Mobile Home Living in Southern California - Pros and Cons

With rising home prices, more and more people are asking about mobile homes as an affordable housing alternative.
Pros of mobile home ownership are you get a house with a yard space for a fraction of the cost, You can enjoy many amenities a mobile home park has to offer, and depending on location, you may possibly see some price appreciation. There are, however, cons to owning a mobile home. The Park management may have a stringent park approval process for buyers and strict regulations for residents. Space rents often increase. And, there is always the risk of park closure and the need for relocation.
Feel free to reach out if you need my assistance in your real estate dealings.
Becky Park of Peninsula Realty Inc. DRE 01404867
[phone]
[e-mail]
0:00 intro
1:30 annual registration renewal fee vs. local property tax
2:13 mobile home financing
2:46 mobile home parks
5:02 mobile home park closure
6:00 resident owned parks
6:35 mobile home depreciation & appreciation
7:20 mobile home pros and cons
#BuyingAMobileHome #SouthernCalifornia #ManufacturedHomes #MobileHomes #MobileHomeParks

[@09meangirl]

The problem isn’t the price of the mobile home it’s the space rent that’s ridiculous! Some places want to $1800 a month just for the space that’s utterly ridiculous 😡

[@Growmetheus]

Half way between mortgage and affordable single person apt.

[@fobesq]

Better to buy one where you own the land.

[@mariaa.pellicciari5918]

Even if you pay your house off, you still have land taxes and insurance, which are prohibitive in California so mobile homes are, in my opinion, absolutely great options in Southern California, and much less stress to maintain and some are often in areas where regular homes are prohibitive in price, and can be beautiful places to live!

[@imagine5118]

They are trying to charge like a apt. So rediculous. Abuse!

[@gizmo_therapy]

yeah thats what i was 🤔. I want to buy a M.Home but my main concern is the rent space

[@mariomora7773]

I own 2 mobilehome in a park in So California and my space rents are $835.00 and $1300.00 (rent controlled and can only adjust to COLA). I also own a house In Walnut CA (2 miles for my mobilehome park). I am 66, kids grown and, so: I rent my house out for $4550 a month. Bought two mobilehomes cash (fixer uppers) and have my daughter/grandkid in one and I live in the other across the park (I converted them both to duplexes) Therefore; I pay no rent and $1200 profit (you are allowed one guest and no rule against putting up interior wall.) so park approved . Both have both over doubled in price in last ten years. I LOVE living in mobilehomes...I strongly recommend a mobile home over renting any day of the week: at LEAST you own something...hope this helps...

[@vmobile890]

Nice another person comment on the positive part of mobile home living . My first old single wide broke even after a few years and went to another park . That park was in Hayward California with a very good mobile home laws . When sold in 2017 rent was $600 WITH water garbage and gas and electric master sun meter month cost about $70 total . 55+ senior park nicely kept . Most mobile homes are now mfd homes extremely nice .

[@michellevukelich2703]

Huntington Beach $2800-3800 per month space rent. Laguna Beach $3200-4500. Well see with new rent control in CA

[@timtebowfan628]

I owned two mobile homes in two 55 plus 5 star parks in California. The first home I sold because the lot rent went from 725 a month to 1100 a month in 4 years. The second home I sold in 5 years because they converted the park to an all-age community and the quality of the tenants went down while rents went up. They were a good investment as both tripled in value when I sold them.

[@jess97724]

I would never own a mobile home without owning my own land

[@jess97724]

Besides California sucks anyway everyone's moving out of that shit hole state you couldn't pay me all the money in the world to live there!!!!

[@vmobile890]

@@jess97724 Your correct many moving out of California but need 20 million to move to other states would be nice .

[@kennethsouthard6042]

Can you imagine somebody that pays a couple hundred grand for one of these things or more in a non-rent-controlled or resident owned park? That's Financial suicide.

[@geovannicastro5096]

Thank you for this video, so many questions were answer and so much information was covered. Thank you so much!

[@tcs9998]

One of the most informed video on mobile homes. Thank you

[@brokerbecky8734]

Thank you.

