River Oaks Resort: mobile home park in Lewiston, 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 20-space mobile home park in Lewiston, CA. It's remote: the nearest pharmacy we can find is about 23 miles away.
This isn't a flood-zone property — FEMA's map has it in zone X, outside the special hazard area. At 20 spaces, this mobilehome park is a fair-sized operation to run water and rent billing across. The surrounding town is well wired: about 100% of homes can reach 100/20 Mbps.
- Size
- 20 spaces · 6th largest of 15 in Trinity County (median 19)
- Size vs the state
- Larger than about 19% of California's registered parks
- Rent nearby
- 2-bedroom fair market rent $1,202/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
- None recorded in Trinity County since 1950 (NOAA)
- Nearest
- Grocery 6.5 mi · pharmacy 23 mi · clinic 7.3 mi
- School & ER
- Lewiston Elementary 1.1 mi · Trinity Hospital (ER) 7.3 mi
- Internet
- 100% of homes at 100/20 Mbps · fiber 0% · gigabit 0%
- Neighborhood
- Median rent $1,056/mo · median income $57,000 · 30% 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
Lewiston is a rural community about 25 miles west of Redding (about 94,000 people). 9 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 River Oaks Resort have?
River Oaks Resort has 20 total spaces per the California park registry (as of August 24, 2026).
Is this River Oaks Resort's official website or phone number?
No. This is River Oaks Resort'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 River Oaks Resort?
561 Deadwood Rd, Lewiston, California 96052, in Trinity County.
How much is lot rent at River Oaks Resort?
River Oaks Resort 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 Trinity County is $1,202/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 River Oaks Resort?
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 Trinity County
| Park | Distance | Spaces |
|---|---|---|
| Trinity Dam MHP | ~0.5 mi | 35 |
| Whispering Pines MHP | ~6.4 mi | 34 |
| Five Cent Gulch MHP | ~6.7 mi | 21 |
| Trinity Trailer Ct | ~6.8 mi | 18 |
| Weaver Creek Tp | ~6.8 mi | 22 |
Free tools
- Park value & profitability estimator: what a 20-space park earns and what it's worth, at the cap rate you pick.
- Rent increase calculator: the 2026 California cap applied to a 20-space park.
- RUBS calculator: split one master-meter water bill across 20 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 | 8230 |
|---|---|
| Registered with | The California Department of Housing and Community Development |
| Listed as | RIVER OAKS RESORT |
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/trinity/river-oaks-resort