The mobile home park market in Santa Clara County, California
95 registered parks, 17,634 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.
- 95Registered parks
- 17,634Total spaces
- 144Median park size
- 2910–100 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 Santa Clara 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. 29 of 95 fall in the 10–100 space band most first-time buyers target.
| 10–30 spaces | 6 parks |
|---|---|
| 31–60 spaces | 11 parks |
| 61–100 spaces | 12 parks |
| 101–150 spaces | 23 parks |
| Over 150 spaces | 43 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 144-space park here, every $25/month of lot rent across every lot is roughly $43,200 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 144-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 Santa Clara County
- Casa de Amigos MHP — 923 spaces, Sunnyvale
- Plaza del Rey LLC — 800 spaces, Sunnyvale
- Westwinds — 723 spaces, San Jose
- Casa del Lago MHP — 618 spaces, San Jose
- Adobe Wells — 613 spaces, Sunnyvale
- Magic Sands — 541 spaces, San Jose
- Caribbees Mobile Home Park — 442 spaces, San Jose
- Chateau la Salle — 433 spaces, San Jose
See all 95 parks in Santa Clara County →
Common questions
How many mobile home parks are in Santa Clara County?
95 parks are registered with the California Department of Housing and Community Development in Santa Clara County, California, holding 17,634 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 Santa Clara County?
The median registered park here has 144 spaces, and 29 of 95 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 Santa Clara 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.