MARKET STUDY OF MOBILE HOMES
IN HUNTINGTON BEACH
SURVEY OF MOBILE HOME PARKS AND MOBILE HOME
RESIDENTS IN HUNTINGTON BEACH AND A SURVEY OF
MOBILE HOME PARKS IN ORANGE COUNTY
FINAL REPORT
! Submitted to
CITY OF HUNTINGTON BEACH
Economic Development Department
Huntington Beach, California
By
Center for Demographic Research
California State University, Fullerton
Fullerton, California 92834
February 2002
TABLE OF CONTENTS
Table of Contents
Table of Contents: Appendices.. ii
List of Tables ... iii
Executive Summary iv
1 I. Introduction..
1 II. Methodology
Mobile Home Resident Survey..
Resident Face-to-Face Survey
Resident Mail Survey.
3 Huntington Beach Mobile Home Park Owner/Operator Survey.
Orange County Mobile Home Park Survey
Phone Interview
Mobile Home Park Mail Survey .
5 III. Survey Results
Huntington Beach
Summary of Park Characteristics..
Assistance Programs
Sale and Foreclosure of Mobile Homes
Mobile Home Costs
Resident Characteristics.. 14
Mobile Home Costs.......... ....19
Orange County.. ...21
Park Characteristics...... .21
Mobile Home Costs......... ..23
Mobile Home Market .....24
TABLE OF CONTENTS
APPENDICES
Appendix I: Resident Survey Form
Huntington Beach Mobile Home Resident Face-to-Face & Mailout Survey Appendix II: Mobile Home Park Survey Form
Huntington Beach Mobile Home Park Owner/Manager Checklist Orange County Mobile Home Park Owner Checklist
Market Study of Mobile Home Parks in Orange County: Manager Mailout Checklist (Mailout)
Appendix III: Tables
Is the Mobile Home Your Primary or Secondary Residence? Income of Residents by Mobile Home Park in Huntington Beach Years Lived in Current Mobile Home by Park- Huntington Beach Mobile Home Foreclosures
Sample of Mobile Home Parks Included in Face-to-Face Resident Survey Orange County Mobile Home Park Phone Sample
Appendix IV: Map
Mobile Home Parks in Huntington Beach
LIST OF TABLES
Huntington Beach
Mobile Home Park Sizes and Long Term Leases, January 2001 5 Vacancies and Known Mobile Homes for Sale, January 2001. 6 Park Rent and Amenities .... 7
Number of Foreclosures and Sales... 9
Reported Rent Increases ... ..10
Reported Rent Increases Excluding Cabrillo Mobile Home Park ..11 Rent Increases in Dollars and Percents ..12
Rent Increases in Dollars and Percents Revised ..12
Average Costs As Reported by Residents ..13
Resident Marital Status...... ...14
Age of Residents in All Parks ..15
Average Age of Mobile Home Residents ..16
Years Lived in Current Mobile Home ..16
Mobile Home Owner Assistance Program Usage.. ..17
Employment Status......... ...18
Household Income 19
Resident Reported Rent Increases .20
Orange County
Park Amenities................... ...............................21 Reported Rent Increases... ...23
Consumer Price Index Chart......... ...24
ili
EXECUTIVE SUMMARY
• Of the 2,963 mobile home spaces in the City of Huntington Beach, 11 (0.4%) are available or vacant.
Table 1
Number of Park Spaces, Occupied and Available, with Vacancy Rate Total Number Number Number of
of Pads/ Spaces Vacancy
Park Spaces Occupied Available
Beach View Mobile Home Park 82
Brookfield Manor Mobile Estates 139
45 0
Cabrillo Mobile Home Park
Del Mar Estates 142 0
Huntington by the Sea 306
Huntington Harbor Mobile Home Park 130
Huntington Mobile Estates 105
Huntington Shorecliffs Mobile Home Park 304
Los Amigos Mobile Home Park 145
98 98 0' 1.0%
Ocean View Estates 44 44 0.0%
Pacific Mobile Home Park 264 260 0.0%
Rancho Del Rey Mobile Home Park 379 379 0.0%
Rancho Huntington Mobile Home Park 193 193 0.0%
Sea Aira Mobile Home Park 230 229 0.4%
Sea Breeze Mobile Estates 65 64 1.5%
Skandia Mobile Home Park 167 167 2 1.2%
Villa Huntington Mobile Castles 125 125 0.0%
2,963 2,948 11 0.4%
Reported March 2001.
• Ofthe 2,951 spaces with units in place, 18 (0.6%) mobile homes were estimated for sale by the managers. Mobile homes are sold by mobile home owners and not by Park managers. Due to this fact, this type of information cannot be obtained or reported accurately.
Table 2
Number of Mobile Homes for Sale By Park
Total Number of
Park Number for sale*
Beach View Mobile Home Park
Brookfield Manor Mobile Estates 2
Cabrillo Mobile Home Park #
Del Mar Estates #
Huntington by the Sea 0
Huntington Harbor Mobile Home Park #
0 Huntington Mobile Estates
Huntington Shorecliffs Mobile Home Park #
3 Los Amigos Mobile Home Park
Mariners Pointe
Ocean View Estates 3
Pacific Mobile Home Park #
Rancho Del Rey Mobile Home Park #
Rancho Huntington Mobile Home Park
Sea Aira Mobile Home Park 230 mr •
Sea Breeze Mobile Estates 65
Skandia Mobile Home Park 167 2
Villa Huntington Mobile Castles 125 #
#None Known for sale as reported by Park Manager or Owner *Note: Mobile Home Park Managers are typically not involved in the sale of mobile homes. These are estimates reported by the Park Managers or Owners.
• The rental rates for spaces only range from $220 per month to $925 per month. This varies from park to park with a range of average rents $325 to $875. The citywide average is $535. For almost all of the parks, these rates do include utilities, with the exception of sewer in 12 parks, trash in 11 and water in 8. Most of the parks offered a package of amenities that included pools, Jacuzzi, clubhouse, BBQ, laundry room, and some recreational equipment.
Table 3
Park Midpoint Space Rent Amounts and Amenities as Reported by Park Managers or Owners
Low Rent High Rent Midpoint Space Rent Clubhouse Washing Machinel Public/ Common Restrooms Tennis/ Basketball Courts Other Sports Equipment.
Po0 Jacuzzi BBQ
Park
Beach View 384 384 $ 384.00 x×
Brookfield 465 500 $ 482.50
510| 510.00 x X
Cabrillo 510
Del Mar Estates 475 500 $ 487.50 X
Huntington by the Sea 825 925 $ 875.00
Huntington Harbor 550 660 $ 605.00 x
500 600 $ 550.00 X
Huntington Mobile Estates
645 $ 527.50 X X
Huntington Shorecliffs 410
Los Amigos 475 503 $ 489.00 xxx x
545 $ 478.00 X X
Mariners Pointe 411
Ocean View Estates 220 431.36 $ 325.68
Pacific 330.75 525 $ 427.88 X
Rancho Del Rey 460 588 $ 524.00
Rancho Huntington 405 500 $ 452.50
Sea Aira 535 699 $ 617.00
Sea Breeze 444 466 $ 455.00
Skandia 423 440 $ 431.50
Villa Huntington 401 500 $ 450.50
Table 4
Utilities included in the Space Rental Amounts as Reported by the Park Managers or Owners
GasT Other
Park Water Sewer Electricity Propane Trash Utilities
Beach View X
Brookfield
Cabrillo x X X Cable
Del Mar Estates
Huntington by the Sea
Huntington Harbor
Huntington Mobile Estates xxx X
Huntington Shorecliffs
Los Amigos x
Mariners Pointe x
Ocean View Estates x
Pacific X X x
Rancho Del Rey
Rancho Huntington x
Sea Aira
Sea Breeze X
Skandia x
Villa Huntington x
Since 1990, seventeen parks raised the space rent at least once. On the average, about 10 parks raised space rents each year. The average increase ranged from $26.43 in 1990 to $10.80 in 1995. The pattern of rent increases followed the Consumer Price Index. The rate of increase for most years were above the CPI, but have recently been below the CPI. It should be noted that some of the rent increases are included in the lease agreement.
Not all parks were able to report specific dollar or percentage increases for each year since 1990. As reported by managers, this situation was due to change in management and/or not having available records.
Rent increases were reported in dollar amounts and in percentages. Space rental amounts varied in 16 of 18 parks. This result is due to some residents having lived in the park for many years under long term leases. This resulted in space rent amounts that were lower than residents who had moved into the park more recently. Space rental increases by percentages resulted in differing dollar amounts. For example, a 3% increase in space rentals across the park is $15 for a resident with a $500 space rental and $21 for a resident with a $700 space rental though each received a 3% increase. vii
Those in long-term leases sometimes had rent increases that were less than ( newer residents because the increases were built into their lease contract at the time of signing. In other cases, space rental amounts were increased by a range in efforts to bring the rental amounts across the park to a more even level. Another example of differing rental increases are those on Month-to- Month leases received larger increases than those that were not.
Table 5 details the data received from Park Managers and Owners in the format described above. It shows an average percentage increase of space rental amounts using the midpoint space rental amount (the midpoint space rental amount is based on the low and high rental amount given by the Park Manager or Owner).
Table 5
Space Rental Increases as Reported by Park Managers
and Owners in Dollars and Percents
Percent Increase Current
Midpoint
Space
Park 1991 | 1999| 2000 2001 Rent
Beach View 8.6% 10.5% 4.4% 2.3% 4,8% 7.0% $ 384
NA 2.7% 4.0% 3.1% 3.7% 7.8% $ 483
# 50.0% 11.1% 0 26.7% 17.1% 14.6% $ 510
5.8% 3.5% 3.9% 2.4% 2.4% 3.4% 2.7% 0.0% 5.4% $ 488
Huntington by the Sea Increased 3% each year, but 3-4 years no increases $ 875 NA NA NA NA NA NA NA NA NA 7.3% $ 605
Huntington Mobile Estates NA NA NA NA NA NA NA NA NA 3.0% 3.9% 2.8% $ 550 Huntington Shorecliffs 0 0 # $ 528
Los Amigos 7.8%| 7.3% 5.4% 3.1% 2.0% 2.4% 2.4% 1.9% 3.4% 2.0% 2.4% 3.6% $ 489 Mariner's Pointe 24.2%| 2.2% 2.2% 2.1% 2.1% 2.0% 2.0% 2.0% 1.9%| 1.9% 1.8% 1.8% $ 478 Ocean View 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% $ 326 NA NA NA 8.3% 7.6% 7.1% 6.6% 6.2% # $ 428
Rancho Del Rey 7.1% 16.7% 14.3% 7.5% 2.9% 1.0% 2.3% 3.1% 3.6% 2.0% 2.6% 2.5% $ 524 Rancho Huntington 3.0% 2.9% | 2.8% 2.8% 2.7% 2.6% 2.5% 25% 24% 24% 23% 2.3% $ 453 NA NA NA NA NA NA NA $ 617
Sea Breeze 9.9% 7.1%| 5.0% 3.5% 3.6% 3.5% 2.9%| $ 455
Skandia 9.1% 5.8% 5.8% 7.0% 6.0% 2.3% 0 2.5% 2.7% 3.4% 5.1% 4.9% $ 432 Villa Huntington 4.5% 4.9% 4.4% 3.4% 2.7% 2.7% 2.6% 1.5% 2.5% 2.4% 1.9% 4.6% $ 451 Consumer Price Index
Percent Change 4.5 2.9 1.2 0.2 0.2 -0.4 1.0 1.5 2.8 3.6 4.1 # # Not available at time of survey
Those on lease (unknown #) + 3.7%, those not $25
## brought all space rents up to 180
-...
viii
Table 6 represents changes made to the rent increase table by the managers or owners after the initial draft of the report was submitted. The City of Huntington Beach suggested CDR should give the parks an opportunity to update or revise the percentages that were originally provided. Nine parks responded by either changing their information or supporting in writing the original numbers published by CDR.
