Biggs Retirement Mobile Park: mobile home park in Dupo, Illinois
Unofficial page — independent directory built from the Illinois state registry, updated July 2026.
Run this park? Correct anything on this page free — no card, no account.
A 14-space mobile home park in Dupo, IL. Everyday shopping is within a couple of miles.
At 14 spaces, this manufactured home community 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
- 14 spaces · 38th largest of 53 in St. Clair County (median 29)
- Size vs the state
- Larger than about 20% of Illinois's registered parks
- Rent nearby
- 2-bedroom fair market rent $1,218/mo (HUD FY 2026)
- Wildfire risk
- Higher than 6% of U.S. counties (USFS, county-wide)
- Tornadoes
- 56 recorded in St. Clair County since 1950, strongest F4 (NOAA)
- Nearest
- Grocery 3.8 mi · pharmacy 0.1 mi · clinic 3.7 mi
- School & ER
- Dupo Jr High School 0.3 mi · Touchette Regional Hospital Inc (ER) 6.8 mi
- Internet
- 100% of homes at 100/20 Mbps · fiber 25% · gigabit 90%
- Neighborhood
- Median rent $935/mo · median income $58,000 · 9% 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
Dupo is a rural community about 10 miles west of Belleville (about 42,000 people). 6 other registered parks lie within about 10 miles.
For residents
- Water billing: Illinois bars charging residents again for common-area water the utility already bills separately, and where common-area use isn’t separately metered, caps what residents can be billed at 80% of the total utility bill (765 ILCS 745/6.2). Check the math free with the water submeter calculator.
- 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 Biggs Retirement Mobile Park have?
Biggs Retirement Mobile Park has 14 total spaces per the Illinois park registry (as of July 23, 2026).
Is this Biggs Retirement Mobile Park's official website or phone number?
No. This is Biggs Retirement Mobile Park'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 Biggs Retirement Mobile Park?
112 Wallace St, Dupo, Illinois 62239, in St. Clair County.
How much is lot rent at Biggs Retirement Mobile Park?
Biggs Retirement Mobile Park 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 St. Clair County is $1,218/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 Biggs Retirement Mobile Park?
Illinois sets no statewide cap on lot-rent increases, and state law bars cities from setting a local one (50 ILCS 825) — but every increase needs 90 days' written notice, and a resident whose new rent would top 45% of household income can defer paying the increase for up to a year while listing their home for sale (765 ILCS 745/6, 745/6.4).
Nearby parks in St. Clair County
| Park | Distance | Spaces |
|---|---|---|
| Lepere Village | ~1.7 mi | 100 |
| Patricia Village | ~5.1 mi | 15 |
| Hilltop Court Mobile Home Park | ~6.4 mi | 21 |
| Cozy Acres | ~7.4 mi | 31 |
| Villa Court M H Park | ~7.9 mi | 37 |
Free tools
- Park value & profitability estimator: what a 14-space park earns and what it's worth, at the cap rate you pick.
- Rent increase calculator: the 2026 Illinois cap applied to a 14-space park.
- RUBS calculator: split one master-meter water bill across 14 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
| Registered with | The Illinois Department of Public Health |
|---|---|
| Listed as | BIGGS RETIREMENT MOBILE PARK |
Data from official state registry that may be out of date.
Source: Illinois Department of Public Health manufactured home communities directory (dph.illinois.gov), as of July 23, 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/illinois/st-clair/biggs-retirement-mobile-park