512	Yes	Yes	No

San Luis Obispo
Creekside Mobile Home Community	No	Leased	Yes	$530	Yes	No	No
Chumash Village	Yes	Owned	Yes	N/A	Yes	Yes	Yes $111/mo
Silver City Mobile Home Lodge	No	Leased	Yes	$495	Yes	Yes	No
Oceanaire Mobile Home Park	No	Leased	Unknown	$505	No	No	No
Colonial Manor Mobile Park	No	Leased	Yes	$335	No	Yes	No
Willow Creek Country Estates	No	Leased	Yes	$566	Yes	Yes	No
Rancho San Luis Mobile Estates	Yes	Leased	Yes	$531	Yes	Yes	No

Santa Maria
Casa Grande Senior Mobile Estates	Yes	Leased	Yes	$639-$725	Yes	Yes	No
Casa Del Rio Mobile Estates	Yes	Leased	Yes	$568-$600	Yes	Yes	No
La Maria Mobile Home Park	Yes	Leased	Yes	$500	Yes	Yes	No
Sunny Hills Mobile Home Estates	Yes	Leased	Yes	$560-$735	Yes	Yes	No
Del Cielo Mobile Estates	Yes	Leased	Yes	$509-$517	Yes	Yes	No
Knollwood Village	Yes	Leased	Yes	$718	Yes	Yes	No
Town and Country Mobile Estates	Yes	Leased	Yes	$532	Yes	Yes	No

Templeton
Meadowbrook	No	Leased	Yes	$363	No	Yes	No

*Average Space Rent is taken from prior sales of homes through the Multiple Listing Service (MLS)

Mobile/Manufactured Home Frequently Asked Questions (FAQs)

What are the advantages of owning a mobile home, versus a stick built home?
Mobile homes are constructed with stronger materials and support beams, because they have to be able to withstand transportation to their location.

What are the interest rates like for mobile homes?
Mobile home rates are, on average, 1/4-3/4 percent higher than the national average rate for home loans. There are a few reasons for this higher rate.

If the mobile home is driven off its foundation, the bank loses its collateral, if the home can’t be recovered. Because it isn’t permanently fixed to the foundation, as stick built home are, this is more of a risk.
There is a chance that the homes will be more effected by natural disasters, because it isn’t permanently fixed to the foundation.
The estimated resale value isn’t as high as a stick built home.

Basically, the lender has a perceived higher risk when considering mobile home loans, so they require a slightly higher interest rate.

What is the difference between a “modular home” and a “mobile home?”
Both modular and mobile homes are built on the same assembly lines, in the same way. The difference occurs due to the method of transportation. Modular homes never have wheels attached, and are instead driven to their destination on a truck, and then are fixed on the foundation. Mobile homes have wheels attached at the construction site, then are towed to the destination. At the destination, the wheels are removed, and then the home is attached to the foundation.

When does my new mobile home become “real property” versus “personal property.”
A mobile home that is not fixed to a foundation is considered personal property, therefore it can not have a home mortgage. When the home is permanently attached to the foundation, it becomes real property, and it is eligible for a home mortgage.

Do all lenders handle mobile home loans?
No, a lot of lenders do not offer mortgages for mobile homes. Local credit unions are your best chance at a loan, because they often do offer mortgages for mobile homes. Coast Hills Federal Credit Union and Sesloc Federal Credit Union are good places to inquire about whether or not you will be able to receive a loan for your mobile home.

What information should I bring to my loan officer when looking to qualify for a loan?
You will need the following information with you when you meet with your loan officer:

Federal tax returns for the last 2 years. You will need all of the pages and schedules in your tax return, not just the first few.
Your pay stubs for a one month period. If you are paid weekly, you will need to bring 4 pay stubs. If you are paid biweekly, you will need to bring 2 pay stubs.
Bank statements for two consecutive months.
If you are a W2 employee, you will need to bring a copy of your W2’s for the last 2 years.

What information do I need to have if someone is gifting me the money for my down payment?
If someone is gifting you a large amount of money, that money needs to be in your account for at least 2 months before it can be considered “seasoned funds.” After these two months, it will be taken into consideration when determining if you qualify for a loan.

Do I own the land when I buy a mobile home? What are HOA dues and rent used for?
In some cases you do own the land that your house is on, or a share in a community owned park. This means that you won’t have to pay rent on the land that your home is on, but there are often Home Owners Association dues that are collected and used to pay for maintenance and upkeep of the community areas. In other cases you are leasing the land that your home is on, and you pay rent each month to the park. These rents can vary greatly, and include different amenities and utilities. Usually there aren’t Home Owners Association dues in leased-land parks, as your rent helps to pay for the maintenance of community areas and some utilities.

The following is information from the San Luis Obispo County Assessor

OFFICE OF TOM J. BORDONARO, JR. - COUNTY ASSESSOR
Facts About Manufactured Home Property Taxes

Manufactured homes in California are taxed through the:
• local property tax system administered by the county in which the manufactured home is located
and/or
• by payment of vehicle "in-lieu" license fees (charges imposed "in place of" property taxes) to the Department of Housing and Community Development (HCD).
Before July 1, 1980, manufactured homes that were not on permanent foundations were treated as motor vehicles and were taxed just like automobiles or trucks through in-lieu license fees. In 1980, the State Legislature adopted the "Mobile Home Property Tax Law." This law provides for the assessment on the local property tax roll of all new and some used manufactured homes purchased on or after July 1, 1980, in a manner similar to conventional homes.

