Mobile Homes for Sale in Ojai
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Ojai mobile homes at a glance
- Outside City limits: Mobile homes for sale in Ojai, CA are matched by MLS city, which reaches past City limits. The City’s Housing Element counted no mobile homes inside its limits in 2020, while a 2022 County roster puts 11 of 25 rent-controlled unincorporated parks at Ojai addresses. The County’s February 2026 report counts 25.
- County rent rules apply: Spaces there generally fall under County Ordinance 4620, in effect since October 26, 2023. As of 2026, yearly increases track the Social Security cost of living adjustment within 2 to 8 percent, and the 2026 maximum is 2.8 percent.
- Zoned to remain parks: Since December 10, 2019, every unincorporated park has sat in a County overlay allowing only park uses; a senior overlay covers eight. See Ojai 55 plus homes.
- Homes on their own lot: The City’s 2021 Housing Element says its code treats a manufactured home on a permanent foundation as a single-family use wherever houses are allowed. Compare all Ojai homes for sale.
When a County park home sells
As of 2026, Section 81005(c) of Ordinance 4620 limits the space rent increase on a sale to once every four years and to the lesser of 15 percent of the average space rent or a fixed dollar cap set in the ordinance; read Ordinance 4620 for that cap. On the seller’s written request, the park must state the exact post-sale rent within 15 days, good for six months. Ask whether a lease over 12 months signed before October 26, 2023 exempts the space.
Under Civil Code 798.74 as of 2026, the park has 15 days after the seller’s notice to send its approval standards, then 15 business days once the buyer’s file is complete to decide; silence counts as approval. HCD handles title transfers. Review mobile home financing in Ventura County early.
Ojai mobile home questions, answered
Is there a City of Ojai rule on mobile home space rent?
As of 2026, the City code sets mobile home park standards such as density, and a code search finds no space rent section. Title 11 bars raising rent on a covered rental unit by more than 4 percent, or more than once in 12 months, and exempts units first certified for occupancy after February 1, 1995, among others. Confirm by parcel whether a home is in the City, or ask an Ojai real estate agent.
How is a manufactured home taxed?
The Board of Equalization puts a home originally purchased new since July 1, 1980 on the local property tax roll, and in a park its assessed value excludes the rented space. Older homes may keep the yearly license fee; converting is permanent.