Table 6
Space Rental Increases as Reported by Managers and Owners in Percentages After the Conclusion of the Study
Percent Increase Midpoint
Midpoint
Space
1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 Rent Park
3.8% 3.4% 2.3% 4.8% 2.8% 7.5% 7.0% $ 384
Beach View* 8.6% 10.5% 4.4%
2.9% 3.1% 2.7% 4.0% 3.1% 3.7% 7.2%| 7.8% # 483
Brookfield NA NA NA
50.0% 11.1% 0 26.7% 17.1% 14.6% 0 0 0 $ 510
Cabrillo* ## 0 0
2.4% 2.4% 3.4% 2.7% 0.0% 5.4% 0 $ 488
Del Mar 5.8% 3.5% 3.9%
$ 875
Huntington by the Sea Increased 3% each year, but 3-4 years no increases NA NA NA NA NA 0 7.3% $ 605
Huntington Harbor NA NA NA NA
NA NA NA NA NA NA NA 3.0% 3.9% 2.8% $ 550
Huntington Mobile Estates NA NA
2.7% 3.0% 2.5% 3.0% 1.5% 1.3% 2.8% 3.6%+15% $ 528
Huntington Shorecliffs* 7.0% 10.0% 3.0% 3.4%
5.0% 3.0% 1.8% 2.4% 2.0% 2.0% 3.0% 1.9% 2.5% 3.6% $ 489 Los Amigos* 6.9% 6.4%
2.2% 2.1% 2,1% 2.0% 2.0% 2.0% 1.9% 1.9% 1.8% 1.8% $ 478 Mariner's Pointe 24.2% 2.2%
5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% $ 326 Ocean View 5.0% 5,0%
8.3% 7.6% 7.1% 6.6% 6.2% # 428
Pacific NA NA NA
14.3% 7.5% 2.9% 1.0% 2.3% 3.0% 3.5% 2.0% 2.0% 2.5% 524
Rancho Del Rey* 7.1% 16.7%
2.9% 2.8% 2.8% 2.7% 2.6% 2.5% 2.5% 2.4%| 2.4%| 2.3% 2.3% $ 453 Rancho Huntington* 3.0%|
NA 2.7% 2.4% 2.8% 3.0% 2.6%| 2.3%] 3.4% 3.1% $ 617
Sea Aira NA NA NA
7.1% 5.0% 3.5% 3.6% 3.5% 0 2.9% $ 455
Sea Breeze * 9.9%
5.0% 5.0% 6.0% 2.0% 2.0% 3.0% | 3.0% 4.5% 4.0% $ 432
Skandia * 8.0% 5.9%
4.4% 2.7% 2.7% 2.6% 1.5% 2.5% 2.4% 1.9% 4.6% $ 451
Villa Huntington 4.5% 4.9% 3.4%
Consumer Price Index
Percent Change 2.9 1.2 0.2 0.2 -0.4 1.0 1.5 2.8 3.6 4.1 #
4.5 * Managers or Owners revised or confirmed percentages • In addition to the cost of renting a space, the total reported monthly cost of housing including mortgage payments, water and sewer, electricity, gas or propane, homeowners insurance, and other fees range from $407 to $1183.
In Table 7, each cell/number represents a park average calculated and based on the survey responses of the residents from that park. The "Total Housing Cost" is also an average based on the survey responses and does not total all the other columns when added. The number of residents who responded to each item is also listed.
Table 7
Average Housing Costs as Reported by Residents
Mortgage Water and Homeowner's Total
Mobile Home Park Rent for Space Payment Sewer Electricity Gas/ Propane Insurance Other fees * _ Housing Resp. $ Resp. $ Resp $ Resp $ Resp Resp Resp $ Amount
Beachview 23 $387.96 10 $443.51 17 $15.91 16 $28.78 16 $23.09 13 $28.02 8 $19.06 $651.09
Brookfield 30 $497.33 11 $259.35 25 $16.92 28 $34.59 29 $53.74 27 $34.04 5 $185.74 $720.76 Cabrillo 16 $797.67
$510.00 3 10 $17.60 10 $19.50 10 $29.70 14 $28.14 $0.00 $725.93 Del Mar 33 $451.76 $34.97
$482.58 6 29 $17.87 31 $42.90| 30 $54.66 22 3 $3.60 $694.05 Huntington by the Sea 72 $778.00 46 $451.54 50 $26.48 60 $46.69 58 $38.69 49 $42.02 20 $16.97 $1,1827 Huntington Harbor 29 $613.61 = $462.42 4 $0.00 22 $53.35 21 $61.26 18 $54.19 6 $296.73 $869
Huntington Mobile Est 30 $577.80 14 $490.68 16 $13.88 $41.20 $37.76 $22.23 7 $910.39 30 29 22 $116.57
Huntington Shorecliffs 80 $542.39 20 $297.85 72 $19.01 73 72 $51.48 66 $28.70 31 $744.57 $38.58 $24.69
Los Amigos 41 $504.07 $632.80 $15.27 32 $53.59
9 11 26 $54.38 23 $30.44 15 $18.01 $738.37
Mariner's Pointe 24 $522.04 5 $470.00 19 $17.54 15 13 $134.36 $43.61 15 $40.24 $29.50 10 $684.97
Ocean View Estates 10 $279.78 2 $315.00 9 $18.78 9 $28.56 8 $22.00 5 $30.15 2 $272.50 $407.25 Pacific 58
$428.26 19 $330.25 12 $12.92 50 $29.65 49 $43.93 23 $27.59 4 $21.25 $598.34 Rancho Del Rey 119 $557.13 29 $34.08 $754.06
$389.89 102 $19.35 106 $40.15 108$45.87 83 39 $71.35
Rancho Huntington 40 $472.00 7 $218.71 10 $12.25 36 $35.31 37 $52.99 30 $28.58 9 $47.44 $602.40 Sea Aira 63 $667.08 37 $414.70 55 $22.91 $45.5354 $45.46 49 1$30.79 55 24 $36.49 $1,042.52
Sea Breeze 15 $433.13 $592.32 15 $15.90 15 $36.58 10 $22.101 $7.60 3 $23.23 14 4 $641.62
Skandia 32 $467.63 15 $484.74| 27 $25.59 27 $47.86 27 $45.94 23 $37.18 6 $81.17 $762.16 Villa Huntington $673.29
$15.56 28 $47.62 28 $58.05 | 20 |$30.09 3 $47.40 |
• Mobile home park residents tend to be an older adult population. The reported median age of the residents is 64.7 years and the single largest age cohort of the mobile park residents is the 75 years of age and older. The average income level of mobile home park residents is $29, 053, which is about 45% of the Orange County Median household income. Only 16% of the mobile home household incomes are at or above the county's median. x
The tables below represent the age and income reported by the residents who answered the corresponding questions. Some residents felt the age and income questions were highly intrusive and chose not to answer.
Table 8
Age of Residents in All Parks
Age
Categories Number Percent
0-18 years 88 6.1%
18-34 years 121 8.4%
35-44 years 118 8.2%
45-54 years 167 11.6%
55-64 years 234 16.2%
65-74 years 336 23.3%
75 or older 380 26.3%
1,444 100%
Table 9
Average Age of Mobile Home Residents
:
Mobile Home Park Average Age
Beach View 61
Brookfield 70
Cabrillo 45
Del Mar 67
Huntington by the Sea 40
Huntington Harbor 69
Huntington Mobile Estates 37
Huntington Shorecliffs 72
72 Mariner's Pointe
Ocean View
Pacific
Rancho Del Mar 69
Rancho Huntington
Sea Aira
Sea Breeze
Skandia
Villa Huntington
xi
Table 10
Household Income
Income Number of Percentage of
Categories Residents Residents
Less Than $10,000 76 9.7%
$10,000-$19,999 182 23.2%
$20,000-$29,999 148 18.9%
$30,000-$39,999 115 14.6%
$40,000-$49,999 77 9.8%
$50,000-$59,999 65 8.3%
$60,000-$69,999 37 4.7%
$70,000-$79,999 32 4.1%
$80,000-$89,999 16 2.0%
$90,000-$99,999 17 2.2%
$100,000 or Above 20 2.5%
Total 785 100%
• Fourteen parks reported that at least one assistance program is being utilized in their park. Most residents were not aware of the availability any assistance programs.
Table 11
Huntington Beach Mobile Home Owner Assistance Program Usage as Reported by Residents Responding to Survey
Total Percent Reporting
City of Number of Usage of at lease
Electric Gas HB Section Pads! one Assistance
Mobile Home Park Rebate Rebate HUD Loans 8 CARE SCAN Spaces Program Beachview 0 82 0.0%
Brookfield 0 1 1 139 1.4%
Cabrillo 0 45 0.0%
0:0
Del Mar 0 0 142 0.0%
Huntington by the Sea 0 0 0 0 306 0.0%
Huntington Harbor 0 0 130 0.0%
Huntington Estates 0 105 0.0%
Huntington Shorecliffs 3 304 2.6%
Los Amigos 0 0 0 145 0.0%
Mariner's PointeR 0 1 98 2.0%
Ocean View 0 44 0.0%
Pacific 0 264 0.4%
Rancho Del Rey 3 3 0 2 379 2.4%
Rancho Huntington 1 2 0 193 0.0%
Sea Aira 0 - 230 1.7%
1 Sea Breeze 65 1.5%
-0
Skandia 1 0 167 0.0%
Villa Huntington 0 125 1.6%
Total 10 → O → O 2,963 1.0%
8 3 3
xii
• Park management indicated that they are not typically involved in the sale of mobile homes. They estimate that at the time of the survey, 18 homes were for sale. Between 1990 to present, 1,589 units had been sold. The sales included both purchases of new mobile homes and transfers of ownership. In addition, since 1990 park managers or owners estimate 35 units (1.18%) as being foreclosed upon and 7 sold in lieu of foreclosure (Orange County Default Notice Rate for single family homes 1990-99: 7.25%) Foreclosure rates are reported by number of units and not by mobile home classification. Of the 969,484 housing units in Orange County as of April 1, 2000, 155,254 were reported notices of default. This is a rate of 16% for Orange County. The number of mobile homes known to Huntington Beach Mobile Home Park Managers or Owners that were foreclosed upon or sold in lieu of foreclosure was 44 of the 2,963; a known rate of 1.5% Table 12
Number of Mobile Homes Foreclosed or
Sold as Reported by Managers or Owners
Estimate of
Foreclosure Estimate of Mobile Homes Sales in Lieu of
Estimate' Sold? Foreclosure 3 :
Park
Beachview NA 3-4 per year NA
Brookfield 72: 18 new homes brought in 4
Cabrillo 0 20 with 6 or 7 new ones NA
Del Mar 1 50-60 NA
Huntington by the Sea 200 NA
Huntington Harbor 14
Huntington Estates 1 38; about 10 new
Huntington Shorecliffs 13 209 NA
Los Amigos 96; 3 new 2
Mariner's Pointe 4 65 NA
Ocean View 0 6
Pacific 0 118 1
Rancho Del Rey 3 297 NA
Rancho Huntington NA 92 NA
Sea Aira 1 78 NA
Sea Breeze 1 34 resale; 21 new
Skandia 0 117; 12 new
Villa Huntington 5 92 resales
xili
• Approximately 38% of the reported leases are longer than one year. Nine of the parks indicate that there are no, or a very minimal number of, leases over one year.