[@jerrypissonme]

You did a great job communicating the information to us, very informative Broker Becky!

[@choyjimenez4112]

GREAT VIDEO!! Thank you Becky

[@MsPyper10]

Thank you for all the information. I’m getting ready to buy in S. C. Thank you. This helps in solidifying my choice.

[@hannahannabobana]

I'm here because I've been looking into a mobile home that hopefully we can tour soon. I'm checking what I'm possibly getting myself into. Thanks for all the info!

[@brokerbecky8734]

It's my pleasure. Good luck.

[@julianakapovich8091]

Very valuable video! Thank you for creating this.

[@brokerbecky8734]

So glad that you found value. It’s my pleasure. 😊

[@LM-ux7yc]

Please advise your fixed income buyers that a lot of these are on property that is owned by large company's. The company's are in the business of making their investors happy and not the homeowner. So the lot rent will rise and keep rising. HUD will not step in as it is privately owned.

[@socalgoombah8233]

Good info to stumble upon. Definitely looking into mobile homes in the area.

[@brokerbecky8734]

Glad it was useful. Let me know if you need my assistance in finding a home in the SouthBay.

[@memoi7466]

Very informative video thanks!

[@brokerbecky8734]

Happy to be of service.

[@iVisionX01]

Great video and good explanation.

[@brokerbecky8734]

Thank you.

[@Ann-ub4mf]

Thank You. 🙂

[@kathleenbelson9436]

Hi Becky- What about Home Owner’s Insurance? I have had trouble finding reasonably priced insurance for my mother’s mobile home.

[@iamthakee]

Thank you for explaining. I've been waiting to find someone who would break this down.

[@mikehernandez7462]

Most folks prefer manufactured homes...helpful if you explained the difference between mobile and manufactured.

[@brokerbecky8734]

Will keep that in mind for future videos. Thank you.

[@aliciaaguilera4703]

Exelent inf.Thank you ..!

[@rjparadee]

Excellent job!!

[@brokerbecky8734]

Thank you. 😊

[@peteroledua7097]

very informative information, thanks

[@brokerbecky8734]

Glad it was helpful!

[@alvinmarquis3030]

Hi where can you look up info online for mobile homes in California with serial numbers? I have a home that I might be purchasing and I want to verify all of the information with the serial number. Any particular website?

[@Ardell804]

Thanks for the info

[@brokerbecky8734]

You're welcome.

[@thelostpawn]

Awesome info. Thank you! As someone looking to escape my rental, and as a first time “home-buyer” w/ a single income (currently), would buying a mobile home/MFLU be a smart alternative to buying a stick built house in today’s market? I’m not looking to leave California, but cannot afford to purchase a home here either.

[@evolve5418]

Same!

[@CharRose54]

I purchased a manufactured home this year in an age-qualified park. I own my own land and HOA fees are under $200 a month. I had the home completely renovated. I am so happy with my decision to do do this. I’m in Southern California.

[@jacques1260]

​@@CharRose54 how were you able to buy the land with the house?

[@joltjolt5060]

​@@jacques1260there's zones you can put mh on your own lot

[@Hope-fv3kf]

Oceanside has an owner park. HOA but no rent 55+, Rainbow also has an owner park HOA no rent. 55+

[@saulgarcia4134]

What buy the trailer then move it out to land?

[@jj-pb2pt]

한국어로 모빌홈에 도움되는 정보를 찾았는데 이제서야 우연히 보게되는군요, 저도, 주변 친구, 타주에 사는 지인들도 요즘 은퇴후 LA나 OC에 있는 모빌홈을 생각하는 베이비부머 들이 급격히 많아지고 있는데, Becky님 영상 CC로 한국어자막을 볼수는 있지만, 한국말로 모빌홈에 관한 정보영상을 만들어주시고, 아울러 리스팅정보도 올려주시게 되면 요즘 끝이없는 부동산폭등 때문이라도 굉장한 호응을 받지않을까요, 다른 부동산전문인들은 그저 리스팅설명시 좋은점만 집중해서 말하는데 님께선 Broker로서 쉽지않은 일인데 단점을 솔직하게 말씀해주시는군요, 영상 많은 도움되었습니다, 감사합니다

[@brokerbecky8734]

시간되는 대로 한국어 영상도 준비해 보도록 하겠습니다만 제 모국어 실력이 초등학교 수준이라서 어떨지 모르겠네요. 😅 하지만 언제든 개별 연락 주시면 성심껏 답변 들이겠습니다. 상세한 댓글과 조언 감사합니다.

