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Manufactured Homes for Sale Call 925 464 1006

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Manufactured Homes

A Housing Solution to Consider!

If you're considering buying a Manufactured Home (aka mobile home), take a look at the information we have created below to help you understand the process, learn about the parks and search for your new home.  Our website has all the latest homes for sale as found in the REALTOR MLS database.  We will even send you daily email listing updates for New, Price changes, Pending and Sold homes.

If you have any questions, contact us, Info@OnDemandRealty.net and we will be glad to help you and act as your agent to protect your interests, as a Buyer or Seller. 

The Quick Links below will show you homes currently available. 

Search All Manufactured Homes for Sale in Alameda County

     Search Homes for Sale in Family Parks in Alameda county
     Search Homes for Sale in Senior Parks in Alameda county

Search All Manufactured Homes for Sale in Contra Costa County

     Homes for Sale in Family Parks in Contra Costa county
     Homes for Sale in Senior Parks in Contra Costa county

After you view the homes, if you Save the Search, you will get daily email updates of listings from the local MLS.  See something you like.  Call us and we can help you buy it!

5 Steps to Buying a Manufactured Home

Step 1 - How much can I afford? (Loan and Park Rent)

A) LENDERS

The number of lenders that will offer loans for manufactured homes are limited and specialized. Most large banks or credit unions will NOT finance manufactured Homes.  You will need to speak with a lender and get "pre-Approved" so we know how much you can afford in a home. You should get this done before looking for a home so you will know what price of home you can afford. Below are links to lenders that fund Manufactured Homes:

First Pacific Financial Lending Services - website link

  • First Pacific Financial Information needed for application
  • First Pacific Financial Online Application
  • First Pacific Financial Printable Forms - print, complete and return

InPark Lending - website link

  • InPark OnLine Application Form

Mountainside Financial - website link

  • Mountainside Financial OnLine Application form
  • Mountainside Financial Hard Copy Application Form - print, complete and email or fax.
  • Mountainside Financial Agent Information - for use by agents

MHCal.com - website link

  • MH Loans - Online Application Form

Triad Lending - website link

  • Triad Lending OnLine Application form

 B) PARK RENT

All Manufactured Homes in Northern California require the home owner to pay a space rent for the land under the home.  This rent is for the use of the property.  The space rent may or may not cover other services or utilities, so check with the parks that interests you.  All parks require that you apply in person. Application approval can include:

  • An income that is at least 3x the park rent
  • A History of Foreclosures, Short Sales, Bankruptcies,
  • No Investors, Buyer must be signer,
  • Age Limitations - if a Senior Park owners must be 55+ years of age,
  • Have at least qualifying lender FICO score and generally No Co-signers

Step 2 - Select the Type of Park and the Location

A) TYPE OF PARK

There 2 types of parks, Family and Senior (55+).  Click the links below to get a list of the type of parks by county, city and park name.

  •  Senior Parks (55+) List in Contra Costa, Alameda and Solano counties
  •  Family Parks in Contra Costa and Alameda counties

B) VISIT THE PARKS

Once you have determined the location(s), you should go see the parks and drive through them so you can see if it is a place you would like to live.  Select 2 or 3 parks so that you will have the greatest number of available homes for sale to see. You will need to stop by the park to get a copy of their park application and application procedures in terms of information needed and how to schedule an appointment.

Some parks require a signed purchase agreement before submitting their park rental application, others will take a park application prior to having a signed purchase agreement. Be aware that before you can move into a mobile home park you have to have a signed rental lease with the park management for the land which sits under the home.  The parks require qualifications to be met before they will approve you for a park lease.

C) PARK INFORMATION and APPLICATIONS

All parks do require that you make an appointment with the park management and meet with them in person to submit the application and learn about the park rules and procedures.

Step 3 - Search for Available Homes

At the top of this page is a search box. Look in the search box and click the "Advanced Search" link. You will then see a search page that looks like this:

Select the highlighted areas in the search boxes and use the drop down menus to select the: County, City(ies), Price, # Bedrooms, # Baths, and the Type of Park

Click SEARCH and all of the most current homes for sale will be on your screen.

Click the Save Your Search button and you will get daily email updates for all New, Pending, Price Changes and Sold listings based on the search you set.

Step 4 - Call, Email or Text to On Demand Realty

You are now ready to speak with an On Demand Realty real estate agent that can help you find the Right home, at the Right price, in the Right location.  As a buyer, you will want a Buyer' agent who will protect YOUR interest.  The Listing (Sellers) agent is interested in protecting the sellers interest to get the most money for the home.  On Demand Realty will work with you to discuss the home pricing using comparables of prior sales, make arrangements to see the homes, and provide information to help make your purchase decision comfortable.

  • Call or Text:  925 709 4801 - This is Bob's direct mobile line so you will get an answer!
  • Email: Bob@OnDemandRealty.net

Step 5 - Let Us Help You Make an Offer.