Table 13
Mobile Home Park Sizes and Long Term Leases
January 2001
Total Number Percentage
of Pads/ Leases Over on Long
Mobile Home Park Spaces One Year Term Lease
Beachview 82 0 0%
Brookfield 139 0 0%
Cabrillo 45 0 0%
Del Mar 142 0 0%
Huntington by the Sea 306 294* 96.1%
Huntington Harbor 130 0 0%
Huntington Estates 105 95 90.5%
Huntington Shorecliffs 304 302 99.3%
Los Amigos 145 1.4%
Mariner's Pointe 98 2.0%
Ocean View 44 41 93.2%
Pacific 264 0 0%*
Rancho Del Rey 379 0 0%
Rancho Huntington 193 176 91.2%
Sea Aira 230 206 89.6%
Sea Breeze 65 2 3.1%
Skandia 167 2 1.2%
Villa Huntington 125 # 0%
Total 2,963 1,122 37.9%
'Estimated about 98% on long-term lease, maybe 12 not
#Just starting 5-year leases, is estimating that 80% will go to long term lease XIV
• A total of 19 (2.2%) of the mobile home residents that responded to the survey indicated that their mobile home was not their primary residence.
Table 14
Type of Residence as Reported by Residents
Primary Secondary
Mobile Home Residence Residence
Parks Number Percent Number Percent
Beachview 24 96.0% 1 4.0%
Brookfield 37 100% 0.0%
Cabrillo 17 100% 0.0%
Del Mar 37 97.4% 2.6%
Huntington by the Sea 75 98.7% 1.3%
Huntington Harbor 40 100% 0 0.0%
Huntington Mobile Estates 31 100% 0 0.0%
Huntington Shorecliffs 90 96.8% 3.2%
Los Amigos 52 98.1% 1 1.9%
Mariner's Pointe 29 100% 0.0%
Ocean View Estates 10 90.9% 1 9.1%
Pacific 62 95.4% 3 4.6%
Rancho Del Rey 140 98.6% 2 1.4%
Rancho Huntington 59 95.2% 3 4.8%
Sea Aira 67 100% 0.0%
Sea Breeze 15 100% 0.0%
Skandia 47 97.9% 2.1%
Villa Huntington 32 94.1% 2 5.9%
Total 864 97.8% 19 2.2%
XV
Market Study of Mobile Homes in Huntington Beach
INTRODUCTION
The City contains 18 mobile home parks, containing over 2,800 mobile home spaces. The Huntington Beach City Council requested a market study of mobile home parks in the City focusing on the factors associated with the cost of mobile home housing. This California State University Fullerton Center for Demographic Research was commissioned to obtain information and to prepare an analysis on mobile home rents and the mobile home market in the City of Huntington Beach.
The study was later expanded to include a survey of mobile homes in the remainder of Orange County. This report details the results of three separate but related surveys conducted for the City of Huntington Beach, California: a survey of mobile home residents in Huntington Beach, a survey of mobile home park owners/operators in Huntington Beach, and a survey of mobile home park owners/operators in Orange County.
Il. Methodology
Mobile Home Resident Survey
The survey of the Huntington Beach mobile home residents was designed to be in two phases: a face-to-face survey of a random sample of mobile home residences followed by mail survey of all remaining mobile home residences.
Before the survey could be conducted, it was necessary to develop a comprehensive list of the addresses of each mobile home in the mobile home parks. The Center for Demographic Research (CDR) was provided a list and maps of 18 mobile home parks in Huntington Beach and the estimated number of mobile homes in each park by the City. CDR staff canvassed each of the eighteen mobile home parks in the City. The addresses of each mobile home were recorded and compiled into a list for each park. There were some instances where an on-site manager provided staff a list of addresses. These lists served as the frame for sampling the mobile homes. A letter was written by 1 the City to announce to the residents that the survey was being conducted and staff from CDR may be contacting them.
Resident Face-to-Face Survey - An initial sample of 500 mobile homes was selected randomly from the list of mobile homes using Statistical Package for the Social Sciences (SPSS), which is an industry standard software used in survey research. The sample was stratified by park to ensure that surveys were conducted in each and every park. The survey was conducted by a team of interviewers, often working in pairs. Prior to going to the parks, the interviewers were trained by the project manager to administer the survey properly. The interviewers were instructed to speak with an adult who is a resident of the mobile home visited. If a resident was not available to complete the survey, the mobile home was revisited on another day and time. If a resident could not be reached after three attempts to contact a qualified household member, the mobile home was dropped from the sample. There were other reasons for dropping a mobile home from the sample. The primary reason was a refusal to participate in the survey. A mobile home would also be dropped if there were unsafe conditions such as an unleashed dog or if the residents were not able to speak English (the survey did not provide for non-English speaking respondents).
There were a couple of incidents where the respondent was too ill to be interviewed on all visits. Finally, some mobile homes were vacant. In these situations, the mobile home would be "retired" and replaced in the sample with another randomly selected mobile home.
The survey commenced in January 2001 and continued into May 2001. Most of the fieldwork was conducted during the weekends, based on the premise that more residents would be present. A total of nine weekends were interrupted because of wet weather and two holidays (Easter and Mother's Day).
Resident Mail Survey - Following the completion of the resident face-to-face survey, the resident mail survey was conducted. Every resident (2,451), 2 excluding those who completed a face-to-face survey, was mailed a questionnaire and a self-addressed stamped return envelope with a cover letter containing instructions. The same lists used for the face-to-face resident survey were also used for the mail survey. Residents were asked to return the survey and mail it back to the CDR in the postage paid envelope within two weeks. A total of 387 questionnaires were returned. This rate of return (16%) is slightly below the response rate for similar types of mail surveys.
Huntington Beach Mobile Home Park Owner/Operator Checklist Huntington Beach Mobile Home Park Manager Face-to-Face - Introduction letters were mailed to all Huntington Beach mobile home park managers and owners in December 2000 with a list of information that was needed for the study. In January 2001, meetings were scheduled by phone with the manager or owner of each mobile home park located in Huntington Beach. Face-to-face meetings were held at sixteen mobile home parks in January 2001 to collect and discuss the requested information. Due to busy schedules of park managers, the final two meetings were completed by phone in January and March 2001.
Orange County Mobile Home Park Manager
A list of all mobile home parks in Orange County was compiled from two websites: The California Department of Housing and Community Development Mobile Home & RV Parks Listing (http://www.hcd.ca.gov). This was supplemented with the Alta Vista search site's results for Mobile Home Site Operators in Orange County using a 10 mile radius for Anaheim, Cypress, Irvine, and San Clemente and using only results from Orange County. Over 220 mobile home parks were identified through these two sources. These data were compared to the California State Department of Finance 2000 estimates of mobile home residences in Orange County to determine if these sources captured the majority of mobile homes in the county. The result of the comparison indicated that the list of Orange County mobile homes parks was comprehensive.
3 Orange County Mobile Home Park Manager Phone Interview - A sample of 25 mobile home parks was drawn from a list of 203 parks in Orange County, excluding all Huntington Beach Parks. The parks were sampled using a systematic sampling procedure. A random number was generated using Microsoft Excel. The mobile home park corresponding to this randomly selected number was the first park selected. Thereafter, every g'h mobile home listed from the first selected park was then selected for inclusion in the sample. This systematic selection continued until 25 parks were selected for inclusion in the sample.
The first round of introduction letters was sent to the sample of 25 mobile home park managers and owners in early April 2001. Twelve phone interviews were completed in April. A second round of letters was sent in late April to the remaining 13. Four of the initial parks selected were replaced by taking the next mobile home park off of the list following each park that was replaced. These parks were replaced after three phone attempts and two letters sent. Twenty- three of twenty-five interviews were completed by June 2001. Two of the parks replaced were replaced a second time after three phone attempts and two letters sent.
Orange County Mobile Home Park Mail Checklist - Cover letters and information checklists were sent out to the remaining 178 mobile home parks in Orange County not selected in the initial sample of 25 for the phone interviews. The checklists were sent with a cover letter and a prepaid postage envelope to return the information on checklist. Of those mailed out, 25 were returned completed.
Ten packages have been returned by the Post Office. A second mailing was completed in the middle of June to all the parks that did not return the information. In total, 38(21.3%) mobile homes parks provided information. !
4 IlI. Survey Results
Huntington Beach
PARK CHARACTERISTICS
There are 18 mobile home parks located in Huntington Beach. The parks are located throughout the City. Five mobile home parks are located in the northern section of the City; 2 are located in the west section of the City, 4 are located in the central section of the City, and 7 are located in
Mobile Home Park Sizes and Long Term Leases, January 2001 Number of Leases Over
Park Spaces One Year
Beach View Mobile Home Park 82 0
Brookfield Manor Mobile Estates 139 0
Cabrillo Mobile Home Park 45
Del Mar Estates 142 0
Huntington by the Sea 306 296'
Huntington Harbor Mobile Home Park 130 i
Huntington Mobile Estates 105 95
Huntington Shorecliffs Mobile Home Park 304 302
Los Amigos Mobile Home Park 145 2
Mariners Pointe 982 22
Ocean View Estates 44 41
Pacific Mobile Home Park 264
Rancho Del Rey Mobile Home Park 379
Rancho Huntington Mobile Home Park 193 176
Sea Aira Mobile Home Park 230 206
Sea Breeze Mobile Estates 65
Skandia Mobile Home Park 167
Villa Huntington Mobile Castles 125
Total 2,963 1,124
Number approximated
Reported March 2001.
the southeast section of the City (See Map). Cabrillo is owned by CALTRANS, Ocean View is owned by the City of Huntington Beach, and Huntington Harbor is resident-owned. A total of 2,963 spaces are located in these 18 mobile home parks. The size of the parks varied from 44 to 379 spaces. Approximately 38% of the reported leases are longer than one year.
5 The park managers reported that there were eleven spaces available, yielding a vacancy rate of less than 0.4%. In addition, the park managers estimated there were 18 (0.6%) mobile homes for sale.
