Hemingway's Retreat: mobile home park in Phoenix Lake, California
Run this park? Correct anything on this page free — no card, no account.
A 12-space mobile home park in Phoenix Lake, CA. Fiber has not reached this town, so home internet here is cable, fixed wireless or satellite. The nearest everyday shopping is a few miles out.
- Size
- 12 spaces · 24th largest of 30 in Tuolumne County (median 39)
- Size vs the state
- Larger than about 10% of California's registered parks
- Rent increases
- 2.5% COLA (Tuolumne County ordinance — unincorporated areas only) · read it
- Flood zone
- N/A — outside the mapped floodplain
- Nearest
- Grocery 3.8 mi · pharmacy 3.2 mi · clinic 4.1 mi
- Internet
- 100% of homes at 100/20 Mbps · fiber 0% · gigabit 2%
- Neighborhood
- Median rent $1,313/mo · median income $72,000 · 9% 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
Phoenix Lake is a rural community about 45 miles northeast of Modesto (about 220,000 people). 24 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 Hemingway's Retreat have?
Hemingway's Retreat has 12 total spaces per the California park registry (as of July 22, 2026).
Is this Hemingway's Retreat's official website or phone number?
No. This is Hemingway's Retreat'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 Hemingway's Retreat?
21581 Phoenix Lake Rd, Phoenix Lake, California 95370, in Tuolumne County.
How much is lot rent at Hemingway's Retreat?
Hemingway's Retreat 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 Hemingway's Retreat?
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 Tuolumne County
- Ponderosa MHP · Phoenix Lake · 26 spaces
- Stoney Brook MHP · Soulsbyville · 10 spaces
- Mono Vista Ranch MHP · Soulsbyville · 29 spaces
- Sierra Twain Harte MHP · 44 spaces
- Tamarron Mobile Home Park · East Sonora · 90 spaces
Free tools
- Park value & profitability estimator: what a 12-space park earns and what it's worth, at the cap rate you pick.
- Rent increase calculator: the 2026 California cap applied to a 12-space park.
- RUBS calculator: split one master-meter water bill across 12 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 | 6836 |
|---|---|
| Registered with | The California Department of Housing and Community Development |
| Listed as | HEMINGWAY'S RETREAT |
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.