1.2 MILLION CAN’T ALL BE WRONG
WELCOMETOASMARTER WAYTOOWN
Land-lease living lets you own your home while leasing the land beneath it. That means you can enjoy modern finishes, private yards, and amenities like pools and clubhouses without the burden of land taxes or costly HOA dues. You’ll find well-kept communities across California from coastal towns to quiet inland areas where residents take pride in their neighborhoods and stability is the norm, not the exception
Buyingamanufacturedhomeinaland-lease communityisoneofCalifornia’smostaffordable andflexiblepathstohomeownership.It’sthe optionthattoomanybuyersoverlook yetit candeliveracomfortable,high-qualitylifestyleat afractionofthepriceoftraditionalrealestate. Forthosewhovaluecommunity,convenience, andfinancialfreedom,thisownershipmodelcan makeperfectsense.
This guide was created to make the process clear and approachable. Inside, you’ll learn how land-lease ownership works, how to secure the right financing, and what to expect from inspections and closing. Whether you’re a first-time buyer, a downsizer, or simply curious about the opportunities in California’s manufacturedhome market, you’re in the right place
WHATIS LANDLEASE?
OWNERSHIPTYPE
What is a land lease?
A land-lease means you own your manufactured home but rent the land beneath it from the community Your monthly space rent covers the lot, community upkeep, and shared amenities like pools or clubhouses. It’s an affordable way to enjoy the comfort of homeownership without the high land costs or property taxes of traditional real estate.
In California, most land-lease homes sit in well-established, high-demand parks many near the coast or in popular retirement areas. Because new parks are rarely built, the limited supply of spaces helps these homes hold value and often appreciate over time. Buyers enjoy community amenities, stable living environments, and flexible, lower-cost ownership
Ownership works differently too In-park homes are titled through the California Department of Housing and Community Development (HCD) instead of the county. There’s no real estate deed or title policy ownership transfers through the HCD system, a simple but important difference to understand before closing.
CALIFORNIA ADVANTAGE
California’s in-park manufactured homes have outperformed every other state in long-term value. With limited spaces and almost no new park development, pressure on prices is nearly always upward.
Coastal and rent-controlled communities see the strongest demand and highest price points
BENEFITSOF LANDLEASE
HOMEOWNERSHIP
YOUR LIVES YOUR WAY
It’s Your House! Woot!
No more landlords.
No more upstairs neighbors
No more wasted rents
No more decorating restrictions. You can paint a wall purple if you want.
Don’t do it, but you could.
No more parking lots.
Easier Entry
Lower upfront costs no land purchase
Well-maintained parks with pools & clubhouses
Lower property taxes
Community atmosphere with privacy
LANDLEASE TRADEOFFS
LANDLEASEOWNERSHIP
Land Lease Ownership
Land-leaseownershipmeansongoingspacerent andcommunityrules.
Reviewleasescarefully,confirmrentcontrolstatus, andunderstandrenewalterms.Agoodagentor escrowprofessionalwillhelpyoureadthefineprint
y
Mobile home space rents are a factor in manufactured home market values.
It’s a good idea to view the park management’s rent increase policy and history Park’s with rent increases that consistently exceed the CPI (rate of inflation) may have a limiting effect on home values.
INPARK FINANCE
GETALOAN
Financing a manufactured home in a California land-lease community is Many signed s, with nd no e home” are include ty .
Because the home sits on leased land, the loan covers only the structure itself, not the lot. That means your monthly payment includes both your home loan and your space rent to the park While this arrangement is different from a traditional mortgage, it often keeps overall housing costs far lower than comparable real estate in coastal or urban California markets.
Manufactured home loans are titled through the California Department of Housing and Community Development (HCD) rather than county recorders. The title is issued by the state, and closings are handled with escrow services familiar with personal property transactions—not title insurance companies Buyers should work with agents that understand the process
MANUFACTURED HOMEVALUATION
ISTHEPRICEFAIR?
Appraisals for manufactured homes are handled a bit differently than those for traditional real estate Because these homes are located on leased land and regulated by the California Department of Housing and Community Development (HCD), the appraiser’s focus is on the home itself and its market value within the specific park not the land. The most accurate comparisons come from recent sales inside the same community, since those homes share the same space rent structure, amenities, and overall park quality.
Unlike a traditional appraisal that might pull sales from a wide radius, manufactured home appraisers typically rely only on comparable sales within the same park, or occasionally from nearby parks with similar characteristics This ensures a fair, realistic valuation based on the most relevant market data available. It also means that homes in well-maintained, highly desirable parks often command higher values than similar homes elsewhere even if they’re the same size or model because the community itself is such a major part of the overall value equation.
YOURNEXT STEPS
Onceyou’vefoundahomeyoulove,thefirststepis togetprequalifiedwithalenderwhospecializesin manufacturedhousing.Becausetheseloansare unique,workingwithanexperiencedloanofficercan saveyoutime,frustration,andmoney.Aquick prequalificationwillalsoshowparkmanagersand sellersthatyou’reaserious,well-preparedbuyer givingyouanedgeintightmarkets.
Next,you’llneedtoapplyforparkapproval.Each communityhasitsownrulesandreviewprocess, oftenincludinganapplication,creditcheck,and incomeverification.Mostparksalsowanttomeet prospectiveresidentsbeforeapproval,sobe preparedtoscheduleashortintervieworvisit.Don’t worry thisisstandardprocedureandpartofwhat keepsmanycommunitiessafe,well-maintained,and enjoyableplacestolive.
Finally,whenyourloanandparkapprovalarein place,you’llworkwithyouragentandescrowto finalizethepurchaseandtransferthetitlethrough theCaliforniaDepartmentofHousingand CommunityDevelopment(HCD).Fromstarttofinish, theprocessistypicallyfasterandsimplerthana traditionalhomesale.Withtherightteambehind you,youcangofromfirstshowingtomove-indayin justafewweeks andstartenjoyingyournewhome andcommunityrightaway.
TESTIMONIAL
TESTIMONIAL
“Wearehomeowners.andloveour
newhome. Ouragentdidagreatjob
keepingusinformedandguidingus
throughtheentireprocess”
Adeline Palmerston
HappyClient
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