The mobile home park market in San Mateo County, California
18 registered parks, 2,508 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.
- 18Registered parks
- 2,508Total spaces
- 97Median park size
- 1010–100 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 San Mateo 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. 10 of 18 fall in the 10–100 space band most first-time buyers target.
| 10–30 spaces | 1 park |
|---|---|
| 31–60 spaces | 5 parks |
| 61–100 spaces | 4 parks |
| 101–150 spaces | 4 parks |
| Over 150 spaces | 4 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 97-space park here, every $25/month of lot rent across every lot is roughly $29,100 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 97-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 San Mateo County
- The Franciscan Mobile Cc — 501 spaces, Daly City
- Canada Cove — 361 spaces, Half Moon Bay
- Harbor Village Mobile Home Park — 284 spaces, Redwood City
- Pillar Ridge — 227 spaces, Moss Beach
- Treasure Island MHP — 145 spaces, S San Francisco
- Bayshore Villa Mftg Housing Community — 137 spaces, Redwood City
- Sequoia Tp — 134 spaces, Redwood City
- Palo Mobile Estates — 117 spaces, East Palo Alto
See all 18 parks in San Mateo County →
Common questions
How many mobile home parks are in San Mateo County?
18 parks are registered with the California Department of Housing and Community Development in San Mateo County, California, holding 2,508 spaces between them. That's the registry count as of August 24, 2026 — it counts licensed parks, not parks currently for sale.
What size are the parks in San Mateo County?
The median registered park here has 97 spaces, and 10 of 18 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 San Mateo 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.
- 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.
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.