Log In


Reset Password
News Education Local News Nation & World New Mexico

Mobile home park sales in Durango can be disheartening, expensive for tenants

Many residents in La Plata County’s mobile home parks have lived in those communities for decades, and to them, the idea of moving seems unfathomable. Most major mobile parks in the county are owner-occupied, meaning the tenants own their homes but lease space within the parks. That means if a park sells, mobile home owners face a difficult situation unique from the average renter.

In recent months, tenants in two of Durango’s major mobile home parks have had to consider the idea. Island Cove Park was placed on the market with a $6.75 million asking price in June, while new owners are due to take over Animas Park for Mobile Homes this month.

The latter’s probable new owner assured residents through a statement to The Durango Herald that no changes are planned for Animas Park. But in a county where rent is high and affordable housing is scarce, tenants still worry, especially given the ideal river views the two properties offer.

Island Cove residents pay between $500 and $600 per month to lease lots; Animas Park tenants pay $490.

Rosemarie Becker has lived in Animas Park on Animas View Drive for almost 30 years and was relieved to hear the park is staying put. “We’re hardworking people,” Becker said as she raked leaves outside her home one afternoon. “We take pride in our homes. I’m just glad this one gets to stay.”

Laws and rights pertaining to mobile home owners leasing space in a park are similar to those that apply to tenants in rental houses with a few nuances. Under the Colorado Mobile Home Act, the park owner is required to give written notice to all tenants of his or her intent to sell at least 10 days prior to the first scheduled closing for the sale or trade. The only exception is the sale is between immediate family members or business partners. Just because a park is sold doesn’t necessarily mean the new owners will send mobile owners packing to make way for high-density development, but residents wonder, why wouldn’t they?

The county’s mobile park properties are assigned varying zoning designations under municipal and county codes. Island Cove is zoned Residential High, and Animas Park is zone Mixed-Use Arterial. The latter permits both residential and commercial development, so town homes, vacation homes, fire stations, clinics and retail, to name a few, are all fair game.

Narrow Gauge Mobile Park on U.S. Highway 160 is within county limits and is zoned under the Florida Mesa District plan, which means suburban density residential development is recommended, County Community Development Director Damian Peduto said.

Jim Ellis has owned Narrow Gauge since 1979. Asked about his future plans, Ellis isn’t selling now but is approaching the age “where I’m going to have to,” he said. “You got to retire sometime.”

Like Animas Park and Island Cove, Narrow Gauge is owner-occupied. Its residents pay from $350 to $375 monthly to lease their space.

“I would like to see this stay as a park,” Ellis said. “I have one party that calls me at least once a year about buying, and they’re planning to keep it as a park. The big problem is if mobile parks sell and then redevelop, there’s really no place for these people to be relocated. The county hasn’t allowed any new mobile home parks, and I don’t think you could build one today and be competitive. You’d be beyond the $500 to $600 rental range.”

Though the city requires developers to include at least a percentage of affordable housing in their plans, the cost of relocating a mobile home is steep, ranging from about $5 to $15 per mile, depending on its size – whether the home is single-wide, double-wide or larger – and the transporting distance. Age of the home is another factor.

If a local relocated his single-wide mobile home within county limits, he would probably pay between $1,000 and $5,000, according to HowMuchIsIt.org. The cost to move farther or to move a larger home can exceed $15,000.

Mobile homeowners are also required to contact the county assessor’s office and file a certificate of authentication with the treasurer’s office, which costs $10 and notifies the county if the homeowner is changing tax districts.

According to the National Consumer Law Center, the state of Colorado has no laws giving manufactured-home community residents the opportunity to purchase their communities, but Karen Iverson, executive director of the Regional Housing Alliance of La Plata County, said she is researching the feasibility of that option to keep local mobile home communities such as Island Cove intact.

Organizations like the New Hampshire-based ROC USA, for example, provide technical assistance to help residents decide if they, as a community, can and want to purchase their community and guide them through that process.

“The main thing I’m looking at is if there’s a possibility to facilitate a resident-owned cooperative where (residents) have shares in the ownership of the property and retain its use,” Iverson said. “Clearly, mobile homes provide a desirable and attractive affordable housing option for people. Those in the city are also close to jobs and services. Replacing that would be very challenging and lower the vacancy rate. The thing with mobile homes is it’s affordable but also a home ownership option, so it’s hard to replace it in-kind.”

jpace@durangoherald.com

Feb 8, 2019
When tenants become landlords of mobile home parks


Reader Comments