Vacancies and Known Mobile Homes For Sale, January 2001 Number of Known Number
Spaces of Mobile
Park Available Homes for Sale
Beach View Mobile Home Park 3
Brookfield Manor Mobile Estates 2
Cabrillo Mobile Home Park 0 NA
Del Mar Estates NA
Huntington by the Sea
Huntington Harbor Mobile Home Park NA
Huntington Mobile Estates 4
Huntington Shorecliffs Mobile Home Park 0 NA
Los Amigos Mobile Home Park 3
Mariners Pointe
0 3
Ocean View Estates
Pacific Mobile Home Park NA
Rancho Del Rey Mobile Home Park NA
Rancho Huntington Mobile Home Park
Sea Aira Mobile Home Park
Sea Breeze Mobile Estates 1
Skandia Mobile Home Park 2
Villa Huntington Mobile Castles NA
Total 11 18
Reported March 2001.
NA- Data not available
Note: Mobile Home Park Managers are typically not involved in the sale of mobile homes. These are estimates reported by the Park Managers.
Most of the parks offer a variety of amenities and conveniences. The amenities include swimming pools, jacuzzis, clubhouses, barbecues, washers and dryers, public or common restrooms, tennis or basketball courts, and other sports equipment, such as billiards/pool table or shuffleboard. Distance to the beach ranges from across the street (50 yards) to less than 4 miles. Distance to grocery stores/shopping centers range from 1 block to 2 miles. 6 Park Midpoint Space Rent Amounts and Amenities as
Reported by Park Managers or Owners
Low Rent High Rent Midpoint Space Rent Clubhouse Washing Machine/ Dryer Public/ Common Restrooms Tennis/ Basketball Courts Other Sports Equipment Poo Jacuzzi BBQ
Park
Beach View 384 384 $ 384.00
Brookfield 465 500 $ 482.50
Cabrillo 510 510 $ 510.00 xx..
Del Mar Estates 475 500 $ 487.50 x xxx
Huntington by the Sea 825 925 $ 875.00
Huntington Harbor 550 660 $ 605.00 x xx
600 $ 550.00 xx x
Huntington Mobile Estates 500
Huntington Shorecliffs 410 645 $ 527.50 x
Los Amigos 475 503 $ 489.00 X x
Mariners Pointe 411 545 $ 478.00 x x
Ocean View Estates 220 431.36 $ 325.68
Pacific 330.75| 525 $ 427.88
Rancho Del Rey 460 588 $ 524.00 x
Rancho Huntington 405 500 $ 452.50 X x
Sea Aira 535 699 $ 617.00 x
Sea Breeze 444 466 $ 455.00 X x x x
Skandia 423 440 $ 431.50 X x x
Villa Huntington 401 500 $ 450.50 X
ASSISTANCE PROGRAMS
The mobile home park managers reported they do not keep track of the number of residents using rental assistance programs. Park managers were not aware of the numbers of residents using rental assistance programs managed outside the park. The residents are responsible for the applications to participate in assistance programs.
However, 89% (16 of 18) of the park managers reported they were aware of rental assistance programs and fourteen (78%) park managers reported they were aware that at least one program was being utilized in their park. Four assistance programs were mentioned by the managers. These include the Section 8 Rental Assistance Program administered by the County of Orange Housing and Community Development Department; the Manufactured Housing Educational Trust (MHET); and Community Development Block Grant (CDBG). 7 A gas and electric utilities assistance program, California Alternate Rates for Energy program (CARE) was also mentioned. Finally, two parks reported having their own assistance program which residents used.
SALE AND FORECLOSURE OF MOBILE HOMES
It was indicated that mobile home park managers do not sell mobile homes and are typically not involved in any way with the sale of a mobile home. The managers stated that the parks do not keep track of the number of mobile homes that are sold or how long mobile homes are for sale. In general, the mobile home owner sells the mobile home or it is sold and bought through a mobile home retailer. The park managers rent the spaces for mobile homes to the residents.
Foreclosures are handled by banks as are homes sold in lieu of foreclosure. For the reasons stated above, the data collected regarding the sale of mobile homes was usually approximated by the park managers. Eighteen homes were reported as known for sale (as of March 2001). Since 1990, managers reported 39 homes as being foreclosed upon; 7 as sold in lieu of foreclosure and approximately 1,589 units sold. Sales included both purchases of new mobile homes or transfer of ownership.
Number of Foreclosures and Sales as Reported by Managers and Owners Estimate of
Foreclosure Estimate of Mobile Homes Sales in Lieu of
Estimate' Sold' Foreclosure?
Park
Beachview NA 3-4 per year
Brookfield 6 72;18 new homes brought in
Cabrillo 0 20 with 6 or 7 new ones NA
Del Mar 1 50-60 NA
Huntington by the Sea NA 200 NA
14 Huntington Harbor
Huntington Estates 1 38; about 10 new
Huntington Shorecliffs 13 209 NA
0 96; 3 new 2
Los Amigos
Mariner's Pointe 65
6 Pacific 118
Rancho Del Rey 297 NA
Rancho Huntington NA 92 NA
1 78
Sea Aira
34 resale; 21 new --3
Sea Breeze
Skandia 117: 12 new
92 resales NA
Villa Huntington
"Banks handle foreclosures; estimates listed are those known to managers "Mobile homes are sold by mobile home owners, not park managers, estimates are those listed as known to managers. These could be resales or new homes brought in and are typically estimates i from the time the manager began his or her position.
Banks handle sales in lieu foreclosures; estimates listed are those known to managers
MOBILE HOME COSTS
Space rental amounts in Huntington Beach vary throughout the city. [Note: the space rental amount is typically separate from normal utility costs except in parks that reported specific utilities included. As in a mortgage for a home, there are multiple costs to buying and running a home, including the insurance and utilities.
Thus, there is a distinction between the rental of the space for the mobile home to be placed on, which is charged by the mobile home park, and the total cost of a mobile home. This section details the amount of the park space rental and does not include the mortgage payment, as each resident has a different mortgage depending on purchase cost of the mobile home and interest rates, if a loan is used in the purchase.] The lowest space rental amount found was $220 and the high was $925. Some parks have a single rate for all space rentals.
Other parks have rental amounts that vary due to lot size, location of lot, 9 proximity to water, and length of residency at park due to lease agreements. The greatest difference within a single park between the low and high rent was about $194. The average rental amount for the City is $535.
Information on the amounts for rents and rent increases was not available from every park for every year since 1990. Park managers indicated that they typically only had information beginning from the time they began their position as manager. Seven parks could not give specific rental increase amounts because the information was not available. Some space rental/lease agreements have rent increases written into the contract. These vary from a specified dollar amount to a percentage plus Consumer Price Index (CPI).
Single year rent increases varied from no increase to a high of $90 per year.
Seventeen parks raised the space rental amount at least once since 1990. The table below shows the average dollar increase for all parks reporting increases in a given year. The second table shows the same reported increases without the Cabrillo Mobile Home Park data due to the extraordinary reported increases in this park. This information was reported by managers and owners and is in no way compared to the residents' responses.
Average Reported Rent Increases by Park Managers or Owners Year Average Increase Number of Parks
with Increase
1990 26.43 7
1991 $ 22.52
1992 $ 18.89
1993 $ 22.00 12
1994 15.12 12
1995 $ 12.50 10
1996 19.91 11
1997 $ 15.15
1998 18.39 9
1999 13.95 10
2000 $ 17.14 11
2001 $ 18.83
10 Average Reported Rent Increases by Park Managers or Owners Without Cabrillo Mobile Home Park
Year Average Increase Number of Parks
with Increase
1990 $ 26.43 7
1991 $ 22.52 9
1992 $ 18.89 9
1993 $ 15.81 11*
1994 12.62 11*
1995 $ 12.50 10
1996 $ 13.90 10*
1997 $ 9.61 9*
1998 $ 12.56
1999 $ 13.95 10
2000 $ 17.14 11
2001 $ 18.83 9
Note: Excludes Cabrillo Mobile Home Park at request of the City of Huntington Beach. *Year that Cabrillo Park had an increase but was deleted from this table.
As was previously mentioned, all of the parks were asked to document their rent increases for the last ten years. That type of information was not available to all owners or managers to complete this survey. The two charts below represent the rent increases documented by the park management or owners. The first table contains data submitted by the parks at the time of the original interview.
