Ponderosa MHP: 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 104-space mobile home park in Escondido, CA. Escondido caps space-rent increases, currently "Board". Everyday shopping is within a couple of miles.
FEMA's flood map puts this park in zone X, outside the mapped special flood hazard area — one less financing or insurance hurdle than a park in a hazard zone faces. Internet is a strength around here: about 100% of homes in town can get 100/20 Mbps service. This mobilehome park carries 104 spaces on the registry, without a vacancy count to say how full it runs.
- Size
- 104 spaces · 137th largest of 333 in San Diego County (median 90)
- Size vs the state
- Larger than about 71% 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)
- Water
- Own public system (well) · EPA CA5500092
- Nearest
- Grocery 0.1 mi · pharmacy 0.1 mi · clinic 0.8 mi
- School & ER
- Del Dios Academy of Arts and Sciences 0.2 mi · Palomar Health Downtown Campus (ER) 2 mi
- Internet
- 100% of homes at 100/20 Mbps · fiber 12% · gigabit 64%
- Neighborhood
- Median rent $2,232/mo · median income $120,000 · 12% 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
This park runs its own regulated public water system (EPA id CA5500092), drawing from its own groundwater well. The system reports serving about 52 residents through 52 service connections.
Escondido is a rural community about 15 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 Ponderosa MHP have?
Ponderosa MHP has 104 total spaces per the California park registry (as of August 24, 2026).
Is this Ponderosa MHP's official website or phone number?
No. This is Ponderosa MHP'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 Ponderosa MHP?
1575 W Valley Pkwy, Escondido, California 92029, in San Diego County.
How much is lot rent at Ponderosa MHP?
Ponderosa MHP 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 Ponderosa MHP?
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.
Where does the water at Ponderosa MHP come from?
Ponderosa MHP operates its own public water system, registered with the EPA as CA5500092 ("PONDEROSA MOBILE HOME PARK"). That means the park — not a city utility — supplies and is accountable for the water at each lot. You can look up its monitoring and compliance record by that id in the EPA's Safe Drinking Water Information System.
Nearby parks in San Diego County
| Park | Distance | Spaces |
|---|---|---|
| Casa Grande Mobile Estates | ~0.3 mi | 102 |
| Green Tree Mobile Estates | ~0.5 mi | 104 |
| Moonglow MHP | ~0.5 mi | 97 |
| Mt Shadows MH Estates | ~0.7 mi | 209 |
| Casa de Amigos MH Estates | ~0.8 mi | 138 |
Free tools
- Park value & profitability estimator: what a 104-space park earns and what it's worth, at the cap rate you pick.
- Rent increase calculator: the 2026 California cap applied to a 104-space park.
- RUBS calculator: split one master-meter water bill across 104 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 | 4584 |
|---|---|
| Registered with | The California Department of Housing and Community Development |
| Listed as | PONDEROSA MHP |
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/ponderosa-mhp-4584