Peppermint Creek MHP: mobile home park in Jamestown, 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 100-space mobile home park in Jamestown, CA. The park runs its own regulated water system, so it — not a city utility — supplies and is accountable for the water at each lot. Everyday shopping is within a couple of miles.
This isn't a flood-zone property — FEMA's map has it in zone X, outside the special hazard area. At 100 spaces, this mobilehome park is a fair-sized operation to run water and rent billing across. Tuolumne caps mobilehome rent increases in Tuolumne County's unincorporated areas — this park may or may not sit inside that boundary, so it's a question for the county.
- Size
- 100 spaces · 5th largest of 30 in Tuolumne County (median 45)
- Size vs the state
- Larger than about 69% of California's registered parks
- Rent increases
- 2.5% COLA (Tuolumne County ordinance — unincorporated areas only) · read it
- Rent nearby
- 2-bedroom fair market rent $1,589/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
- 1 recorded in Tuolumne County since 1950, strongest EF1 (NOAA)
- Water
- Own public system (surface water) · EPA CA5500116
- Nearest
- Grocery 1.2 mi · pharmacy 3.4 mi · clinic 1 mi
- School & ER
- Jamestown Elementary 1.2 mi · Oak Valley Hospital District (ER) 28 mi
- Neighborhood
- Median rent $1,136/mo · median income $61,000 · 25% 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
This park runs its own regulated public water system (EPA id CA5500116), drawing from a surface-water source. The system reports serving about 280 residents through 100 service connections.
Jamestown is a rural community about 40 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.
- 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 Peppermint Creek MHP have?
Peppermint Creek MHP has 100 total spaces per the California park registry (as of August 24, 2026).
Is this Peppermint Creek MHP's official website or phone number?
No. This is Peppermint Creek MHP'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 Peppermint Creek MHP?
10155 Peppermint Cir, Jamestown, California 95327, in Tuolumne County.
How much is lot rent at Peppermint Creek MHP?
Peppermint Creek MHP 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 Tuolumne County is $1,589/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 Peppermint Creek MHP?
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.
Where does the water at Peppermint Creek MHP come from?
Peppermint Creek MHP operates its own public water system, registered with the EPA as CA5500116. That means the park — not a city utility — supplies and is accountable for the water at each lot. You can look up its monitoring and compliance record by that id in the EPA's Safe Drinking Water Information System.
Nearby parks in Tuolumne County
| Park | Distance | Spaces |
|---|---|---|
| Cedar Oaks MHP | ~0.8 mi | 25 |
| Hill Haven MHP | ~0.8 mi | 4 |
| Twin Pines MHP | ~0.9 mi | 60 |
| Star Mobile Estates | ~1.4 mi | 34 |
| Mill Villa | ~1.4 mi | 193 |
Free tools
- Park value & profitability estimator: what a 100-space park earns and what it's worth, at the cap rate you pick.
- Rent increase calculator: the 2026 California cap applied to a 100-space park.
- RUBS calculator: split one master-meter water bill across 100 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 | 6738 |
|---|---|
| Registered with | The California Department of Housing and Community Development |
| Listed as | PEPPERMINT CREEK MHP |
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/tuolumne/peppermint-creek-mhp