California Manufactured Home Guide
Both OptionsEverything you need to buy or sell a manufactured, mobile, or modular home in California — by owner.
📜 Title vs. Real Property in California
California uses the Department of Housing and Community Development (HCD) to title manufactured homes. Homes can be converted to real property via the "title elimination" process. California has extensive protections for park residents.
🔄 How to Convert to Real Property in California
- 1
Home must be on a permanent foundation (HCD Form 433A or 433B)
- 2
Obtain a permit for the permanent foundation from local building department
- 3
Complete HCD's Title Elimination application with recorded foundation form
- 4
HCD processes elimination and notifies county assessor
- 5
County reclassifies home as real property attached to land
🏘️ Mobile Home Park Regulations in California
California Mobilehome Residency Law (Civil Code §798+) is the most comprehensive in the nation. Rent control in many jurisdictions (LA, San Jose, San Francisco). 60-day notice required for rent increases >10%. Strong eviction protections. Residents may purchase community if it goes up for sale.
💳 Financing Options in California
FHA Title I and II available. CalHFA programs available for lower-income buyers. Strong chattel lending market. Some counties have specific programs. 21st Mortgage and Vanderbilt active statewide.
Get a quote from 21st Mortgage →Disclosure: The links below are affiliate partnerships. We may receive a commission if you click and take action, at no extra cost to you. We only recommend services we believe are genuinely useful for manufactured home buyers and sellers. See our full disclosure.
MHVillage
Browse thousands of manufactured & mobile home listings in California. The nation's largest marketplace.
Search listings →21st Mortgage
Financing for manufactured & mobile homes — FHA, chattel, and land-home loans. A top national lender.
Explore financing →Vanderbilt Mortgage
Manufactured home loan programs including FHA Title I & II, and flexible chattel options.
Get a quote →🏛️ California HUD Office
The U.S. Department of Housing and Urban Development (HUD) oversees manufactured housing standards and programs in California.
Visit HUD California Office →