Ponderosa MHP: mobile home park in Phoenix Lake, California
Run this park? Correct anything on this page free — no card, no account.
A 26-space mobile home park in Phoenix Lake, 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. The nearest everyday shopping is a few miles out.
- Size
- 26 spaces · 20th largest of 30 in Tuolumne County (median 39)
- Size vs the state
- Larger than about 27% 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
- Water
- Own public system (well) · EPA CA5500092
- Nearest
- Grocery 3.3 mi · pharmacy 2.8 mi · clinic 4.4 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
This park runs its own regulated public water system (EPA id CA5500092), drawing from its own groundwater well. The system reports serving about 52 residents through 52 service connections.
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 Ponderosa MHP have?
Ponderosa MHP has 26 total spaces per the California park registry (as of July 22, 2026).
Is this Ponderosa MHP's official website or phone number?
No. This is Ponderosa 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 Ponderosa MHP?
21850 Belleview Rd, Phoenix Lake, California 95370, in Tuolumne County.
How much is lot rent at Ponderosa MHP?
Ponderosa 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. 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 Ponderosa 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 Ponderosa MHP come from?
Ponderosa MHP operates its own public water system, registered with the EPA as CA5500092 ("PONDEROSA MOBILE HOME PARK"). 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
- Hemingway's Retreat · Phoenix Lake · 12 spaces
- Sierra Twain Harte MHP · 44 spaces
- Stoney Brook MHP · Soulsbyville · 10 spaces
- Mono Vista Ranch MHP · Soulsbyville · 29 spaces
- Tamarron Mobile Home Park · East Sonora · 90 spaces
Free tools
- Park value & profitability estimator: what a 26-space park earns and what it's worth, at the cap rate you pick.
- Rent increase calculator: the 2026 California cap applied to a 26-space park.
- RUBS calculator: split one master-meter water bill across 26 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 | 6842 |
|---|---|
| Registered with | The California Department of Housing and Community Development |
| Listed as | PONDEROSA MHP |
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.