Preserving mobilehome and RV parks while California builds denser housing

Why this matters: A new law limits application of laws that promote dense transit-oriented housing by prohibiting construction on sites near transit stop zones governed by mobilehome or RV park regulations.

Balancing lower income housing options

Mobilehomes provide an integral housing option for Californians, many of whom are low income or elderly.

There are at least 5,000 active mobilehome and recreational vehicle (RV) parks in California with at least 450,000 lots and spaces.

California recently preempted local zoning standards near transit stops, allowing builders to construct taller buildings in denser residential structures near public transit. [Calif. Government Code §65912.157]

Related article:

Newly passed law a boost for transit-oriented development

Encouraging transit-oriented housing is a valuable step to expand the housing supply as we face a housing shortage with a lack of inventory for sale or rent.

However, mobilehome and RV parks near these transit zones were threatened to be pushed out by builders constructing tall, dense housing under the new law.

Legislators recognized California’s need to preserve all varieties of low-income housing options to stop the rising trend of job holders who are homeless.

Effective July 2026, Senate Bill 722 prohibits development on an existing site governed by mobilehome and RV park regulations, including:

the Mobilehome Residency Law;
the Recreational Vehicle Park Occupancy Law;
the Mobilehome Parks Act; and
the Special Occupancy Parks Act. [Gov C §65912.157(h)(3)]

Related article:

Zoning obstacles for manufactured homes in California

Mobilehome and RV park statistics in California

California has the second highest number of active mobilehome and RV parks out of all states in the U.S., according to the U.S. Department of Homeland Security.

The top ten largest mobilehome parks in California as of 2026 are found in the cities of:

Sunnyvale (1^st, 2^nd and 8^th largest);
Hemet (3^rd largest);
San Jose (4^th and 7^th largest);
Eastvale (5^th largest);
Westminster (6^th largest);
Sylmar (9^th largest); and
Calimesa (10^th largest), according to the California Department of Housing and Community Development (HCD).