Blue Spruce Mobile Estates: mobile home park in Medford, Oregon
Unofficial page — independent directory built from the Oregon state registry, updated July 2026.
Run this park? Correct anything on this page free — no card, no account.
A 44-space 55+ manufactured-home community in Medford, OR. 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.
Flood risk looks favorable here: the park sits in zone X, clear of FEMA's special hazard designation. 100% of homes in the area report broadband at 100/20 Mbps or faster — one less worry for remote work. At 44 spaces set aside for residents 55 and older, this manufactured-dwelling park reports no vacancies, so an opening here likely means someone moving out rather than the park expanding.
- Size
- 44 spaces · 53th largest of 96 in Jackson County (median 49)
- Size vs the state
- Larger than about 50% of Oregon's registered parks
- Vacancies
- None reported
- Community
- 55+
- Rent nearby
- 2-bedroom fair market rent $1,530/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
- None recorded in Jackson County since 1950 (NOAA)
- Water
- Own public system (well) · EPA OR4100515
- Nearest
- Grocery 1.7 mi · pharmacy 1.7 mi · clinic 2.3 mi
- School & ER
- Oak Grove Elementary School 1.4 mi · Providence Medford Medical Center (ER) 4 mi
- Internet
- 100% of homes at 100/20 Mbps · fiber 45% · gigabit 42%
- Neighborhood
- Median rent $1,238/mo · median income $62,000 · 10% 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 OR4100515), drawing from its own groundwater well. The system reports serving about 55 residents through 44 service connections.
Medford is a mid-size Oregon city, home to about 86,000 people. 47 other registered parks lie within about 10 miles.
For residents
- Water billing: if your park bills water by submeter, Oregon caps the usage rate at your utility's rate (ORS 90.572), and your bill should show both meter reads and that rate. Check the math free with the water submeter calculator, or read the Oregon 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 Blue Spruce Mobile Estates have?
Blue Spruce Mobile Estates has 44 total spaces per the Oregon park registry (as of July 19, 2026), with no vacancies reported.
Is this Blue Spruce Mobile Estates's official website or phone number?
No. This is Blue Spruce Mobile Estates'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.
Is Blue Spruce Mobile Estates a 55+ community?
Yes. The registry lists Blue Spruce Mobile Estates as a 55+ community, so at least one resident of each home generally must be 55 or older. Confirm the details with the park office.
Where is Blue Spruce Mobile Estates?
3700 Bellinger Ln, Medford, Oregon 97501, in Jackson County.
How much is lot rent at Blue Spruce Mobile Estates?
Blue Spruce Mobile Estates 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 Jackson County is $1,530/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 Blue Spruce Mobile Estates?
Because this park has more than 30 spaces, Oregon's HB 3054 caps lot-rent increases here at 6% for 2026, with 90 days' written notice (ORS 90.600). The cap resets every January.
Where does the water at Blue Spruce Mobile Estates come from?
Blue Spruce Mobile Estates operates its own public water system, registered with the EPA as OR4100515. 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 Jackson County
| Park | Distance | Spaces | Vacant | Type |
|---|---|---|---|---|
| Western Carriage LGC | ~0.7 mi | 99 | 1 | 55+ |
| Cobblestone Mobile Home & RV Park | ~1.3 mi | 70 | 6 | 55+ |
| Jacksonville RV Resort aka Covered Wagon Mobile RV | ~1.4 mi | 25 | — | Family |
| Royal Mobile Estates - Jacksonville | ~1.7 mi | 155 | 1 | 55+ |
| Meadow View Estates | ~2.2 mi | 108 | — | Family |
Free tools
- Park value & profitability estimator: what a 44-space park earns and what it's worth, at the cap rate you pick.
- Rent increase calculator: the 2026 Oregon cap applied to a 44-space park.
- Oregon's maximum rent increase for 2027: the 6% park cap, the September 30 publication date, and the 90-day notice deadline for a January 1 increase.
- RUBS calculator: split one master-meter water bill across 44 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 | JAC0009 |
|---|---|
| Registered with | Oregon Housing and Community Services |
| Listed as | Blue Spruce Mobile Estates |
| Community type | 55+ |
Data from official state registry that may be out of date.
Source: Oregon Housing and Community Services manufactured dwelling park registry (mdpcr.hcs.oregon.gov), as of July 19, 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/oregon/jackson/blue-spruce-mobile-estates