[@jameschen7553]

I am interested to buy one , i am not senior

[@kendrabrevard1976]

you can buy a mobile home or manufactured home and put on a lot that you own as well

[@brokerbecky8734]

True... You'd just need to check with your local municipality for any permit or zoning allowance.

[@nicholasparham4744]

Hey Becky, thanks for the great information! What year is/was your son at USAFA?

[@brokerbecky8734]

He is a 2nd class cadet, class of 2023. 😃

[@ghostldr]

I graduated in 84. I'm old!!!

[@JohnGabbana-ks8mk]

Hey Becky thanks for uploading this helpful video… do you know any places in California that have low space rental’s

[@brokerbecky8734]

Thank you for watching and leaving such kind comment. There are some mobile home parks that have rent controls which have low space rents. In the areas I work, South Bay, Torrance, Gardena, Carson, Palos Verdes, and vicinities, there is a senior park (55+) in Carson called Colony Cove and a family park right across the street called Carson Harbor Village have low space rent.

[@rosiea.9028]

what information can you share regarding buying vacant land to add a mobile home on the land to live in it?

[@brokerbecky8734]

First, you need to check with the municipality (city or county) if that is allowed. Then, you need to check if there is access to utilities (water, gas, electric, sewer, etc.). Good luck.

[@diegolara4202]

In California a mobile homein a mobile home park will now cast you 400k. But the worst of it all you will pay 1k a month for the space. It will be more expensive than buying a 600k home.

[@tuanbanh5560]

Thanks for the info. So if I purchase a mobile home, do I have to pay yearly property taxes. If I do, does it subject to yearly increment?

[@brokerbecky8734]

My apologies for delay in response. To answer your question, depending on the type of your decal, you will either need to pay annual dmv registration or county property tax. If its a newer mobile home, you will be subject to a property tax and the amount is based on NADA guide assessment.

[@stephen1922]

@@brokerbecky8734If you buy an older home with no tax, but end up fully renovating it, does that mean you now pay tax?

[@a.macias9329]

Thank you for the info I looking to buy a mobile home But I’m very confused about the space lease payment and the mobile home payment Are both payments combined or are both payments paid separately ? I’m 52 years old do I qualify for senior mobile home parks ? I appreciate it and hope you can reply to my comment Thank you

[@brokerbecky8734]

In the case of mobile homes in a mobile home park, the land in which mobile home is on is not sold with the mobile home unit. Space lease is the rent that the land owner charges to have the mobil home in a mobile home park. Mobile home payment is a loan payment that you make to a mortgage company if you have financed the purchase of the mobile home unit. Most senior parks have an age requirement of 55+ for at least one occupant/owner; therefore, I don't believe you can qualify now by yourself. Good luck.

[@maryannkom299]

In my case, the mobile home payment is separate from the space rent. My Gas and Electric bill are added to my space rent each month, so it’s one payment for gas, electricity and space rent. There are more parks for 55 and older than there are “family” parks for any age. Also “senior” parks are often nicer. Since you and I are the same age, it might be to your benefit, to wait till you’re 55, then you’ll have more choices. You can look anywhere. Buying a brand new home and putting it in an established park, is a whole different subject, something you’d want to get advice from a mobile home dealer and your chosen park management. I moved into an existing home, so no advice there. I can tell that in the 3.5 years I’ve been here at least two new have been brought in. Old homes are torn down and new ones come in.

[@jackoytoysi5291]

Hi Becky, How do I know that the manufactured homes that I’m looking right now is that we are the one who will pay for the lease?

[@brokerbecky8734]

If it has a space lease fee, then it is in a mobile home park where you pay for the lease.