Once you have found the Right home, you will want to make an offer and On Demand Realty will guide you.  We will work with your Lender and create the strongest offer you can make for the home and then present it for you.  We will guide you in negotiating the offer if the Seller decides to counter your counter.  Once you offer is accepted, we will guide you through the closing process until you take possession of your new home!

Here is some information on the Offer Process:

  • Sample Purchase Offer Agreement - click this link to review the Offer Agreement that will be used when an offer is made.  You will note there are several pages.  One section is An Agency Disclosure that show that you are being represented by a Buyer's Agent to protect your interests.  The other is the Offer Purchase Agreement that provides the terms of the offer, disclosures, loan terms and timelines. Please take the time to review so you are comfortable making an offer.  If you have questions on these forms, I will be glad to assist.
  • Home and Pest Inspections - just as with any home purchase, you will want to have the home inspected.  As in the lenders, there are select inspectors that work on Manufactured Homes, so give us a call for a referral for your area. 
  •  Closing Process - the process with a Manufactured home is not as stringent as a Private Home or Condo and if a cash transaction can usually can be done in days instead of multiple weeks.  If financed, the closing may take a similar amount of time (30-45 days) as a conventional single family home or condo. Again there are select Title/Escrow companies that are experienced in these transactions so to reduce your timeline, give us a call for a recommendation.

Some General Information

What Every Mobile Home Owner Should Know - this is an informative brochure produced by The Senate Select Committee on Manufactured Homes and Communities.

Mobile vs Manufactured vs Modular Homes - this brief overview provides the difference terms describing these housing types.

First, to better understand, these are "mobile" homes, meaning they are not meant to be relocated or used on the highway.  Those would be "motor homes" or RV's (recreational vehicles).  

Second, The target market for manufactured/mobile homes are for buyers that are

  • "downsizing" from larger homes and seeking a Senior Community
  • new home buyers that may not be able to secure a home loan.

Third, since 1976 these homes are now built to the Housing and Urban Development (HUD) national building standards. If they are fixed to a permanent foundation and permitted by the local building development they are treated as real property for tax purposes. If they are instead placed on "blocks" they may be taxed as personal property. Buyers should always check with the local park and communities to determine the tax implications when determining the budget impact.  In general, homes built after 1980 are listed on the local property tax roles, while those built before 1980 may be treated as personal property unless the owners have initiated a change.

Fourth,  though many manufactured/mobile homes are in community parks, more than 70% of manufactured homes are sold to private property owners who place them on their own land.  Much less expensive than a conventional "stick" home, delivered on a timeline and installed on a foundation, ready to go! 

Fifth, if they are purchased with land they can be financed with conventional 20 and 30 year mortgages.  

Finally, being factory-made they are built to quality controlled standards, using the same materials as "stick built" homes (plaster-board, moulding, plumbing, roofing, 2x4 studs, etc) and are 10-20% less per sqft than site built homes. (Source - Manufactured Housing Institute - Quick Facts 2014)

Serious about this and want to talk about buying one?  

Click Here to view a video on the Manufactured Homes Building Process.

Here is some helpful information for you to review.

1) Age of the Home - homes built before 1976 may require special financing solutions, such as a higher down payment so the buyer needs to find an experienced lender to assist. Homes built after 1976 have more flexible lender solutions.  When we talk I can explain further.

2) Insurance Providers - after the offer has been accepted, you will need to get insurance coverage for the home.  As a courtesy, below are some insurance firms that write coverage for mobile homes:

            Louella Sigua  Farmers Insurance, 925-930-0307, lsigua@farmersagent.com 
            Janet L. Macedo, Wiebel Insurance Agency, 800-653-5565

3) California Title 25. Housing and Community Development Mobilehome Parks and Installation Regulations - this document covers all the regulations regarding a mobilehome park and includes information on earthquake bracing, accessory buildings, etc.

4) California Mobile Home Residency Law - 2018 - this link will take you to the California Senate website where you can read and review the current Civil Code Provisions.

5) Tax Questions regarding Mobile Homes - follow this link to the California State Board of Equalization website for the Frequently Asked Questions on tax issues with manufactured homes.

6) Manufactured Home Alterations and Permit Guidelines Chart - This chart helps to define what alterations require a permit, plan review or engineering load requirements.  

7) Mobile Home Park Frequently Asked Questions - this California Department of Housing and Community Development website provides some answers to the most frequently asked questions, as well as contacts for more information.

8) CA Dept of Housing and Community Development Mobile Home Program - this is the home page for the HCD division.  Here you can find information on the rule, regulations, FAQ's, and Forms provided by the state.

Latest Mobile Homes for Sale, Call 925 709 4801

16401 San Pablo Ave Unit #443, San Pablo image
16401 San Pablo Ave Unit #443, San Pablo $250,000

Stunning 2006 Mfg Home In the Tara Hills Senior Mobile Home Community!!! Vaulted Ceilings, Dual Pane Windows,Upgraded Counters And Sinks. Expansive Master And Guest Bedr...

