Mobile Homes for Sale in Santa Paula
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Santa Paula mobile homes at a glance
- Parks set aside by zoning: Mobile homes for sale in Santa Paula include park homes. The 2021-2029 Housing Element names seven parks with the City’s Mobile Home Park land use designation, though its text counts six: Santa Paula West (195 spaces), 400 Mobile Estates (165), Rancho Santa Paula (149), The Oaks Mobile Home Estates (92), Anacapa (80), Peppertree (44) and Mountain View (46).
- City rules, not the County’s: None of the 25 parks on the County’s 2022 unincorporated rent control list has a Santa Paula address. Parks inside the city fall under Municipal Code Chapter 152.
- Outside the parks too: The Housing Element permits manufactured homes in all residential zones, subject to design review. Chapter 152 regulates park space rent, not a home on its owner’s land; browse all Santa Paula homes for sale for those.
What Chapter 152 says when a home sells
As of 2026, Chapter 152 (American Legal’s edition current through Ordinance 1353, passed April 15, 2026) treats the sale of a home that stays on its space as a vacancy. The only vacancy adjustment it lists is a one-time $25 administrative fee the new resident may be charged, and the City’s FAQ says a sale does not reset the space to market rent. The space stays under the same limits: a February 1 adjustment of 75 percent of the CPI increase, at most 7 percent, plus City-approved capital improvement or fair return increases, never more than 12 percent in any 12-month period.
The chapter is under review. The City held community forums on April 26 and May 17, 2026, and the City Council discussed proposed amendments on August 25, 2026, where the City Attorney’s presentation noted that substantive changes to this voter-adopted chapter generally need voter approval. Confirm the current text with the City, or let a Santa Paula real estate agent request it, before an offer.
Santa Paula mobile home questions, answered
Does the park have to approve me as the buyer?
It may, when the home stays in place. Under Civil Code 798.74, as amended effective January 1, 2026, management must send its written standards, including any minimum credit score, within 15 days after the seller notifies it, cannot ask for income tax returns, and must decide within 15 business days of getting everything, or approval is deemed given.
Will I pay property tax or a license fee?
Per the Board of Equalization, a home first sold new from July 1, 1980 onward is taxed locally; older homes may still pay the yearly vehicle license fee unless converted, and conversion is permanent. HCD keeps title records, with separate private-sale forms for each.