The second table has updated information submitted by the parks after they had a chance to review the reported increases. The City of Huntington Beach has asked CDR to include these updated figures in another table. Only nine of the eighteen parks updated or confirmed their reported rental increases. 11 Space Rent Increases as Reported by Park Managers
and Owners in Dollars and Percentages
Percent Increase Current
Midpoint
Space
Park 1990 1991 1992 1993 1995 1996| 1997 1998 1999 2000 2001 Rent Beach View 8.6% 10.5%[ 4.4%l 3.7% 3.5% 3.4% 2.3% 4.8%| 2.8% 7.5% 7.0% $ 384 (Brookfield 3.1% 2.7% 4.0% 3.1% 3.7% 7.2%| 7.8% # $ 483 Cabrillo ## 1 50.0% 11.1% 26.7% 17.1% 14.6%] $ 510
Del Mar 5.8% 3.5% 3.9% 2.4% 2.4% 3.4% 2.7% 0.0% 5.4% $ 488 Huntington by the Sea increased 3% each year, but 3-4 years no increases $ 875 Huntington Harbor NA NA NA NA 7.3%$ 605
Huntington Mobile Estates NA NA NA NA NA 3.0% 3.9% | 2.8%$ 550 Huntington Shorecliffs 0 0 # $ 528
5.4% 3.4% 2.0% 2.4% 489
7.8% | 7.3% | 3.1% 2.0% 2.4% 2.4% 1.9% 3.6%$
Mariner's Pointe 24.2% 2.2% 2.2% 2.1% 2.1% 2.0% 2.0% 2.0% 1.9% 1.9% 1.8% 1.8%$ 478
5.0% I 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0%l 5.0% $ 326 NA NA 8.3% 7.6% 7.1% 6.6% 6.2% # 428
Rancho Del Rey 7.1% 16.7% 14.3% 7.5% 2.9% 1.0% 2.3% 3.1% 3.6% 2.0% 2.6% 2.5%$ 524 Rancho Huntington 300% 2.9% 2.8% 2.8% 2.7% 2.6% 2.5% 2.5% • 2.4% 2.4% 2.3% 2.3% $ 453 Sea Aira NA NA NA NA NA * 617
Sea Breeze 9.9%l 7.1% 5.0% 3.5% 3.6% 3.5% 2.9% 455
9.1% 2.5% 2.4% 5.1% 4.9% $ 432
Skandia 5.8% 5.8% 7.0% 6.0% 2,3% 2.7%|
Villa Huntington 4.5% 4.9% 4.4% 3.4% 2.7% 2.7% 2.6% 1.5% 2.5% 2.4% 1.9% 4.6% $ 451 Residential Rent CPI
Percent Change 4.5 2.9 1.2 0.2 0.2 -0.4 1.0 1.5 2.8 3.6 4.1 # Space Rental Increases as Reported by Park Managers and Owners in Dollars and Percentages After the Conclusion of the Study Percent Increase Midpo
Midpoint
Space
1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 Rent Park
Beach View* 8.6% 10.5%| 4.4% 3.8% 3.7% 3.5% 3.4% 2.3% 4.8% 2.8% 7.5% 7.0% 384 Brookfield NA NA NA 2.9% 3.1% 2.7% 4.0% 3.1% 3.7% 7.2% 7.8% # $ 483 Cabrillo* ## 50.0% 11.1% 26.7% 17.1% 14.6% 0 0 510
Del Mar 5.8% 3.5% 3.9% 2.4% 2.4% 3.4% 2.7% 0.0% 5.4% 0 488 Huntington by the Sea Increased 3% each ye: $ 875
NA NA NA NA 0 $ 605
Huntington Harbor
Huntington Mobile Estates NA NA NA NA NA 3.0% $ 550
Huntington Shoreclifs* 7.0% 10.0%| 3.0% 2.5%| 3.0% 1.5% 1.3%| 528 Los Amigos* 6.9% 6.4% 5.0% | 3.0% 1.8%| 2.4%| 2.0% 2.0% 3.0% 1.9% $ 489 Mariner's Pointe 24.2% 2.2% 2.2% 2.1% 2.0% 2.0% 2.0% 1.9% 1.9%| $ 478 Ocean View 5.0% 5.0% 5.0% 5.0%| 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% $ 326 NA NA 8.3% 7.6%l 7.1% 6.6% $ 428
Rancho Del Rey* 7.1% | 16.7%| 14.3% 7.5% 2.9% 1.0% 2.3% 3.0% 3.5% 2.0%| $ 524 Rancho Huntington* 3.0% | 2.9% 2.8% 2.8% 2.7% 2.6% 2.5% 2.5% 2.4% 2.4%l $ 453 NA NA NA 2.7% 2.4% 2.8% 3.0% 2.6% 2.3% $ 617
Sea Breeze* 9.9% 7.1% 5.0% 3.5% 3.6% 3.5% $ 455
5.0% 5.0% 5.9% 6.0% 2.0% 2.0% | 3.0% 3.0% $ 432
Villa Huntington 4.5% 4.9%l 4.4% 3.4% 2.7% 2.7%l 2.6%| 1.5% 2.5% 2.4% 451 Residential Rent CPI
Percent Change 3.6 4.1 #
Both Tables Above: NA- Data not available
# Rent increase not determined at time of survey
12 r
The following numbers of parks include these utilities in the space rental amount:
water- 8, sewer- 12, trash-11, electricity- 1, gas- 1, and cable-1. Only one manager was able to report a specific dollar amount dedicated to a utility included in the rent (Huntington Shorecliffs- trash $13.89). The rest reported there is no dedicated or specified amount that is broken out for each utility included in the rental fee.
The following table represents the average amounts that the residents reported they pay for each item. Only those residents who answered the rent and utility questions have been calculated. Each item was averaged on its own to get the information provide. The total housing cost was then calculated by looking at the average amount that the residents for each park report to pay. Therefore, the amount in each box will not necessarily equal the total housing cost. CDR has also included the number of residents (Resp) from each park who answered for each item.
:
Average and Total Costs as Reported by Residents
Mortgage Water and Total
Rent for Space Payment Sewer Electricity Gas/ Propane Other fees * Housing Mobile Home Park Resp. Resp. $ Resp $ Resp $ Resp $ Resp $ Amount Beachview 23
$387.96 10 $443.51 17 $15.91 16 $28.78| 16 | $23.09 13 $28.02 8 $19.06 $651.09 Brookfield 30
$497.33 11 | $259.35 25 $16.92 28 $34.59 29 $53.74| 27 | $34.04| 5 $185.74 $720.76 Cabrillo 16 | $510.00
3 $797.67 10 $17.60 10 $19.50 10 $29.70 14 $28.14 $0.00 $725.93 Del Mar 33 $482.58 6 $451.76 29 $17.87 31 $42.90 30 $54.66 22 | $34.97 3 $3.60 $694.05
Huntington by the Sea 72 $778.00 | 46 $451.54 50 $26,48 60 $46.69 58 $38.69 49 $42.02 20 $16.97 $1,182.74 29 | $613.61 11 _ 5462.42| 4 $0.00 22 $53.35 21 | $61.26|| 18 $54.19| 6 $296.73 5869.89 30 $577.80 14 $490.68 16 $13.88 30 $41.20 29 $37.76 22 $22.23 $116.57 $910.39 80 $542.39 20 $297.85 72 $19.01 73 $38.58 72 $51.48 66 $28.70 31 $24.69 $744.57 41 $504.07 9 $632.80 11 26 $54.38 32 $53.59 23 $30.44 15 $18.01 515.27 $738.37
24 | $522.04 5 $470.00 19 $17.54 15 $43.61 15 $40.24 13 $29.50 10 $134.36 $684.97 $279.78 2 $315.00 9 $18.78 9 $28.56 8 $22.00 5 $30.15 2 $272.50 $407.25 58 | $428.26 19 $330.25 12 $12.92 50 $29.65 49 $43.93 23 $27.59 4 $21.25 $598.34 119 $557.13 29 $389.89 102 $19.35 106 $40.15 108 $45.87 83 $34.08 39 $71.35 $754.06 40 $472.00 $218.71 10 $12.25 36 $35.31 37 $52.99 30 $28.58 9 $47.44 $602.40 63 $667.08 37 $414.70 55 $22.91 55 $45.53 54 $45.46 49 $30.79 | 24 $36.49 / 51,042.52 Sea Breeze S433.13 3 $592.32 15 $15.90 15 $23.23 14 $36.58 10 $22.10 4 $7.60 $641.62 Skandia 32 $467.63 15 $484.74 27
$25.59 27 $47.86 27 $45.94 23 $37.18 6 $81.17 $762.16
Villa Huntington | $47.62| 28 | $58.05| 20 | $30.09| 3
| $47.40 $673.29
Resp= Respondents
13 RESIDENT CHARACTERISTICS
The residents of the mobile home parks vary as much as the parks themselves.
All 2,951 mobile home park spaces that had residents were given an opportunity to participate in the survey. Of the 2,951 mobile home park spaces, 887 residents completed a survey asking about issues and concerns facing the residents of these parks. The following results are from 500 respondents who participated in a face-to-face survey and 387 residents who responded to the same questionnaire via mail.
The residents were asked about their marital status and 876 residents replied to this particular question. Of those that answered, 340(38.8%) are married and 252 (28.8%) are widowed. One hundred-sixty (18.3%) are divorced, while 116 of the respondents are single and have never been married. Less than 1% of the mobile home residents claimed to not fit in one of the above categories without specifying a reason.
Resident Marital Status
Number Percent
Married 340 38.8%.
Widowed 252 28.8%
Divorced 160 18.3%
Single, Never Married 116 13.2%
Does not apply 8 0.9%
Total 876 100.0%
One interesting finding in relation to the residents is the number of people who currently live in their mobile home. Forty-eight percent (422 of 877) who answered this question live in the mobile home alone and another 41.6% (365) who responded live with one other person. There were 57 (6.5%) mobile homes with 3 people living in them and only 3.8% (33) of the surveyed households have mobile homes with 4 or more people living in them. On average, 1.68 people live in each mobile home in Huntington Beach.
14 The mobile home residents were asked about their age and the ages of the people living with them in their mobile homes. According to the residents there were 1,444 people living in all of the mobile homes who answered these questions. In general, the mobile home residents are older adults. The most common age category of the residents (26.3%) in these parks was "over the age of 75." Combining the age categories to include all adults who are over the age of 55, it can be noted that the majority of the residents, 950 (65.8%) of the residents are over the age of 55.
Age of Residents in All Parks
Age
Categories Number Percent
0-18 years 88 6.1%
18-34 years 121 8.4%
35-44 years 118 8.2%
45-54 years 167 11.6%
55-64 years 234 16.2%
65-74 years 336 23.3%
75 or older 380 26.3%
Total 1,444 100%
Part of the explanation is that some of the parks in Huntington Beach only cater to individuals or families who are at least 55 years of age. Looking at the average age of the mobile home park residents in each park, only three out of the eighteen parks had an average age under 50 years, while twelve had an average age over 60.
15 Average Age of Mobile Home Residents
Mobile Home Park Average Age
Beach View 61
Brookfield 70
Cabrillo 45
Del Mar 67
Huntington by the Sea 40
Huntington Harbor 69
Huntington Mobile Estates
Huntington Shorecliffs
Los Amigos
Mariner's Pointe
Ocean View
Pacific 52
Rancho Del Mar 69
Rancho Huntington
Sea Aira 46
Sea Breeze 65
Skandia 65
Villa Huntington 38
The majority of mobile home residents (15.8%) have lived in their park for 5-10 years. That category is closely followed by those that have lived in their mobile homes for 10-15 years. A large number of residents (277 or 31.4%) have lived in their current mobile homes for 5-15 years.
Years Lived in Current Mobile Home
Number Percent
1 Year or Less 102 11.6%
1-3 Years 162 18.4%
3-5 Years 12.7%
5-10 Years 139 15.8%
10-15 Years 138 15.7%
15-20 Years 70 7.9%
20-25 Years 59 6.7%
More than 25 Years 99 11.2%
Total 881 100%
The majority of the Huntington Beach mobile home residents own their mobile homes and rent their spaces. Out of 881 residents, 844 answered they own their 16 mobile home and rent their space. Eighteen (2.0%) of the residents that they owned their mobile home and owned their space.
The overwhelming majority of the residents (97.8%) who live in a mobile home park in Huntington Beach consider their mobile home as their primary residence.
Only 19 (2.2%) of the residents who answered this question lived somewhere else and had the mobile home as their secondary residence.
Even though there are assistance programs available to help the residents with rent and give utility rebates, the majority of residents are not aware of any assistance programs designed to help mobile home park residents. Eighty percent of the residents are not familiar with any of these assistance programs.
Some of the programs that were mentioned are electricity rebates from Southern California Edison (8), gas rebates (10), CA Housing and Urban Development (HUD) funding (3), City of Huntington Beach low/no interest loans (3), Section 8 funding (3), and CARE (1). The breakdown by park is as follows:
Huntington Beach Mobile Home Owner Assistance Program Usage Electric Gas City of
Mobile Home Park Rebate Rebate HUD HB Loans Section 8 CARE SCAN Beachview 0 0
Brookfield 0 1 0 1 0
Cabrillo 0 0 0 0
Del Mar 0 0 0 0 0
0 0 0 0 0
Huntington by the Sea
Huntington Harbor 0
Huntington Estates oooo
Huntington Shorecliffs 3
Los Amigos 1 00 0 0
Mariner's Pointe
Ocean View 0
Pacific
Rancho Del Rey → co NW- ∞ 000 |0N0000
Rancho Huntington 0
Sea Aira 0 0
Sea Breeze 0 100000
Skandia 1
Villa Huntington 5W000
[Total Note. This table reects only lia number of residents who responded the survey.