What is a manufactured home?
In broad terms, a manufactured home is a structure, transportable in one or more sections, designed and equipped to contain one or more dwelling units, and to be used with or without a foundation system. Specifically, any trailer coach that is more than eight feet wide or forty feet long, or one that requires a permit to move on the highway, is considered a manufactured home. NOTE: Recreational vehicles, as well as buses and prefabricated housing units, are not considered manufactured homes.

My manufactured home is sitting on a permanent foundation on my property. How will it e taxed?
For purposes of taxation, manufactured homes affixed to the land on a permanent foundation are considered modular housing, and as such have always been taxed in the same way as conventional homes. Manufactured homes on permanent foundations are subject to supplemental taxes when appropriate and are also entitled to all the benefits and exemptions due any homeowner.

If your manufactured home is not installed on a permanent foundation, please read on. Throughout the remainder of this pamphlet, the term "manufactured home" refers only to those that are not on permanent foundations.

Under what circumstances might my manufactured home have automatically become subject to local property taxes as opposed to in-lieu license fees?
If your manufactured home was originally purchased new on or after July 1, 1980, it is automatically subject to local property taxes. Also, if the license fees on your manufactured home, regardless of when it was originally purchased, were delinquent for 120 days or more
between July 1, 1980, and October 1, 1984 (i.e. became delinquent on or before May 31, 1984), and which were not reinstated by December 31, 1986, your manufactured home was automatically converted to the local property tax system. (Delinquent license fees no longer cause automatic transfer to local property taxation.)

How can I change taxation of my manufactured home from in-lieu license fees to the local property tax system?
You can request a voluntary conversion to local property taxes by contacting the Department of Housing and Community Development. Their local office is located at 3220 So. Higuera, Room 103B, San Luis Obispo, CA 93401. For further information, please call them at (805)549-3373.

If my manufactured home currently is subject to local property taxation, can I request reinstatement to in-lieu license fees?
Once manufactured homes have been converted to local property taxation, vehicle in-lieu license fees may not be reinstated.

If I'm currently paying in-lieu license fees, will I be able to continue paying license fees?
Unless you request voluntary conversion to local property taxation, you will be able to continue paying license fees. If you sell your manufactured home, the new owner likewise will pay in-lieu license fees, unless they request a voluntary conversion. NOTE: Manufactured homes subject to in-lieu license fees are also subject to sales or use tax when sold.

I am paying in-lieu license fees on my manufactured home. Why am I also getting a property tax bill?
The County Assessor may be required to place a value on any accessories which are attached to the manufactured home, such as porches, awnings, skirting, decks, etc. This accessory value will generate a yearly property tax bill. (Please refer to Sections 1.B. and 2.B. of the chart within this pamphlet for further information.)

If I purchase a new or used manufactured home or modify my manufactured home by construction, will I have to pay supplemental taxes?
It depends on what type of taxes and/or fees are currently being paid. Manufactured homes that are subject to local property taxation are subject to supplemental taxes. Manufactured homes that are subject to vehicle license fees may have accessories that are subject to supplemental taxes.

How do I get the title of a manufactured home transferred to my name?
All manufactured home title issuance is administered by the State's Department of Housing and Community Development. In many cases, that department cannot transfer title of a pre-owned manufactured home without a Tax Clearance Certificate from the County Tax Collector of the county in which the manufactured home is located. The request must be made in person or in writing; it cannot be done over the telephone. You must have a copy of the Registration, Certificate of Title, or Title Search from the Department of Housing and Community Development. If there are any outstanding taxes, they must be paid before the County Tax Collector can issue a Tax Clearance Certificate.

How is the assessed value of my manufactured home determined?
Manufactured homes are valued by a cost, market, and/or income approach. Section 5803(b) of the California Revenue and Taxation Code specifically provides that the assessed value of a manufactured home on leased or rental land is not to include any value attributable to the particular site where the home is located. Thus the assessor must not increase the value because of positive site influence nor decrease the value because of negative site influence.

Do I have any recourse if I disagree with the value placed on my manufactured home by the Assessor?
If you disagree with the taxable value of your property, you may request a review of your assessment. All original data used to assess your property, and any additional information provided by you, will be reviewed by the Assessor's staff to determine if the assessed value should be changed. Requests for Assessment Reviews must be submitted to the Assessor's Office, County Government Center, Room 100, San Luis Obispo, CA 93408. If the review of your property assessment is not resolved to your satisfaction, you may have the opportunity to file for an assessment appeal.\
Assessment Appeals must be filed with the County Clerk's Office, 1144 Monterey, Suite A, San Luis Obispo, CA 93408. The Assessment Appeals Board (AAB) considers all evidence presented by the property owner and the Assessor's staff at a formal hearing. After hearing evidence, the AAB then establishes the value of the property in question. For more information, an application, or filing deadlines, call the County Clerk's Office at (805)781-5245.

Are exemptions and assistance programs available to manufactured home owners?
Applications for homeowners', veteran, church, welfare or other exemptions may be obtained from the Assessor's office. These exemptions are available subject to certain qualifications,and if allowed, will result in a reduction of taxes.
The State of California administers programs which provide property tax assistance and postponement of property taxes to qualified homeowners and renters who are blind, disabled, or 62 years of age or older. For information regarding the State's Homeowner or Renter Assistance Program, call (800)852-5711. For information regarding the Property Tax Postponement Program, call (800)952-5661.

Manufactured Home Table

This information is a synopsis of manufactured home property taxation. You may call the Assessor's office for more specific information. The information in this pamphlet reflects California assessment/taxation laws in effect January 1, 2002.