Twin Oaks MHP: mobile home park in San Joaquin County, California
Run this park? Correct anything on this page free — no card, no account.
A 85-space mobile home park in San Joaquin County, CA. The park runs its own regulated water system, so it — not a city utility — supplies and is accountable for the water at each lot. Everyday shopping is within a couple of miles.
- Size
- 85 spaces · 21th largest of 94 in San Joaquin County (median 37)
- Size vs the state
- Larger than about 63% of California's registered parks
- Flood zone
- N/A — outside the mapped floodplain
- Water
- Own public system (well) · EPA CA3901074
- Nearest
- Grocery 1.8 mi · pharmacy 4.6 mi · clinic 3.3 mi
- Neighborhood
- Median rent $1,439/mo · median income $77,000 · 5% mobile homes
Distances are straight-line, so the drive is longer. Internet and neighborhood figures describe the surrounding town, not this park’s own lots. 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 CA3901074), drawing from its own groundwater well. The system reports serving about 238 residents through 85 service connections.
This park sits about 8 miles north of Stockton (about 320,000 people), in San Joaquin County. 56 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.
Common questions
How many spaces does Twin Oaks MHP have?
Twin Oaks MHP has 85 total spaces per the California park registry (as of July 22, 2026).
Is this Twin Oaks MHP's official website or phone number?
No. This is Twin Oaks 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 Twin Oaks MHP?
11303 N Hwy 99, San Joaquin County, California 95240, in San Joaquin County.
How much is lot rent at Twin Oaks MHP?
Twin Oaks 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. 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 Twin Oaks 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.
Where does the water at Twin Oaks MHP come from?
Twin Oaks MHP operates its own public water system, registered with the EPA as CA3901074 ("TWIN OAKS MOBILE 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 Joaquin County
- Tahama Village MHP · Morada · 69 spaces
- Eden MHP · 5 spaces
- Finnlees Tp Inc · 10 spaces
- Villa Cerezos Aka Freeway MHP · 69 spaces
- West Lane MHP · 80 spaces
Free tools
- Park value & profitability estimator: what a 85-space park earns and what it's worth, at the cap rate you pick.
- Rent increase calculator: the 2026 California cap applied to a 85-space park.
- RUBS calculator: split one master-meter water bill across 85 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.
Registry record
| State registry ID | 6664 |
|---|---|
| Registered with | The California Department of Housing and Community Development |
| Listed as | TWIN OAKS MHP |
Data from official state registry that may be out of date.
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.