Friendly Hills Mobile Manor: mobile home park in Escondido, California
Unofficial page — independent directory built from the California state registry, updated August 2026.
Run this park? Correct anything on this page free — no card, no account.
A 86-space mobile home park in Escondido, CA. Escondido caps space-rent increases, currently "Board". Everyday shopping is within a couple of miles.
The surrounding town is well wired: about 100% of homes can reach 100/20 Mbps. At 86 spaces, this mobilehome park is a fair-sized operation to run water and rent billing across. This isn't a flood-zone property — FEMA's map has it in zone X, outside the special hazard area.
- Size
- 86 spaces · 174th largest of 333 in San Diego County (median 90)
- Size vs the state
- Larger than about 63% of California's registered parks
- Rent increases
- Board (Escondido ordinance) · read it
- Rent nearby
- 2-bedroom fair market rent $3,001/mo (HUD FY 2026)
- Flood zone
- N/A — outside the mapped floodplain
- Wildfire risk
- Among the highest-risk counties in the U.S. (USFS, county-wide)
- Tornadoes
- 27 recorded in San Diego County since 1950, strongest F1 (NOAA)
- Nearest
- Grocery 1.1 mi · pharmacy 1.1 mi · clinic 1.2 mi
- School & ER
- Conway Elementary 0.4 mi · Palomar Health Downtown Campus (ER) 1.7 mi
- Internet
- 100% of homes at 100/20 Mbps · fiber 12% · gigabit 64%
- Neighborhood
- Median rent $1,884/mo · median income $86,000 · 10% mobile homes
Distances are straight-line, so the drive is longer. Internet and neighborhood figures describe the surrounding town — and the rent benchmark, wildfire rank, and tornado count the wider county — not this park’s own lots. The fair market rent is apartment-style rent (HUD’s area benchmark), not this park’s lot rent. Rent limits are not legal advice.
Looking for the office number? Their Google Maps listing may have it →
Worth knowing
Escondido is a rural community about 20 miles east of Oceanside (about 180,000 people). 51 other registered parks lie within about 10 miles.
For residents
- Water billing: if your park submeters water, California bills it at the utility's rate with combined service and admin fees capped (AB 604) — no markup on the water itself. Check the math free with the water submeter calculator, or read the California water-billing guide.
- Paying rent: ask the park office how they take payment. Parks that run on Lot Sidekick hand residents clear, itemized rent and water bills.
- Thinking about moving here? What to ask a park before you rent a lot, and what lot rent covers and how it goes up.
Common questions
How many spaces does Friendly Hills Mobile Manor have?
Friendly Hills Mobile Manor has 86 total spaces per the California park registry (as of August 24, 2026).
Is this Friendly Hills Mobile Manor's official website or phone number?
No. This is Friendly Hills Mobile Manor's page in the Lot Sidekick park directory, built from the state registry. We're independent of the park and can't take messages for it. The park office hasn't added a public contact here yet; if you own the park, claiming the page (free) lets you add one.
Where is Friendly Hills Mobile Manor?
1670 E El Norte Pkwy, Escondido, California 92027, in San Diego County.
How much is lot rent at Friendly Hills Mobile Manor?
Friendly Hills Mobile Manor doesn't publish its lot rent anywhere we could find, and we won't guess at a figure. Call the park office to ask. For scale: HUD's FY 2026 fair market rent for a 2-bedroom rental around San Diego County is $3,001/mo — that's apartment-style rent for the area, and lot rent (the ground under a home you own) usually runs well below it. If you run this park, you can add your real lot rent to this page for free.
How much can lot rent go up at Friendly Hills Mobile Manor?
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. On top of that, Escondido has its own mobilehome space-rent stabilization ordinance, whose stated limit is "Board". The city's ordinance text is the authority — confirm the current figure with them.
Nearby parks in San Diego County
| Park | Distance | Spaces |
|---|---|---|
| Sunset Terrace Mobile Estates | ~0.2 mi | 72 |
| Vista Verde Mobile Estates | ~0.4 mi | 100 |
| Valley Parkway MHP | ~1.2 mi | 144 |
| Town & Country Mobilehome Park | ~1.3 mi | 155 |
| Imperial Mobile Estates | ~1.3 mi | 248 |
Free tools
- Park value & profitability estimator: what a 86-space park earns and what it's worth, at the cap rate you pick.
- Rent increase calculator: the 2026 California cap applied to a 86-space park.
- RUBS calculator: split one master-meter water bill across 86 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.
- Rent receipt generator: a printable receipt for a cash, check, or money-order payment — two copies to a sheet.
- Prorated rent calculator: the exact first-month charge when someone moves in mid-cycle.
Registry record
| State registry ID | 4568 |
|---|---|
| Registered with | The California Department of Housing and Community Development |
| Listed as | FRIENDLY HILLS MOBILE MANOR |
Data from official state registry that may be out of date.
Source: California Department of Housing and Community Development, Permit to Operate registry (gis.hcd.ca.gov), as of August 24, 2026. Counts come from the state's registry and can lag real life. See something out of date? Tell us, or claim the page.
https://lotsidekick.com/parks/california/san-diego/friendly-hills-mobile-manor