[@gloriamacias3831]

Yes I like more info so I can get one pls.

[@brokerbecky8734]

Thanks for your interest. I work in the SouthBay of Southern California. Feel free to contact via phone/text or e-mail if you are looking in my area.

[@lizbethflores8263]

Hello I was looking in Zillow and the monthly payment is separate from the rental of the land? I’m looking to move to California and looking to buy a mobile home. Can you please tell me of a good area to purchase ? Thanks

[@brokerbecky8734]

Zillow calculation also includes possible mortgage payment. My area is the SouthBay of Southern California and won't be able to advise on other areas, as I don't have the experience or in-depth knowledge. Best of luck in your search.

[@colleenschwab]

So if a listing has an HOA then it's considered "safer" as it's most likely a co-op?

[@brokerbecky8734]

Not necessarily. It would depend how strong / active the HOA is, among other factors. Good luck.

[@jasonleonard4838]

I bought mine with our stimulus I didn't have luxury of not working we saved our income taxes n just kept nose to grind and it came on market and bought it outright cash

[@KarlSteudel]

Hi Becky, Thanks for a great video. Two questions. Q1) Are there any laws placing caps to space rent increases a) after a home sale, b) annually to the existing renters. Q2) Are there realtors who excel in this specialty, and how would I know? I would like to find a realtor / licensed Mobile Home sales rep to represent me as a buyer.

[@33Jenesis]

The best way is to find parks in locations you like. Drive around day, night, and weekend to feel for ambiance and upkeep and take down for sale listing agents’ numbers. The experienced mobile home agents will know about rent, rent control, and what it includes (some cover trash or tax, some don’t cover anything). Parks without rent control can raise you with a notice. Park with rent control can raise rent when a home changed hands or annually according to mandated %.

[@fobesq]

I think Oceanside is the only city that still supports its rent control ordinance.

[@MrFlyboy1313]

There are hundreds of Realtors who deal with Mobile home sales almost exclusively. A good way to find one is to locate a mobile home park you would like to consider living in and asking the park management if there is a dominant agent that sells most of the homes in that park. Also, a mortgage lender that specializes in mobile home financing knows the best agents they work with daily.

[@33Jenesis]

A danger in SoCal is the high land value. When developers are in bed with city officials, zoning change can result in mass eviction even for senior (55+) parks with over 200 lots (city of Carson is especially greedy). Most of these homes were made in 60/70/80’s therefore not eligible to be moved to another park with vacant spaces (in far off hamlets). Rent control is another issue. When a park with rent control is sold to a new entity/owner, rent increase or the whole park being taken out of rent control is a certainty (case in point: The Fountains in La Verne). Many small parks that used to charge $400/$500 per lot are now double the space rent after changing hands. Mobile home value is tied to its age, park type (all age or 55+), condition, and rent. Sometimes a mobile home can defy all 3 (Palos Verdes Shores MH & Golf Community; 70’s built, $2500/$3000 space rent, without current remodel, 55+ park). New or newer mobile homes (2000 or above built) the property tax is higher due to starting point (when it went on the lot) being high. Most 60/70/80 built homes enjoy property tax from $200 to $800 a year. A big pro for mobile home is that it is easier to remodel than stick built homes. Walls (except a couple of weight bearing ones) are easy to remove or add. Plumbing is exposed under the structure, making it really easy to reconfigured toilet and plumbing locations. 2 big warehouses, one in OC and one in San Bernardino County, sell everything you need to remodel or fix mobile homes. Experienced contractors can figure out how to fix or remodel mobile homes fast.

[@melodylove9196]

Where is the warehouse located in sb county?

[@33Jenesis]

@@melodylove9196 Dan Kat Industries in Ontario

[@melodylove9196]

Thank you!

[@stephen1922]

Isn’t the point of rent control that it can’t be increased so fast or doubled? How can rent control so easily be taken away if the park is sold?

