Most of my parks are in CA, from Redding to San Diego, and two parks in ME.
Redding Parks are sitting at about 90% occupied, and homes are selling slowly in the $20-70k range. It’s been 2 steps forward and one step backwards for too many years up there.
Lake County parks, 95%, $20-70k price point. We have 2 parks here: one is 100%, and the other has 3 vacancies, with 2 homes in and 1 true vacant space.
San Diego. 3 Stabilized Parks 99.5% occupancy, homes are selling from $100-220k- We have 2 vacancies over 319 spaces. Only one true vacant space. The others have homes that are being fixed and flipped.
One San Diego Park is incubating. 70% occupied, Homes are selling, but slowly. $50-80K range. Remote park about 1.5 hours east of the San Diego Airport. We have 1 completely vacant space, with the remaining spaces having homes coming, being installed, and/or in the fix-and-flip process.
Maine Parks, 95% full. Homes sell fine, but not in the winter. We have 2 homes left to sell, and they will sell in the Spring. Then both parks will be 100%.
2025 was a pretty slow year for MH sales, but things have ticked up a bit in 2026.
Thanks for sharing this level of detail, it’s very helpful.
It’s interesting to see the contrast between the stabilized San Diego parks at essentially full occupancy and the incubating or more remote parks where absorption takes longer. The regional pricing differences are also pretty striking, especially comparing the $20–70k ranges in Northern CA and Lake County versus the $100–220k range in San Diego.
Your note about 2025 being slower for MH sales but activity picking up again in 2026 is particularly useful context.
Out of curiosity, have you noticed whether the slower sales in 2025 were more related to financing constraints, buyer demand, or simply inventory timing?
The difference in regional pricing is simply a matter of supply and demand. Would you rather live in San Diego or Redding?
In 2025, sales felt slow. Even in San Diego Parks, we had a unit in my incubating park on the market for well over 6 months before it sold. Today, 3/13/2026, we are expecting an offer on a unit in that same park that has not even hit the market yet. We have another unit closing in 10 days. So that’s a definite shift.
To answer your question directly. I think the change was buyer demand. I think there was a lot of uncertainty in the market. It seems my buyers are less cautious now. IE Paying close to or at the asking price, taking the home as is, etc. Last year, I threw in 3 months of free rent and a new washer-dryer combo to help close deals.
That makes sense, supply and demand really explains most of it.
I appreciate you taking the time to share the additional context. The shift you’re seeing in buyer behavior is interesting, especially the move back toward buyers paying closer to asking and fewer concessions being needed compared to last year.
Thanks again for contributing the insight. It’s helpful to hear real operating experience across different regions.
This is a great point. Having access to aggregate data really helps in making more informed decisions regarding capital improvements and long-term strategy. Thanks for putting this together.