17 Fifty-six percent (493) of the residents are retired from the workforce and 29% (255) are employed full-time. Ten percent (88) of residents have some form of part-time employment, while 40(4.6%) of the residents are unemployed or disabled. Combining the retired, unemployed, and disabled categories, a total of
60.8% of the 876 residents who answered this question can be classified as not working.
Employment Status
Number - Percent
Employed Full-Time 255 29.1%
Employed Part-Time 88 10.0%
Unemployed or Disabled 40 4.6%
Retired 493 56.3%
Total 876 100.0%
Response rates for questions dealing with income are often lower than that of other questions. Surprisingly, 785 (90%) of the mobile home residents answered this question. Almost one-third (32.9%) of mobile home households in Huntington Beach make less than $20,000 a year before taxes. The fact that over 50% of the residents are retired, and another 4.6% of the residents are unemployed or disabled, might have some bearing on the large portion of mobile home households in the lower income brackets. The median household income for the Huntington Beach mobile home residents ($29,053) is less than half that for Orange County households ($64,000). Only about 16% of the mobile home household incomes are at or above the County's median.
18 Household Income
Income Number of Percentage of
Categories Residents Residents
Less Than $10,000 76 9.7%
$10,000-$19,999 182 23.2%
$20,000-$29,999 148 18.9%
$30,000-$39,999 115 14.6%
$40,000-$49,999 77 9.8%
$50,000-$59,999 65 8.3%
$60,000-$69,999 37 4.7%
$70,000-$79,999 32 4.1%
5000099 16 2.0%
$90,000-$99,999 17 2.2%
$100,000 or Above 20 2.5%
Total 785 100%
MOBILE HOME COSTS
The residents of the 18 mobile home parks were willing to provide information on their cost of housing. Unfortunately, many mobile home residents had difficulty recalling the amounts of rent increases over the last couple of years. Out of 860 people who were asked if they could remember the space rent being raised in the last two years, 90.9% of the residents recall an increase in rent during that time period. The averages for 1999-2001 are as follows: in 1999, the average rent increase reported across all parks was $18.91. In 2000, there was an average increase of $22.07. Finally, 2001 to date has seen an average increase of $29.86. Most of the residents reported their rent increased the first month of the year.
19 Resident Reported Rent Increases for the Last Two Years Mobile Homes 2001 2000 1999
Beachview $23.33 $22.08 $25.00
Brookfield $40.63 $31.18 $17.20
Cabrillo $0.00 $15.00 $0.00
Del Mar $25.00 $23.42 $15.00
Huntington by the Sea $32.69 $30.63 $30.12
Huntington Harbor $22.77 $27.63 $29.78
Huntington Estates $19.74 $18.16 $16.50
Huntington Shorecliffs $77.33 $31.12 $8.29
Los Amigos $20.68 $18.85 $21.24
Mariner's Pointe $11.68 $12.14 $8.33
Ocean View $15.00 $12.93 $6.00
Pacific $23.02 $24.07 $25.00
Rancho Del Rey $15.43 $16.64 $18.81
Rancho Huntington $13.04 $15.60 $11.88
Sea Aira $25.05 $24.78 $31.29
Sea Breeze $13.00 $14.00 $13.00
Skandia $20.10 $19.21 $20.00
Villa Huntington $15.54 $14.24 $11.86
All Parks Total $29.86 $22.07 $18.91
Like the increase, not all of the residents were able to answer the specific questions dealing with how much money they spent on rent, mortgage, water and sewer, electricity, gas or propane, and homeowner's insurance. Averages were developed based upon the information given. According to the residents, the average rent paid on a monthly basis was $542.49. The average monthly mortgage payment was $419.77. The residents paid an average of $18.99 for water and sewer. The average electricity bill was $40.49. The average gas/propane bill was $46.46. The average monthly homeowner's insurance bill was $32.56 a month, or $390.72 a year.
Based on the $542.49 average rent reported by residents across all parks, the rent increases reported by residents show an increase of 3.49% in 1999, a
4.07% increase in 2000, and a 5.27% increase in rent in 2001. The latest information in the Consumer Price Index (CPI) relating to residential rent in 1999 shows a 3.6% increase for LA-Anaheim-Riverside. This information shows the 20 ! rent increase in 1999 was below the CPI, while the increases for 2000 and 2001 were 0.47% and 1.67% higher than the 1999 CPl.
Orange County Mobile Home Park Managers
PARK CHARACTERISTICS
Orange County has 203 (excluding Huntington Beach parks) mobile home parks with approximately 30,000 spaces. Sixty-two parks responded to CDR's request for information. Two of the 62 reported being resident-owned. A total of 9,942 spaces were reported on throughout the County. The park managers reported 91 spaces available, a vacancy rate of .92%. The reported number of leases longer than one year was 4,515 of 9,835 leases (45.9%).
Amenities at the 62 parks include: pools (50 of 62), jacuzzi (33), sauna (13), clubhouse (55), barbecues (23), washing machine/dryer (59), public or common restrooms (54), tennis or basketball courts (8), billiards/pool table (43), shuffleboard (18) and other sports equipment (9). Distance to grocery stores/shopping centers range from across the street to 3 miles.
Park Amenities
Amenity Number Percent
Swimming Pool 50 81%
Jacuzzi 33 53%
Sauna 13 21%
Clubhouse 55 89%
23 37%
Washer/Dryer 59 95%
ublic/Common Restroon 54 87%
Tennis or Basketball Cour 8 13%
Billiards/Pool Table 43 69%
Shuffleboard 18 29%
Other Sports Equipment 9 15%
Sixty-nine percent of parks (43 of 62) reported awareness of rental assistance programs. Forty-two parks (68%) reported awareness of the usage of at least one rental assistance program in the park. The programs named were the 21 Orange County Rental Assistance Program (OCRAP) Section 8; the Manufactured Housing Educational Trust (MHET); Community Development Block Grant and programs from the Cities of Anaheim, Brea, Placentia, San Juan Capistrano, Seal Beach and Stanton. The gas and electric utilities assistance program, California Alternate Rates for Energy program, (CARE) was also mentioned.
Six parks reported having their own assistance program which residents used.
The mobile home park managers reported they do not keep track of the number of residents using rental assistance programs. Park managers were not aware of the numbers of residents using rental assistance programs operated outside the park. The residents are responsible for the applications to participate in the assistance programs through program workers, not through park managers.
Mobile Home Park managers do not sell mobile homes and are typically not involved in any way in the selling of a mobile home. Managers stated that the ( parks do not keep track of the number of mobile homes that are sold or how long mobile homes are for sale. It is the mobile home owner that sells the mobile home or it is sold and bought through a Mobile Home retailer. The park managers rent the spaces for mobile homes to the residents. Foreclosures are handled by the bank, as are homes sold in lieu of foreclosure. For the reasons stated above, the following data collected regarding the sale of mobile homes was usually approximated by park managers. Two hundred-nineteen homes were reported as known for sale (as of June 2001). Since 1990, managers reported 134 (1.35%) homes known as being foreclosed upon; 127 (1.28%) as sold in lieu of foreclosure and approximately 2,909 (3.01%) sold (either a new home brought in or transfer of ownership).
22 MOBILE HOME COSTS
Space rental amounts vary greatly throughout Orange County. The lowest space rental amount found was $109 (at a senior park) and the high was $3580 (a South County park near the ocean reporting space rent alone). Rental amounts varied due to lot size, location of lot, proximity to water, number of bedrooms, number of stories, length of residency at park due to lease agreements and other reasons. The greatest difference at a single park between the low and high rent was about $2510. The average midpoint rent reported from 62 parks and for 9,438 spaces is $680. The average county midpoint rent excluding the highest 5% and the lowest 5% of the Orange County parks is $594.77. This amount represents 8,576 spaces. The City of Huntington Beach asked for this last calculation because of the extraordinary nature of the outlying rent data.
Information on rent increases was not available from every park for every year since 1990. Park managers typically only had information beginning from the i time they began their position as manager. Thirteen parks did not give specific rental increase amounts. These vary from a specified dollar amount to a percentage of rent plus CPI. Single year rent increases varied from no increase to a high of $150. Forty-eight parks raised the space rental amount at least once since 1990. The table below shows the average dollar increase for all parks reporting increases in a given year.
Reported Rent Increase, June 2001
Average Number of Parks with
Year
Increase Increase
1990 $ 16.37 11
1991 $ 17.54 11
1992 $ 15.90
1993 $ 17.89
1994 $ 11.26
1995 $ 13.97
1996 $ 13.56
1997 $ 14.70
1998 $ 21.34 17
1999 $ 22.29 17
2000 $ 22.66 22
2001 $ 29.20 23
23 The following numbers of parks include these utilities in the space rental amount:
water- 25, sewer- 32, trash- 31, electricity- 2, gas- 1, and cable-1. Two managers were able to report a specific dollar amount dedicated to a utility included in the rent. • The other managers could not give a specific amount charge within the rental fee for each utility included in the rental payment.
Mobile Home Market
Although it was indicated above that the information on the cost of mobile home housing was sometimes incomplete, estimates of the rate of price increase were calculated and them compared to the Consumer Price Index. Generally speaking, the pattern of price increase in both Huntington Beach and Orange County follow the Consumer Price Index for both "All Items" and "Residential Rent." These data also suggest that up through 1997, the increases were at a higher rate in Huntington Beach but were at or below the Orange County average the last three years.
Consumer Price Index
and Space Rent Increases
7.0 6.0
5.0 4.0
120-
1.0 -
0.0 1996* 100 1999
-1.0
Year
—LA-Anaheim-Riverside Area All Items Average* — LA-Anaheim-Riverside Residential Rent Huntington Beach Space Rent * • Orange County Space Rent * Represents cost of renting, homeownership, plus fuel, utilities, and home operation costs Source: U.S. Department of Labor, Bureau of Labor Statistics, Consumer Price Index. 24 APPENDIX
25 Is the Mobile Home Your Primary or Secondary
Residence?