[@clohanmom]

Hi Becky, I'm so glad I found this gem of a video :) I downsized to a 2 years old manufactured home in a park in the Inland Empire, CA, after many years of owning stick-built houses. I love it so far but I really dislike the space rent. I found a piece of land nearby. I called the city. They said it's zoned for single family homes. From what I read, if I were to have my house put on a permanent foundations, it would be considered modular which will satisfy the city's single family home's requirements. What do you think? I would appreciate your input.

[@brokerbecky8734]

Hello. I apologize for the delay in response. First of all, I would check with that particular city for their specific requirements. Also, with vacant land, you may want to check if it already has utilities (water, electric, gas, etc.); some vacant land doesn't have utilities or the utilities will only come to the main street. If it doesn't have utilities, then it may cost a hefty sum to pull utilities. Good luck.

[@KarlSteudel]

@@brokerbecky8734 hi Becky I have been enjoying your videos related to mobile homes. This question may be beyond your scope, but I would love to hear if you have any opinion. The crawl space underneath my mobile home is rather musty and I am sensitive to the air coming up from it. I had a professional mold testing done and things are in good order, but I would still like to encapsulate in order to minimize the amount of musty damp air coming up from the ground. Because we are in such a dry climate here in Southern California I wanted to put down the 12 mil plastic over the dirt, but also leave the ventilation open. I know of one customer from a reputable company who did just that. However, I am wondering if full encapsulation with plastic sealing going up the crawl space walls, along with a dehumidifier might be a better choice? Thank you for any insights.

[@kendrabrevard1976]

Now the only thing is looking for a location to place the home on which is harder than most think

[@brokerbecky8734]

So true... especially here in Southern California

[@kendrabrevard1976]

@@brokerbecky8734 my husband wants a manufactured home and after calling the necessary people it's like looking for a needle in a haystack

[@brokerbecky8734]

@@kendrabrevard1976 If you are looking in the SouthBay (Torrance, Gardena, Harbor City, Carson, San Pedro, etc.), let me know your search criteria and I can help you.

[@kendrabrevard1976]

@@brokerbecky8734 YES, THAT'S EXACTLY WHERE WE WANT TO BE

[@brokerbecky8734]

@@kendrabrevard1976 Kendra, feel free to call, text, or e-mail me your search criteria and budget (both price of mobile home and also the amount of space rent you are willing pay each month) and I'll be able to assist you. My phone number is [phone] and my e-mail is [e-mail].

[@johnborrego1187]

Is a modular home better then a mobile home. Thanks

[@brokerbecky8734]

Modular homes can be sturdier but also more expensive to attach to foundation.

[@KRoc]

I'm from Louisiana and own a mobile home here. I'm curious as to how the mobile homes are blocked/anchored considering California is earthquake country. My mobile home is on solid cinder blocks and anchored into the ground. I wonder if this would be sufficient in an earthquake or would the mobile home slide off.

[@brokerbecky8734]

I'm not too familiar with the retrofit standards of mobile homess. As far as I know, mobile homes here are anchored similar to how you've described.

[@timslater566]

In California they’re anchored with “pier jacks”.

[@xannyglover1450]

I am looking to putting a double wide on a peice of land

[@cyrusjulian187]

Any luck?

[@BeachBum-tb1dc]

Question. Can I purchase a mobile home and place my mother in law into the home while she remains off of title? It’s not a rental situation. She would pay space rent and utilities. I just want to avoid gift tax and estate issues, while remaining the sole registered owner. Do the parks allow for this arrangement?

[@brokerbecky8734]

Most parks don't like having residents not on title to be living there and will consider it a rental. Since mobile homes are considered personal properties, estate issues are relatively simple; only a certificate of transfer without probate will be required. You can also consider having both you and your mother-in-law on title too. Good luck.

[@younged510]

Ive seen mobile homes that don't have a land lease, does that mean I am paying the mortgage for the mobile home only? Also can I install a level 2 charger for my EV??

[@brokerbecky8734]

If there is no space lease fee, then it may be a resident owned park where HOA dues cover the park maintenance or it may be that the cost of land in included in the mobile home sale price. Regarding installing a level 2 charger, that will depend on the park and the utility company.

