Selling a Manufactured Home in Albany, Oregon

B. Intro: Selling a Park Home in Albany — The Short Version

Albany is the hub of the mid-Willamette Valley — Linn County's seat, about 10 miles east of Corvallis, between Salem and Eugene on I-5. About 1,300 Albany homes are manufactured homes (5.8% of the city's housing stock), and most sit in leased-land parks. You own the home. You rent the lot under it.

Albany is also Oregon's manufactured-home dealer corridor — Clayton, Golden West, and Future Homes all have locations here. That's worth knowing as a seller: dealer inventory is mostly new homes for placement, which is a different thing from your private resale. This guide is about resales: your home, your price, your buyer.

When it's time to sell, you have options. You can list it yourself, hire a traditional agent, or use a flat-fee service like GoOnMLS. A GoOnMLS listing starts at $99 and puts your home on the MLS, which feeds major home-search sites.

This guide covers the Albany park-home market: real parks, real asking prices (from October 2026 listings), what we could and couldn't verify about lot rents, your rights under Oregon law, and the exact steps to sell. Every number below comes from a named source, with the date it was checked. Where we don't have a number, we say so — we don't guess.

Plain-language promise: This guide is written for sellers, not salespeople. Short sentences. No jargon. If something is an estimate, we label it an estimate.

C. Albany at a Glance

Albany (population 56,839 in 2024) is Oregon's 11th-largest city and the county seat of Linn County. It sits on I-5 in the mid-Willamette Valley — about 15 minutes from Corvallis and Oregon State University, 30 minutes from Eugene, and about an hour from Portland.

Key facts about Albany (all from Census-based sources, checked 2026-10-16):

• Median household income (Albany city): $78,114 — Data USA, American Community Survey 2024 1-year estimates (+5.8% from 2023).
• Median household income (Albany metro / Linn County): $76,329 — Data USA, ACS 2024 1-year.
• Median property value (Albany city): $389,200 — Data USA, ACS 2024 1-year.
• Median gross rent (tenants): $1,372/month — Point2Homes, Census-based. Average apartment rent was $1,586/month in July 2026 (+1.7% year over year) — Point2Homes, using Yardi Matrix data.
• 41.1% of Albany housing units are renter-occupied, and the vacancy rate is 3.7% — Point2Homes, Census-based.
• 5.8% of Albany's housing units are mobile homes — about 1,321 homes — Point2Homes, Census-based.
• 16.8% of Albany residents are 65 or older (median age 37.7) — Point2Homes, Census-based.

What this means for park-home sellers: Albany has a large renter population and a tight market (3.7% vacancy). The dealer corridor along the highways means buyers comparison-shop — your resale will sit next to dealer new-home ads, so condition and lot rent matter a lot. Price your home with the rent in mind, and keep in mind that asking prices are not selling prices (see Section H).

D. Mobile-Home Parks in and Around Albany

Below are the parks we could identify in Albany. Most Albany parks don't publish their lot rents or their total space counts online, so this list covers only what was actually published. Space counts are shown only where a source stated them.

• Columbus Greens — 5050 Columbus St SE, Albany 97322 — all-ages community ("a 268 space family community"). 268 spaces — by far Albany's largest park. Owned by Investment Property Group (IPG Living); phone (541) 928-5163. Amenities: playground, basketball court, BBQ and picnic areas; pet-friendly. About 15 minutes to Corvallis, 30 to Eugene, an hour to Portland. No published lot rent found.
• Shorewood Estates MHC — 1905 Waverly Dr SE, Albany 97322 — 55+ (per current resale listings). Pond on site. Space count not published. No published rent found.
• Periwinkle Mobile Park — 1010 SE Geary St, Albany — 55+ (per current resale listings). Space count not published. No published rent found.
• Sequoia Estates Mobile Home Park — 950 Airport Rd SE, Albany — age restriction not confirmed. Listed on the wgppm.com manager directory. No published rent found.
• Oak View Terrace — 777 College Park Dr SW, Albany — age restriction not confirmed; has its own website. No published rent found.
• Village Estates Mobile Home Park — 3246 Salem Ave SE, Albany — age restriction not confirmed. No published rent found.
• Albany RV and Trailer Park — 1197 Century Dr NE, Albany — mixed mobile-home/RV park. No rent data found.

