The mobile home park market in Imperial County, California
57 registered parks, 2,647 spaces — what's here, how big it is, and what it's worth. Built from the the California Department of Housing and Community Development registry, not from listings.
- 57Registered parks
- 2,647Total spaces
- 40Median park size
- 4310–100 spaces
We don't sell parks and we don't have listings. This page is the registry data a buyer usually can't get in one place — park count, size mix, and the rent rules that cap your upside. For what's actually on the market, you still need a broker or a direct-mail campaign.
Park sizes in Imperial County
Size decides almost everything about a small park deal: what it costs, whether a lender will touch it, and whether you can run it yourself. 43 of 51 fall in the 10–100 space band most first-time buyers target. (51 of the 57 parks here have a space count on file.)
| Under 10 spaces | 4 parks |
|---|---|
| 10–30 spaces | 19 parks |
| 31–60 spaces | 11 parks |
| 61–100 spaces | 13 parks |
| 101–150 spaces | 2 parks |
| Over 150 spaces | 2 parks |
What a park this size earns
A park is priced on its income, not on the land. Take the rent it actually collects, subtract operating expenses to get net operating income, and divide by the cap rate buyers accept locally. At the median 40-space park here, every $25/month of lot rent across every lot is roughly $12,000 a year of gross rent — and at a 7% cap rate, a dollar of NOI is worth about $14 of value.
Run the numbers on a 40-space park
Before you underwrite anything here, check what the law lets you do with rent: the California rent-increase calculator applies the 2026 rules to a park this size, and what other owners run their books on is worth knowing before you inherit someone's spreadsheet.
Rent rules that apply here
California has no statewide cap on space-rent increases, but the Mobilehome Residency Law requires 90 days' written notice (Civil Code §798.30), and many California cities add local rent-stabilization ordinances — check your city before assuming there's no cap.
The largest parks in Imperial County
- Gios MHP — 271 spaces, El Centro
- Fountain of Youth Spa — 212 spaces
- Country Life MH & RV Parks — 132 spaces
- Spanish Trail Mobile Spa — 129 spaces, Holtville
- Polynesian Village — 90 spaces, El Centro
- Westpark Trailer Ct — 90 spaces, El Centro
- J & B Tangerine Gardens LLC — 86 spaces, Brawley
- Calexico MHP — 85 spaces, Calexico
See all 57 parks in Imperial County →
Common questions
How many mobile home parks are in Imperial County?
57 parks are registered with the California Department of Housing and Community Development in Imperial County, California, holding 2,647 spaces between them. That's the registry count as of July 22, 2026 — it counts licensed parks, not parks currently for sale.
What size are the parks in Imperial County?
The median registered park here has 40 spaces, and 43 of 51 sit in the 10-to-100-space band that small buyers typically target — big enough to cover debt service, small enough to run without on-site staff.
How much can lot rent be raised in California?
California has no statewide cap on space-rent increases, but the Mobilehome Residency Law requires 90 days' written notice (Civil Code §798.30), and many California cities add local rent-stabilization ordinances — check your city before assuming there's no cap.
Does Lot Sidekick list parks for sale in Imperial County?
No. This is a directory built from the California state registry, not a brokerage — we don't have listings and we don't take a commission. What's here is the market context you'd want before you go looking: how many parks exist, how big they are, and what the rent rules allow.
Free tools
- Park value & profitability estimator: what the park earns and what it's worth, at the cap rate you pick.
- Rent increase calculator: the 2026 California rules applied to your park.
- RUBS calculator: split one master-meter water bill across your lots so the pennies add up exactly.
- Water submeter calculator: two meter reads in, an at-cost tenant bill out.
- Notice generator: a clean, printable rent-increase notice with the dates filled in.
- Prorated rent calculator: the exact first-month charge when someone moves in mid-cycle.
Source: California Department of Housing and Community Development mobilehome parks registry (gis.hcd.ca.gov), as of July 22, 2026. Counts come from the state's registry and can lag real life. See something out of date? Tell us, or claim the page.