  • 2 Beds
  • 2 Baths
  • 40994515 MLS
  • 1,512 SqFt.
1200 W Winton Unit #123, Hayward image
1200 W Winton Unit #123, Hayward $90,000

Home is ready for your new ideas and upgrades! Great opportunity & lots of potential. Club House has Pool and RV storage. Very low space rent at $558.29 month includes w...

  • 1 Beds
  • 1 Baths
  • 40994429 MLS
  • 612 SqFt.
1150 W Winton Ave. #225 Unit #225, Hayward image
1150 W Winton Ave. #225 Unit #225, Hayward $279,900

2 bedrooms, 2 bath located in Eden Gardens. Spacious living room with adjacent dining offering a built-in hutch. Kitchen with painted cabinets, laminate counters, Refri...

  • 2 Beds
  • 2 Baths
  • 40994363 MLS
  • 1,536 SqFt.
3301 Buchanan Rd Unit #68, Antioch image
3301 Buchanan Rd Unit #68, Antioch $175,000

Beautiful remodeled mobile homes ready to move in with lots of space to park. This family park is very close to HWY 4, Schools and shopping centers.

  • 2 Beds
  • 2 Baths
  • 40994334 MLS
340 Vista Grande Unit #6, Pacheco image
340 Vista Grande Unit #6, Pacheco $169,000

55 and older community. WOW! Do not miss this updated home with fresh paint, double paned windows, granite in bathrooms and updated kitchen and baths. Interior laundry...

  • 2 Beds
  • 2 Baths
  • 40994331 MLS
  • 1,248 SqFt.
3509 Alcott Cir Unit #135, Bethel Island image
3509 Alcott Cir Unit #135, Bethel Island $189,000

Welcome to The Willows at Bethel Island, located in the heart of the Delta this established family friendly park features community swimming pool, billiards room, clubhou...

  • 2 Beds
  • 2 Baths
  • 40994319 MLS
  • 1,568 SqFt.
28973 Kensington Road Unit #28973, Hayward image
28973 Kensington Road Unit #28973, Hayward $449,900

Welcome home to this beautiful 3 bedroom, 2 bathroom home located in the sought-after community of Georgian Manor. Step into the home featuring a spacious living room wit...

  • 3 Beds
  • 2 Baths
  • ML81892600 MLS
  • 1,762 SqFt.
118 Stonyford, Pittsburg image
118 Stonyford, Pittsburg $185,000

This Beautiful specious 2 bedroom 2 bathroom home offers you a great floor plan, you can use the main living room as a spacious bedroom as currently being use. This will...

  • 2 Beds
  • 2 Baths
  • 40993817 MLS
  • 1,440 SqFt.
property image
67 Palm Drive, Union City $179,900

Mobile home in the Tropics has: 2 bedrooms, both with walk in closets; 2 full baths; master bathroom has been updated; family room with built in book shelf; storage shed;...

  • 2 Beds
  • 2 Baths
  • 40993596 MLS
  • 1,248 SqFt.
1909 Strasbourg Ln, Antioch image
1909 Strasbourg Ln, Antioch $180,000

Located in Delta Villa (senior park - Must be 55 yrs old). Property is located across from club house which offers a Pool, SPA, Sauna, Gym/exercise facility and dog park....

  • 2 Beds
  • 2 Baths
  • 40993491 MLS
  • 1,166 SqFt.
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Manufactured Home Information

  • List of Senior Parks
  • List of Family Parks
  • Mobilehome Residency Law
  • Sample Listing Agreement
  • Sample Buyer Agency Disclosure Form
  • Sample Purchase Agreement
  • Mobile Home Inspection Video
  • HCD Manufactured Housing Site
  • HCD Mobilehone Information Bulletins
  • HCD Mobilehome Consumer Information
  • HCD Modifying a Mobile Home
  • HCD Remodel Permit Required? See Chart
  • HCD Forms Page - All Forms
  • HCD 415 Form - Permit Application
  • HCD 50 Form - Permit to Construct
  • HCD Earthquake Bracing App

Helpful Buyer Resource Links

  • Frequently Asked Questions (FAQ)
  • Homes for Sale Near BART
  • Credit Karma - check your FICO score
  • What's My Home Worth?
  • Crime Reports by City

Contra Costa County

Click above to learn more about Contra Costa county and it's cities, or use the links below to get the latest listings.

Click "Advanced Search" where you can search by sub-divisions, Property Details, MLS Nunber and multiple Zip codes

Alameda County

Click above to learn more about Alameda county and it's cities, or use the links below to get the latest listings.

Click "Advanced Search" where you can search by sub-divisions, Property Details, MLS Nunber and multiple Zip codes

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460 Center Street #6641
Moraga CA 94570-6641
DRE License # 01958723

O: 925.464.1006
E: Info@OnDemandRealty.net

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Bob Lowry
Broker / Owner
DRE License # 01958003

www.OnDemand.Realtor

M: 925 709 4801
E: Bob@OnDemandRealty.net

Information provided is for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Information Is Believed To Be Accurate But Not Guaranteed.

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