What we don't know: No Albany park we checked publishes its lot rent, and only Columbus Greens publishes a space count. If your park isn't listed here — or if something above looks wrong — the surest source is the park office or a current resident's rent notice. Space counts matter: Oregon's rent-increase cap works differently for parks above and below 30 spaces (see Section F).

Albany's dealer corridor (new homes, not resales)

Albany is Oregon's manufactured-home dealer corridor. Three dealerships have locations here:

• Clayton Homes of Albany — 1437 Century Dr NE, Albany 97322 — (541) 967-8555. New single-, double-, and triple-wide homes.
• Golden West Mobile Homes — 2445 Pacific Blvd SW, Albany — (541) 926-8631.
• Future Homes of Albany — 33964 Oakville Rd SW, Albany — (541) 928-1555. Cavco, Skyline (McMinnville factory), and Kit Custom homes.

These dealers sell new homes (mostly for private land or placement). They are not the same market as private resales of used park homes, and their inventory should not be treated as price comps for your resale. That said, a dealer may be a buyer channel if your buyer needs a new home in your park's space — talk to your park office first.

Sources: dealer websites (2026-10-16); Homes.com listings (Oct 2026); columbusgreensipgliving.com (2026-10-16); apartments.com Shorewood profile; wgppm.com; oakviewterracemhp.com.

E. What Lot Rent Costs Right Now

Lot rent (also called space rent) is the monthly payment for the ground your home sits on. No Albany park we checked publishes its lot rent. That is the honest starting point — any rent figure on this page comes from a listing description, not from a park.

What current listings describe (October 2026):

• One listing for a 4-bedroom home in an unnamed all-ages park (300 Western St SE) advertised "space rent under $700/month" — described as "rare low space rent."
• A listing in the 55+ park at 1010 Geary St SE described "low park rent with water, sewer, and garbage included" (no amount stated).
• A listing in Shorewood Estates (55+) noted "park rent covers cable & sewer" (no amount stated).

Because we have no park-published rent figures for Albany, we do not state a lot-rent range here. Buyers routinely ask sellers for the current rent and the park's recent increase history — if you know both, put them in your listing. Check your rent notice before listing.

Additional costs buyers (and sellers) should account for:

• Utilities: Some Albany listings note utilities included in the rent (water/sewer/garbage at the 55+ park above; cable/sewer at Shorewood). Others bill separately — check the specific park's rules.
• No statewide real-estate transfer tax in Oregon. On the state side, the transaction cost is the $55 DCBS ownership-document fee plus any county tax-certification fee (Linn County's current certification fee was not yet looked up — verify before quoting a total).
• Rent can only go up once in any 12-month period, with 90 days' written notice (ORS 90.600) — see Section F.

F. Rent History and Your Rights Under Oregon Law

This section summarizes Oregon statutes as reported by our research. It is not legal advice. Laws change — check current statute text or talk to a lawyer before acting.

What rents have done recently

We found no Albany-specific rent-history data this round — no park-by-park rent series, no tenant survey, and no owner statements about Albany increases. What exists are statewide/regional examples from the 2026-10-16 research, included here as context — not as Albany figures:

• One Salem-area park (tenant-reported, via Sen. Bowman's Feb 2025 legislative testimony): annual increases of 8.9% (2022), 10.3% (2023), 8.7% (2024), and 9% scheduled for 2025. Most residents paid $865/month rising to $951 in 2025. The park was not named — treat this as one example, not a market average. (Salem Statesman Journal, 2025-02-11, via oregontenants.com.)
• Park-owner industry survey (100 owners): average annual increase of 5.39% from 2019–2024. (Testimony of Bill Miner, attorney for Manufactured Housing Communities of Oregon, reported by Statesman Journal 2025-02-11.)
• Tenant survey (~500 tenants, 2025): average annual increase of nearly 7%; average lot rent "projected to surpass Social Security benefits by 75% within 10 years." (Rochelle Love Elder, Oregon State Tenants Association, 2025-02-11.)

The older statewide formula produced a 14.6% maximum in 2023; SB 611 then capped increases at 10%; and in 2025, HB 3054 split parks onto their own track.

