River Oaks Resort: mobile home park in Lewiston, California
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.
- Size
- 20 spaces · 6th largest of 16 in Trinity County (median 17)
- Size vs the state
- Larger than about 19% of California's registered parks
- Flood zone
- N/A — outside the mapped floodplain
- Nearest
- Grocery 6.5 mi · pharmacy 23 mi · clinic 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, 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
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.
Common questions
How many spaces does River Oaks Resort have?
River Oaks Resort has 20 total spaces per the California park registry (as of July 22, 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?
Deadwood Rd Trinity Dam Blvd, 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. 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
- Trinity Dam MHP · Lewiston · 35 spaces
- Whispering Pines MHP · Weaverville · 28 spaces
- Five Cent Gulch MHP · Weaverville · 21 spaces
- Trinity Trailer Ct · Weaverville · 18 spaces
- Weaver Creek Tp · Weaverville · 22 spaces
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.
- 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 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.