Primary Secondary
Mobile Home Residence Residence
Parks Number Percent Number Percent
Beachview 96.0% 4.0%
Brookfield 37 100% 0.0%
Cabrillo 17 100% 0 0.0%
Del Mar 37 97.4% 2.6%
Huntington by the Sea 75 98.7% 1.3%
Huntington Harbor 40 100% 0 0.0%
Huntington Mobile Estates 100% 0.0%
Huntington Shorecliffs 90 96.8% 3 3.2%
52 98.1% 1.9%
29 100% 0 0.0%
Ocean View Estates 10 90.9% 1 9.1%
Pacific 62 95.4% 3 4.6%
Rancho Del Rey 140 98.6% 1.4%
Rancho Huntington 59 95.2% 3 4.8%
Sea Aira 67 100% 0.0%
Sea Breeze 15 100% 0.0%
Skandia 47 97.9% 2.1%
Villa Huntington 32 94.1% 2 5.9%
Total 864 97.8% 19 2.2%
26 Orange County Mobile Home Park Sample
Park City Spaces
Anaheim Mobile Estates Anaheim 139
Del Ray Mobile Estates Anaheim 114
Plantation Mobile Estates Anaheim 122
Sunkist Gardens MHP Anaheim 215
Rancho Brea MH Estates Brea 100
Hoosier Trailer Ct Costa Mesa 41
Sea Breeze Villas ME Costa Mesa 160
Starlite Village Costa Mesa 55
Cypress MP Cypress
Cedarhill Mobile CC*:A Fullerton * 281
Fullerton Mobile Estates Fullerton
Del Prado MHP Club Garden Grove
Thunderbird Mobile Lodge Garden Grove 103
El Morro Village Laguna Beach 294
Del Prado Bolsa MHP Midway City 189
Newport Terrace TP Newport Beach 56
Park Royal Orange 203
Orange Village MHPA Orange M 146
Capistrano Shores Inc. San Clemente 90
San Juan Mobile Estates San Juan Capistrano 312
Country Club (MHP) Mobile Manor Santa Ana 114
Liberty MH Court Santa Ana 99
Stoneridge Harbor Santa Ana 136
St. Andrews MHP -5SI0 Santa Aha *64
Seal Beach TP Seal Beach 126
Katella MH Estates Stanton 279
New Villa Valencia Mobile Estates Tustin 148
Bolsa Verde Estates MHP Westminster 85
Regency Villa Westminster 127
Spaces. This reple or pros mately 12% of al noble homes in orange County, exalting those ing Huntington Beach.
*These mobile home parks were replaced.
27 APPENDIX I
RESIDENT SURVEY FORM
Huntington Beach
Mobile Home Resident Survey
Name:
(Head of Household)
Address:
(Number) (Street)
Phone No: ()
Gender of Respondent
a) Male
b) Female
Date of Survey:
Interviewer:
Notes:
Huntington Beach Mobile Home Survey
How long have you lived in your current mobile park home? a) One Year or Less e) More than 10 years, less than 15 years b) More than 1 year, less than 3 years + More than 15 years, less than 20 years c) More than 3 years, less than 5 years g) More than 20 years, less than 25 years 1) More than 5 years, less than 10 years hi) More than 25 years Are you:
a) Single (Never Married)
b) Married
c) Divorced
d) Widowed
e) Other _ -
What is your age?
a) _ years old
4. Not including yourself, what are the ages of the people living in your home? a) 1s* Person e) St' Person
b) 2nd Person f) 6th Person
c) 3rd Person g) Ti' Person
d) 4' Person h) 8th Person
Including yourself, how many people currently live in your home? a) 1 Person e) 5 Persons
b) 2 Persons f) 6 Persons
c) 3 Persons g) 7 Persons
d) 4 Persons h) 8 Persons or more
Is this mobile home your primary or secondary residence? a) Primary Residence
b) Secondary Residence
I am going to read a list of amenities that mobile home parks may offer. Please tell me if your mobile home park offers these amenities. a) Pool/Jacuzzi No
b) Clubhouse/Meeting Room Yes No
c) Transportation Yes No
d) Barbecue Pits Yes No
e) Washing Machines/Dryers Yes No
f) Public Restrooms Yes No
g) Tennis/Basketball Courts Yes No
h) Sports Equipment Yes No
i) Proximity to the Beach Yes No
j) Proximity to Shopping Yes No
8. Are there any other amenities that are offered to you by the mobile home park that were not mentioned? If yes, please list.
b)
9. Do you currently...
a) Own your mobile home and your space (pad)
b) Own your mobile home and rent your space (pad)
c) Rent your mobile home and rent your space (pad)
d) Other
10. In the past two years, have there been any rent increases? a) Yes
b) No
11. If yes to Question 10, please specify when and how much? Month/Year Amount
a) 1s* Increase
b) 2nd Increase
c) 3'd Increase
d) 4'* Increase
12. Approximately, how much do you pay monthly for the following items? Please specify if the items are included in your mortgage/rent payment Included in Mortgage Rent
a) Rent for Home & Space (Pad) $_ Yes No Yes No
b) Rent for Space (Pad) Only $. Yes No Yes No
c) Mortgage Payment $_ Yes No Yes No
d) Water and Sewer Yes No Yes No
e) Electricity $_ Yes No Yes No
f Gas/Propane $. Yes No Yes No
g) Homeowner's Insurance $ Yes No Yes No
(Fire, Hazard, Flood)
h) Other fees $_ Yes No Yes No
Total $
13. Are you familiar with any assistance programs offered to Mobile Home Park residents in Huntington Beach?
a) Yes b) No
14. Are you currently using any assistance programs offered to Mobile Home Park residents in Huntington Beach?
a) Yes b) No
15. What assistance programs are you currently using?
c)
d)
16. Are you currently...
a) Employed Full-time d) Retired
b) Employed Part-time e) Unemployed
c) Day laborer f) Disabled
17. During the past 12 months, was the total income of your household before taxes... a) Less than $10,000 g) $60,000 to $69,999
b) $10,000 to $19,999 h) $70,000 to $79,999
$20,000 to $29,999 i) $80,000 to $89,999
d) $30,000 to $39,999 j) $90,000 to $99,999
$40,000 to $49,999 k) $100,000 or above
f) $50,000 to $59,999
18. Is the total income of your household composed of any of the following:
a) Social Security Yes No
b) Pension/Retirement Funds Yes No
c) Disability Benefits Yes No
d) Wages Yes No
e) Income from Assets Yes No
f) Alimony Yes No
g) Child Support Yes No
h) Government Assistance Programs (Calworks, Welfare, etc) Yes No i Other Yes No
Thank you for your time.
APPENDIX II
MOBILE HOME PARK SURVEY FORM
(__
( Huntington Beach Mobile Home Park Owner/Manager Checklist Mobile Home Park: Meeting Date
Met with:
1. Number of park spaces/pads:
Total Number of homes for Sale
Occupied
Available
2. Range of space/pad rental amounts- different sizes? Locations? reason for cost?
reason for cost?
reason for cost?
reason for cost?
Amenities
a) Pool/Jacuzzi/Sauna Yes No
b) Clubhouse/Meeting Room Yes No
c) Transportation Services Yes No Rodgers / OCTA / busstop nearby? Y N d) Barbecues Yes No
e) Washing Machines/Dryers Yes No
f) Public/ Common Restrooms Yes No
g) Tennis/Basketball Courts Yes No
h) Sports Equipment Yes No Billards / Shuffleboard
i) Proximity to the Beach Yes No Distance?
j) Proximity to Shopping Yes No Distance?_
. Which are included in the mortgage/rent payment.
Amount Included in
Rent
a) Water and Sewer $_ Yes No
b) Electricity $ Yes No
c) Gas/Propane $ Yes No
d) Homeowner's Insurance Yes No
(Fire, Hazard, Flood)
e) Trash $ Yes No
f) Other fees $ Yes No
Total $
5. How many long-term leases (over one-year) do you currently have? !
6. Have there been any rent increases for spaces or pads since 1990? Y N when and how much?
Amount
1990 1994_ 1998
1991 1995_ 1999
1992 1996_ 2000
1993 1997 2001.
. Are you familiar with any assistance programs offered to Mobile Home Par esidents in Huntington Beach? Y I
8. Please list the assistance programs that you are aware of...
1. 2.
3. 4.
5. 6.
7. 9. What assistance programs are currently used at your park?
1. 2
3. 4.
5. 6.
10. Number of foreclosures since 1990? _
11. Number of mobile homes sold since 1990? Total
New brought in Transfer ownership
12. Number of mobile homes sold in lieu of foreclosure since 1990 !
Orange County Mobile Home Park Owner Checklist
Mobile Home Park: Meeting Date
Met/Spoke with:
Address: City:_ Zip:
1. Number of park spaces/pads:
Total Number of homes for Sale _
Occupied
Available
2. Range of space/pad rental amounts- different sizes? Locations? reason for cost?
reason for cost?
reason for cost?
reason for cost?
3. Amenities
a) Pool/Jacuzzi/Sauna Yes No
b) Clubhouse/Meeting Room Yes No
( c) Transportation Services Yes No OCTA / busstop nearby? Y N - Yes No
d) Barbecues
e) Washing Machines/Dryers Yes No
f) Public/ Common Restrooms Yes No
g) Tennis/Basketball Courts Yes No
h) Sports Equipment Yes No Billards / Shuffleboard
j) Distance to nearest grocery store Distance?
4. Which are included in the mortgage/rent payment.
Amount Included in
Rent
a) Water and Sewer Yes No
b) Electricity Yes No
CAtA tA tA Yes No
c) Gas/Propane
d) Homeowner's Insurance Yes No
(Fire, Hazard, Flood)
e) Trash Yes No
f) Other fees EA EA EA Yes No
Total
5. How many (long-term) leases over one-year do you currently have?
6. Have there been any rent increases for spaces or pads since 1990? Y N when and how much?
Amount
1990 1994 1998
1991 1995 1999
1992 1996 2000
1993 1997 2001
7. Are you familiar with any assistance programs offered to Mobile Home Park residents? Y N
8. Please list the assistance programs that you are aware of...
1. 2.
5. 6.
9. What assistance programs are currently used at your park? 1 2.
3. 4.
5. 6.
10. Number of foreclosures since 1990? _
11. Number of mobile homes sold since 1990? Total
New brought in_ Transfer ownership
12. Number of mobile homes sold in lieu of foreclosure since 1990 Market Study of Mobile Home Parks in Orange County: Manager Checklist Mobile Home Park:
Park Phone: - City:
Name of person completing this checklist:
1. Number of spaces/pads in park:
Total
Occupied
Available
Number of homes for sale
2. Range of space/pad rental amounts:
Low $
High $
Reason for difference?
3. Amenities: Circle all that apply
a) Pool Jacuzzi Sauna
b) Clubhouse/Meeting Room
c) Barbecues
d) Washing Machines/Dryers
e) Public/Common Restrooms
f) Tennis Basketball Courts Other (please specify):
g) Billiards/Pool Table Shuffleboard Other (please specify):
4. How far is the nearest grocery store? _ miles
5. Does the park provide any transportation services for its residents? Yes No
6. Does OCTA provide services that are used in the park? Yes No
7. Is there a bus stop near the park? Yes No
If yes, how far is the bus stop from the park?
8. Number of leases over one-year at the park:
Please turn checklist over.
1 9. Which are included in the space rental payment?
Included in Amount of Rent
Rent Dedicated to:
a) Water Yes No $
b) Sewer Yes No $
c) Electricity Yes No $
d) Gas/Propane Yes No $
e) Homeowner's Insurance Yes No $
f Trash Yes No
g) Other fees Yes No $
10. Amount and year of rent increases for spaces/pads since 1990:
Amount Amount Amount
1990 $ 1994 $ 1998 $
1991 $ 1995 $ 1999 $
1992 $ 1996$. 2000 $
1993 $ 1997 $ 2001 $
11. List the assistance programs offered to Mobile Home Park residents that you are aware of:
1. 2.
3. 4.
5. 12. Assistance programs currently used at the park:
1. 2.
3. 4.
