Trailer Parks Near Me? California Park Costs to Know First

If you are searching "trailer parks near me" in California, the price of the home is only one part of what you will pay. California's Mobilehome Residency Law, a chapter of the Civil Code, limits what a park can charge. Section 798.31 says: "A homeowner shall not be charged a fee for other than rent, utilities, and incidental reasonable charges for services actually rendered."

So at every park, price out space rent, utilities, and service charges, plus the yearly tax or license fee on the home itself. This guide shows what to ask at each one.

Searching Trailer Parks Near Me? Start With Space Rent

When you own a home in a park, you pay rent for the space it sits on. Ask each park for the current space rent, the date of the last increase, and copies of recent increase notices. For lease terms and park rules, see our mobile home park lease checklist.

How Space Rent Increases Work

Notice. Civil Code Section 798.30 says: "The management shall give a homeowner written notice of any increase in his or her rent at least 90 days before the date of the increase."

The state cap, for some parks. Under Civil Code Section 798.30.5, as published by FindLaw, management may not raise the gross rental rate in a qualified park over any 12-month period "more than 3 percent plus the percentage change in the cost of living, or 5 percent, whichever is lower". A qualified park is one "located within and governed by the jurisdictions of two or more incorporated cities".

The cap excludes certain affordable housing spaces, student spaces at colleges, spaces covered by a stricter local ordinance, and spaces in resident-owned parks. The statute also states: "This section shall remain in effect only until January 1, 2030, and as of that date is repealed."

Local rent stabilization. If a park is not covered by the state cap, check local rules. For example, Ventura County says rent increases at parks in its unincorporated areas are governed by its Mobile Home Park Rent Control Ordinance. It allows yearly increases tied to the Social Security cost of living adjustment, between 2% and 8%, and the county set a maximum of 2.8% for ministerial increases in 2026. Ask the local housing office whether an ordinance applies.

Utilities Billed by the Park

Some parks bill utilities themselves. Under Civil Code Section 798.41, when a rental agreement "does not specifically provide otherwise," management may bill separately for gas or propane, electricity, water, cable television, garbage, and sewer.

When a park uses submeters, Section 798.40 requires that charges "be separately stated along with the opening and closing readings for the homeowner's meter". If an outside company prepares the bills, its name, address, and phone number must appear on each bill.

Fees the Mobilehome Residency Law Restricts

• Move-in charges. Section 798.37 says a homeowner "may not be charged a fee for the entry, installation, hookup, or landscaping as a condition of tenancy". The exception is an actual local government fee or cost directly related to the specific site.
• Lease fees. Section 798.31 bars a fee for a lease of 12 months or a shorter term the homeowner requests. A fee for a longer lease is allowed only if both sides agree.
• New service charges. Under Section 798.32, a charge for services not listed in the rental agreement requires written notice "at least 60 days before imposition of the charge".

One small charge may appear on your bill. The California Department of Housing and Community Development (HCD) explains that since January 1, 2019, park management must pay $10 for each lot to fund the Mobilehome Residency Law Protection Program, and "Park management has the option to pass this fee along to you."

Registration and Property Tax on the Home

Placer County explains that manufactured homes can owe sales or use tax when sold (a used home on the property tax rolls is generally exempt on resale, under CDTFA Regulation 1610.2), plus an annual tax that is either local property tax or a vehicle license fee, also called an in-lieu fee. Homes purchased new on or after July 1, 1980 are "automatically subject to local property taxes". Placer adds that "the general property tax rate throughout California is limited to 1 percent of a property's assessed value," and voter-approved charges may add to it.

Merced County says older homes on the license fee system "pay an annual vehicle license fee to the California Department of Housing and Community Development (HCD)". Ask the seller which system the home is on and to see the current registration. HCD's Registration and Titling page offers online renewal and lists (800) 952-8356 for questions.

How to Compare Parks Before You Sign

Ask every park the same questions:

1. What is the current space rent, and when were the last two increases?
2. Does a local rent stabilization ordinance apply to this space and this lease?
3. Which utilities does the park bill, and can you see a sample bill?
4. What fees are in the rental agreement, and are any passed-through charges billed?
5. Is the home on property tax or the in-lieu fee, and is its registration current?

If a problem comes up after move-in, HCD's Mobilehome Residency Law Protection Program "provides assistance in resolving certain disputes" between homeowners and park owners or managers. The program is currently set to end January 1, 2027, unless the Legislature extends it, so check HCD's site for its status.

Frequently Asked Questions

How much notice does a park give before raising space rent?

Civil Code Section 798.30 requires management to give a homeowner written notice of any rent increase at least 90 days before the date of the increase.

Is there a statewide rent cap for California mobile home parks?

Only for some parks. Civil Code 798.30.5 caps increases in a "qualified" park, one within and governed by two or more incorporated cities, at the lower of 3 percent plus the change in cost of living, or 5 percent. It is set to be repealed January 1, 2030.

Can a park charge a hookup fee when I move my home in?

Generally no. Civil Code 798.37 bars fees for entry, installation, hookup, or landscaping as a condition of tenancy. The exception is an actual local government fee or cost tied to the specific site.

Who can help with a park dispute?

HCD's program helps resolve certain disputes between homeowners and park management, and "Only manufactured and mobilehome homeowners can file a complaint through the MRLPP." HCD says it cannot arbitrate, mediate, or give legal advice on rent disputes. The program is currently set to end January 1, 2027, unless the Legislature extends it, so check HCD's site for its status.

Protecting Your Manufactured Home

Once you know what a park costs, look at how the home itself is protected. At Farmers Insurance - Young Douglas, we can review your manufactured home policy with you and explain your options in plain terms, and our housing advice library covers more questions for California homeowners. Coverage depends on your policy. Get a free quote and coverage review with our team.

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Written by LaMonte Douglas, owner of Young Douglas Insurance, a Farmers Insurance agency serving California from Ontario. CA License #4091974.

Sources (accessed September 23, 2026): California Civil Code Sections 798.30, 798.30.5, 798.31, 798.32, 798.37, 798.40, 798.41 (Justia, FindLaw); HCD: MRLPP FAQs, MRLPP Flyer, Registration and Titling; Ventura County Mobile Home Park Rent Control Program; Placer County manufactured home taxes FAQ; CDTFA Regulation 1610.2; Merced County Mobile Home Taxes.

Last updated: September 23, 2026.