[@younged510]

@@brokerbecky8734 oh ok cool thank you..

[@sharonjackson8543]

Hi I am retired senior and I can not afford a condo, so I would love to purchase a mobile home, can you recommend a good park for me?

[@brokerbecky8734]

My apologies for a delayed response. I only work in the southbay area of Southern California. If you are looking in my area, feel free to reach out via text or phone call.

[@errolthomas9426]

Hi Becky. What happens to be the reasonable cost of living in a mobile home in Southern California?

[@brokerbecky8734]

"reasonable" is so relative.... If you consider a mobile home living, I suggest that you consider the space rent costs, as that tends to increase with time. Good luck.

[@juanitaval4907]

Hi Becky nobody talk about the aftermath about selling your mobile home . What happen if you sell your mobile for 130 do you pay taxes to the irs on the amount you sell ?

[@brokerbecky8734]

That is an excellent question. While I'm not an accountant, my understanding is that you only pay on your gains. Also, if you were occupying the mobile home as your primary residence, then you may be exempt from capital gains taxes on the first $250,000 if you are single and $500,000 if married filing jointly. Check with your accountant. Good luck.

[@Tanyacruz]

HOA fee are mandatory for Mobil homes 55+ ?

[@brokerbecky8734]

Not mandatory... it would depend on each mobile home park.

[@YHWHWILLBEDONE]

Hello Ma’am thanks for your very informative video! How could one contact you regarding business inquiries?

[@brokerbecky8734]

Thank you. Feel free to text or email me if you need real estate assistance in the Southbay area of Southern California. [phone] or [e-mail].

[@lisarobinson3521]

What about manufactured homes on an acre of land?

[@brokerbecky8734]

That is possible but make sure on local zoning and check to see if there are water, power, gas, etc. on the land. Good luck.

[@godfatherfeederfather6350]

I'm starting to feel it's not worth it 😕 😪

[@kir-j9197]

Hi Becky, I'm a low income and searching for a mobile home with own land I lived in Ontario California, I'm a first time home buyer. Please help me.

[@brokerbecky8734]

Hello. Unfortunately, my area of expertise is in the South Bay area (Torrance, Palos Verdes, etc.). I suggest that you contact a realtor who works Ontario and has experience with mobile homes. Try Realtor.com. Good luck.

[@reynoso2011]

Hi can I rent out manufactured homes

[@brokerbecky8734]

Hi. My apologies for a delay in response. It would depend on the rules and regulations of each park. Most parks I have encountered has a no-rent policy.

[@pedroramires5049]

Where in in California can I buy a manufacturerd home . I got my own land with utilities

[@brokerbecky8734]

You can try googling manufacture / mobile home dealer near you. Good luck.

[@pedroramires5049]

Thanks if I star from scratch to put a manufacturerd home and it cost me $140k how much could I sell it for what would be a good price land and manufacturerd home all together.

[@brokerbecky8734]

@@pedroramires5049 That would depend on the size of the manufactured home, the location of land, and the comparables of similar ones that have recently sold in that area. You should consult a realtor who specializes Manufactured home in the area you are considering.

[@ohyeahburgersfortheboys3019]

The 55+ only homes piss me off. They should just enforce a noise compliance policy instead.

[@jess97724]

Hell no way too expensive. The trailer is expensive, the lot rent & taxes too!!!!!

[@user-cl6be6el2n]

😮

[@pedroramires5049]

I want to build and then sell manufacturerd homes I'm in riverside California.

[@sew_gal7340]

Are you Vietnamese

[@changhoung9397]

可以接受中文嗎

[@anacervantes6394]

Where is that?

[@brokerbecky8734]

@@anacervantes6394 In Southern California, in the South Bay area.

[@33Jenesis]

Becky是韓國人

[@nathancruz9172]

I think any mobile homes are less expensive than normal houses 🏘️ in California.

[@rcgz4692]

Rent 👎👎👎👎👎

[@jess97724]

Only if you own your own land but I'd never want to move to California anyway that state sucks!!!!

[@vmobile890]

What state does not suck in some way ?