5. 13. Number of foreclosures since 1990: _
14. Number of mobile homes sold in lieu of foreclosure since 1990:
15. Number of mobile homes sold since 1990: Total
New brought in Transfer of ownership_
Thank you for completing our information checklist! Please enclose your completed form in the prepaid postage envelope and mail it back to: Center for Demographic Research P.O. Box 6850, Fullerton, CA 92834-6850
or fax to 714-278-5091 THANK YOU!
2 APPENDIX III
TABLES
Is the Mobile Home Your Primary or Secondary Residence? Primary Secondary
Mobile Home Residence Residence
Parks Number Percent Number Percent
Beachview 24 96.0% 1 4.0%
Brookfield 37 100% 0 0.0%
Cabrillo 17 100% 0 0.0%
Del Mar 37 97.4% 1 2.6%
Huntington by the Sea 75 98.7% 1 1.3%
Huntington Harbor 40 100% 0 0.0%
Huntington Mobile Estates 31 100% 0 0.0%
Huntington Shorecliffs 90 96.8% 3 3.2%
Los Amigos 52 98.1% 1 1.9%
Mariner's Pointe 29 100% 0 0.0%
Ocean View Estates 10 90.9% 1 9.1%
62 95.4% 3 4.6%
140 98.6% 2 1.4%
59 95.2% 3 4.8%
Sea Aira 67 100% 0 0.0%
Sea Breeze 15 100% 0 0.0%
Skandia 47 97.9% 1 2.1%
Villa Huntington 32 94.1% 2 5.9%
Total 864 97.8% 19 2.2%
Income of Residents by Mobile Home Park
Huntington Beach
Less than $10,000- $20,000- $30,000- $40,000- $50,000- $60,000- $70,000- $80,000- $90,000- More than Mobile Home Park! $10,000 $19.999 $19,999 $39,999 $49,999 $59,999 $69,999 $79,999 $89,999 $99,999 $100,000 % #
Beachview 18.2 36.4 31.8 9.1 4.5
Brookfield 9.7 10 32.3 22.6 9.7 16.1 6.5 3.2
Cabrillo 18.8 56.3 6.3 6.3 12.5
Del Mar 19.4 12 33.3 25 5.6 8.3 2.8 2.8
Huntington by the 1.4 5.6 9.9 13 18.3 5.6 10 14.1 11.3 4.2 8.5 10 14.1 Sea
Huntington Harbor 8.3 19.4 11.1 11.1 13 36.1 5.6 2.8 2.8 2.8 Huntington Mobile 20 3.3 10
10 23.3 16.7 16.7
Estates
Huntington 9.5 20 23.8 24 28.6 10 11.9 9.5 10.7 3.6 1.2 Shorecliffs
Los Amigos 8.9 15.6 17.8 13 28.9 6.7 6.7 6.7
Mariner's Pointe 3.8 34.6 30.8 11.5 7.7 7.7
Ocean View Estates 50 30 10
Pacific 8.3 14 - 23.3 10 13 21.7 8.3 8.3 8.3 6.7 1.7
Rancho Del Rey 13 10.7 34 27.9 18 14.8 21 17.2 6.6 12 9.8 4.9 1.6 2.5 2.5 Rancho Huntington 13.6 12 27.3 11 25 10 22.7 2.3 2.3 2.3 Sea Aira 3.1 10.9 14 21.9 14.1 7.8 14.1 9.4 14.1 3.1
Sea Breeze 25 31.3 18.8 6.3 12.5 6.3
Skandia 15.6 20 10 22.2 8.9 11.1 8.9 6.7 2.2
Villa Huntington 3.7 33.3 18.5 7.4 3.7 3.7 3.7 7.4 3.7 11.1 3.7 Total 76 10% 182 23% 148 19% 115 15% 77 10% 65 8% 37 5% 4% 16 2% 2% 3% Note: Total number of parks reported is 785; total percent = 100% Years Lived in Current Mobile Home by Park
Huntington Beach
1 Year or 5-10 Years 10-15 Years 15-20 Years 20-25 Years More than Total 1-3 Years 3-5 Years 25 Years
Mobile Home Park Less
# # #
Beachview 12.0% 32.0% 20.0% 20.0% 0.0% 4.0% N 8.0% 4.0% 25 100%| Brookfield 13.5% 10.8% 16.2% 13.5% 13.5% 16.2% 2.7% 13.5% 37 100% Cabrillo 17.6% 41.2% 11.8% 0.0% 5.9% 11.8% 0.0% 11.8% 100% Del Mar 10.5% 10.5% 21.1% 15.8% 21.1% 0.0% 7.9% 13.2% 38 100% Huntington by the Sea 14 18.4% 13 17.1% 16 21.1% 18 23.7% 7.9% 2.6% 6.6% 2.6% 76 100% Huntington Harbor 13.2% 18.4% 18.4% 18.4% 13.2% 10.5% 5.3% 2.6% 38 100% Huntington Mobile Estates 19.4% 19.4% 3.2% 9.7% 29.0% 0.0% 9.7% 9.7% 31 100% Huntington Shorecliffs 7.5% 11 11.8% 14 15.1% 16 17.2% 11 11.8% 6.5% 10 10.8% 18 19.4% 93 100% Los Amigos 11.3% 14 26.4% 3.8% 15.1% 13.2% 15.1% 7.5% 7.5% 53 100% Mariner's Pointe 16.7% 13.3% 16.7% 6.7% 26.7% 6.7% 3.3% 10.0% 30 100% Ocean View Estates 18.2% 27.3% 0.0% 0.0% 54.5% 0.0% 0.0% 0.0% 11 100%| Pacific 9.2% 10.8% 12.3% 13 20.0% 10.8% 12.3% 3.1% 14 21.5% 65 100% Rancho Del Rey 18 12.7% 23 16.2% 13 9.2% 15 10.6% 24 16.9% 11 7.7% 11 7.7% 27 19.0% 142 100% Rancho Huntington 8.1% 12 19.4% 10 16.1% 10 16.1% 15 24.2% 4.8% 3.2% 8.1% 62 100% Sea Aira 10.4% 19 28.4% 13.4% 12 17.9% 13.4% 10.4% 6.0% 0.0% 67 100% Sea Breeze 0.0% 21.4% 7.1% 14.3% 28.6% N 14.3% 7.1% 7.1% 14 100% Skandia 6.3% 15 31.3% 8.3% 12 25.0% 10.4% 2.1% 2.1% 14.6% 48 100% Villa Huntington 8.8% 5.9% 2.9% 14.7% 23.5% 20.6% 20.6% 2.9% 34 100% Total 102 11.6% 162 18.4% 112 12.7% 139 15.8% 138 15.7% 70 7.9% 59 6.7% 99 11.2% 881 100% Mobile Home Foreclosures
Huntington Beach
Sold in Lieu of Foreclosure
Park Foreclosures Since 1990 Since 1990
Beach View Mobile Home Park N/A N/A
Brookfield Manor Mobile Estates
Cabrillo Mobile Home Park N/A
Del Mar Estates N/A
Huntington by the Sea N/A N/A
Huntington Harbor Mobile Home Park
Huntington Mobile Estates
Huntington Shorecliffs Mobile Home Park 13 N/A
Los Amigos Mobile Home Park
Mariners Pointe N/A
Ocean View Estates
Pacific Mobile Home Park
Rancho Del Rey Mobile Home Park N/A
Rancho Huntington Mobile Home Park N/A N/A
Sea Aira Mobile Home Park N/A
Sea Breeze Mobile Estates
Skandia Mobile Home Park
Villa Huntington Mobile Castles N/A
Total 35 (1.18%) 9 (0.30%)
Note: Banks handle mobile home foreclosures and sales in lieu of foreclosure. Park managers and owners are not involved in foreclosures, thus, the information is based on their estimates.
Orange County
Single Family Dwelling Units
Notices of Default
Recorded 1990-1999 Housing Units 1/1/2000
43,134 595,069
Rate of Default = 7.25%
Source: Compiled by the Real Estate Research Council
from data supplied by County Recorders.
CA State Department of Finance, January 2000.
Sample of Mobile Home Parks Included in the Face-to-Face Resident Survey Number of Percent of Stratified
Mobile Home Park Homes Sample Sample
Beachview 82 3 15
Brookfield 139 5 25
Cabrillo Mobile Home Park 2 10
5 25
Del Mar Estates
Huntington By the Sea 10 50
Huntington Harbor 20
Huntington Mobile Estates 20
Huntington Shorecliffs 10 50
Los Amigos
Mariners Pointe
Ocean View Estates
Pacific
Rancho Del Rey
Rancho Huntington
Sea Aira
Sea Breeze
Skandia
Villa Huntington
100% 500
Total
Orange County Mobile Home Park Phone Sample
Park City Spaces
Anaheim Mobile Estates Anaheim 139
Del Ray Mobile Estates Anaheim 114
Plantation Mobile Estates Anaheim 122
Sunkist Gardens MHP Anaheim 215
Rancho Brea MH Estates Brea 100
Hoosier Trailer Ct Costa Mesa 41
Sea Breeze Villas* om. Costa Mesa m
Starlite Village Costa Mesa 55
Cypress MP Cypress 56
Cedarhill Mobile CO*S SELA Fullerton 1281
Fullerton Mobile Estates Fullerton 40
Del Prado MHP Club Garden Grove 169
Thunderbird Mobile Lodge Garden Grove 103
El Morro Village Laguna Beach 294
Del Prado Bolsa MHP Midway City 189
Newport Terrace TP Newport Beach 56
Park Royal Orange 203
Orange Village MHP* Orange .146
Capistrano Shores Inc. San Clemente 90
San Juan Mobile Estates San Juan Capistrano 312
Country Club (MHP) Mobile Manor Santa Ana 114
Liberty MH Court Santa Ana 99
Stoneridge Harbor Santa Ana 136
St. Andrews MHP 2 /Santa Ana* 134
Seal Beach TP Seal Beach 126
Katella MH Estates Stanton 279
New Villa Valencia Mobile Estates Tustin 148
Bolsa Verde Estates MHP Westminster 85
Regency Villa Westminster 127
spacs. This repres ot aproki ntely 12% o al mobil od, es ir rang cal nts, e12 mingl on . untington Beach
*These mobile home parks were replaced.
APPENDIX IV
MAP
46. Roo rison parto Tr ras ured
Conter for Demographic Rescarch
CDRMM
AFn!
2 Miles
Gentra in Huntington Beach
Mobile Home Parks
Huntington Mobile Estates 18.
Huntington by the Sea
Cabrillo Management Group
Pacific Trailer Park
Huntington Shorecliff
Rancho Huntington Mobile Home Park
Mariners Pointe
Del Mar Mobile Homes
Brookfield Manor
Los Amigos Mobile Home Park
Ocean View Estates
Villa Huntington Mobile Home Park
Beachview Mobile Home Park
Sea Aira Mobile Home Park
Sea Breeze Park
Huntington Harbor Mobile Home Park
Skandia Mobile Home Park
1. Rancho Del Rey Mobile Home Park
Mobile Home Parks
cx Mobile Home Parks
Huntington Beach
• Community Analysis Areas