Moving

The trend of people moving from mobile home parks in Mesa and Apache Junction is driven by a complex "push and pull" dynamic. While these areas have historically been the national capital for manufactured housing, several aggressive economic shifts in 2025 and early 2026 are changing the landscape for residents.

Here are the primary attributing factors:

1. Corporate Acquisition & "Rent Hikes"​

A significant shift has occurred as family-owned parks are sold to out-of-state private equity firms and institutional investors.

  • Unlimited Rent Increases: Unlike many other states, Arizona has no state-level rent control. Investors often implement "market-rate" adjustments, which can result in lot rents jumping by hundreds of dollarsā€”sometimes nearly tripling in a short period.

  • Equity Loss: For many residents, as lot rent increases, the resale value (equity) of the mobile home itself decreases, because potential buyers cannot afford both a high mortgage and high lot rent. This "traps" some residents while forcing others to sell quickly before they lose more value.

2. Redevelopment and "Change of Use"​

The land beneath these parks has become more valuable than the parks themselves.

  • Luxury Conversion: In Mesa particularly, central land is being reclaimed for luxury condos or high-density apartments to accommodate the influx of high-income tech and manufacturing workers.
  • RV Resort Transition: Some parks are transitioning from "long-term mobile home" spaces to "short-term RV resorts." RV guests typically pay higher nightly/weekly rates than long-term residents, leading parks to issue "change of use" notices that require mobile home owners to vacate.

3. Aging Infrastructure & "Sandbox" Properties​

A recent assessment by the City of Apache Junction categorized many parks as "Sandbox Properties."

  • Dilapidation: Many parks in these areas date back to the 1960s and 70s. The cost to modernize aging sewer, water, and electrical systems is often so high that owners choose to sell the land for redevelopment rather than make repairs.

  • Zoning Restrictions: "Non-conforming" status in some parks prevents owners from adding new units or rebuilding after a fire, effectively putting a "death date" on the parkā€™s viability.

4. The "Snowbird" vs. Year-Rounder Conflict​

There is a growing trend of "seasonal displacement."

  • Parks are increasingly catering to "snowbirds"ā€”seasonal residents who can afford premium rates for the winter months.

  • This makes it harder for year-round residents on fixed incomes (like Social Security) to compete for space or afford the amenities that are priced for a vacation-style market.

5. Displacement Challenges (Neuropathy & Mobility)​

For many residents, including those dealing with chronic conditions like peripheral neuropathy, moving is not just a financial hurdle but a physical one.

  • Relocation Costs: Moving a mobile home can cost between $7,500 and $20,000. Many older homes are "not roadworthy," meaning they cannot be moved and must be abandoned if the park closes.
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  • Health Access: While the move might be forced by rent, it creates a secondary crisis: losing proximity to the specialized healthcare networks and flat, navigable communities that Mesa and Apache Junction are known for.
 
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