Porticos Mhp\garden Park: mobile home park in Oceano, 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 58-space mobile home park in Oceano, CA. Everyday shopping is within a couple of miles.
Working from home is realistic nearby — roughly 100% of homes report broadband at 100/20 Mbps or better. Zone X on FEMA's map keeps this park outside the special flood hazard area, for whatever that's worth against a map that gets redrawn.
58 spaces make this a mid-sized mobilehome park as these things go, though the registry doesn't report current vacancies. A county ordinance regulates rent increases in unincorporated San Luis Obispo County; confirm with local officials whether that reach extends to this particular park.
- Size
- 58 spaces · 33th largest of 82 in San Luis Obispo County (median 49)
- Size vs the state
- Larger than about 51% of California's registered parks
- Rent increases
- 60% CPI (San Luis Obispo County ordinance — unincorporated areas only) · read it
- Rent nearby
- 2-bedroom fair market rent $2,512/mo (HUD FY 2026)
- Flood zone
- N/A — outside the mapped floodplain
- Wildfire risk
- Higher than 98% of U.S. counties (USFS, county-wide)
- Tornadoes
- 4 recorded in San Luis Obispo County since 1950, strongest EF1 (NOAA)
- Nearest
- Grocery 0.5 mi · pharmacy 1.5 mi · clinic 1.2 mi
- School & ER
- Fairgrove Elementary 0.7 mi · French Hospital Medical Center (ER) 13 mi
- Internet
- 100% of homes at 100/20 Mbps · fiber 14% · gigabit 14%
- Neighborhood
- Median rent $1,450/mo · median income $75,000 · 18% 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
Oceano is a rural community about 15 miles south of San Luis Obispo (about 47,000 people). 26 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 Porticos Mhp\garden Park have?
Porticos Mhp\garden Park has 58 total spaces per the California park registry (as of August 24, 2026).
Is this Porticos Mhp\garden Park's official website or phone number?
No. This is Porticos Mhp\garden Park'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 Porticos Mhp\garden Park?
2550 Cienaga St, Oceano, California 93445, in San Luis Obispo County.
How much is lot rent at Porticos Mhp\garden Park?
Porticos Mhp\garden Park 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 Luis Obispo County is $2,512/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 Porticos Mhp\garden Park?
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.
Nearby parks in San Luis Obispo County
| Park | Distance | Spaces |
|---|---|---|
| Duna Vista MHP | ~0 mi | 108 |
| Casa del Rey Mp | ~0 mi | 54 |
| Rancho del Arroyo, MHP | ~0.2 mi | 120 |
| Cienaga Seabreeze Park Inc | ~0.2 mi | 70 |
| Pleasant Hill Mobile Manor | ~0.4 mi | 30 |
Free tools
- Park value & profitability estimator: what a 58-space park earns and what it's worth, at the cap rate you pick.
- Rent increase calculator: the 2026 California cap applied to a 58-space park.
- RUBS calculator: split one master-meter water bill across 58 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 | 5832 |
|---|---|
| Registered with | The California Department of Housing and Community Development |
| Listed as | PORTICOS MHP\GARDEN PARK |
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-luis-obispo/porticos-mhp-garden-park