Oregon's current rent-increase caps (HB 3054, 2025)

Oregon now has two tracks for manufactured-dwelling parks, per HB 3054, applying to increases taking effect in 2026 and 2027:

• Parks with MORE than 30 spaces: 6% maximum annual increase. Columbus Greens (268 spaces) is on this track (subject to exemptions). For the smaller Albany parks, the actual space count decides the track — verify the count before asserting this for a specific park.
• Parks with 30 or fewer spaces: 7% + CPI, capped at 10%. That's 9.5% for 2026 and 10% for 2027 (the CPI piece is about 3.12%). Oregon's Department of Administrative Services publishes the number each year by September 30.

Sources: Oregon Dept. of Administrative Services announcements (2025-09-30, corrected; 2026-09-28); Statesman Journal (2026-09-28); Boiler Bay Beacon (2026-09-29).

Exemptions from the cap: the cap does not apply where the first certificate of occupancy was issued less than 15 years before the notice, or for regulated/certified affordable housing where rent is income-based — ORS 90.600(3)(a)–(b).

Infrastructure exception (parks over 30 spaces only): a one-time increase of up to 12%, allowed at most once every 5 years, and only with: a documented project with cost estimate and timeline given to tenants in writing at least 30 days before the vote; a tenant meeting at least 14 days before the vote; approval by 51% of occupied spaces (signed, space-identified ballots); and a full refund (minus the normal cap) if the project isn't substantially complete within 12 months of the estimated completion date — ORS 90.600(3)(c).

Notice and process (ORS 90.600)

• 90 days' written notice before any rent increase; increases allowed at most once in any 12-month period. The notice must state the increase amount, the new rent, facts supporting any exemption claim, and the effective date.
• Penalty for violations: the landlord is liable for 3 months' rent plus actual damages — ORS 90.600(4).
• Tenants may form a tenants' committee of up to 7 members; on written request the landlord must meet with the committee (1–2 times per calendar year) and respond in good faith in writing within 60 days — ORS 90.600(8).

Your right to sell (ORS 90.680)

Key protections when you sell your park home:

• A park may not deny you the right to sell your home on its rented space, and may not require you to remove the home solely because of the sale — ORS 90.680(2).
• If your rental agreement requires it, give the park written notice up to 10 days before the sale — ORS 90.680(8)(a).
• Buyer approval: the buyer submits a complete written application; the park must accept or reject within 7 days (10 days if you didn't give the 10-day notice). Screening criteria must be substantially similar to what the park applies to buyers of its own homes. The park may not reject unreasonably and must give written reasons (except for consumer-report rejections, where the report contents stay private) — ORS 90.680(10).
• The park may not reject a buyer or force removal because of the home's age, size, style, materials, or pre-HUD-code construction — ORS 90.680(12).
• On request, the park must give the buyer its statement of policy, the rental agreement, park rules, any outstanding repair or condition notices, lists of disrepair/deterioration and rule violations, and a statement that repairs may be required — ORS 90.680(9).
• No commissions without a written consignment contract (maximum 180 days, with specific required terms) — ORS 90.680(4). A park may not require you to consign as a condition of tenancy — ORS 90.680(3).
• HB 3054 also removed arbitrary barriers to sale — such as conditioning approval on cosmetic/aesthetic upgrades or requiring interior inspections. Our research notes this should be cross-checked against the enrolled bill text before being quoted as confirmed — treat it as reported, not confirmed.

Park closure (ORS 90.645)

• A park must give 365 days' written notice before closing or converting. The owner must pay relocation payments to tenants: $8,427.49 for a single-wide, $11,236.65 for a double-wide, or $14,045.81 for a triple-wide or larger (2026 CPI-adjusted amounts, per OHCS; recalculated annually for inflation). No rent increase after a closure notice, and no move-out penalties or unaccrued-rent charges for tenants who leave during the notice period. (ORS 90.645; OHCS Office of Manufactured Dwelling Park Community Relations closings page, accessed 2026-10-16.)

G. Wages vs. Housing Costs in Albany

Plain-language takeaway: A typical Albany renter household earns about $46,200 a year and pays about $1,372 in rent — past HUD's 30% cost-burden line (35.6%). It takes $26.21/hour to afford a typical 2-bedroom apartment at Fair Market Rent. Park homes are the affordable tier — Albany's $22,500–$140,000 in-park asking prices (Section H) sit far below the city's $389,200 median property value. But the buyer still has to purchase the home and pay lot rent on top, and no verified lot-rent figure exists to quote — get your park's actual rent into the listing.

H. What Park Homes Are Selling For

Important: Every price below is an asking price from a current listing — what the seller is asking, not what the home actually sold for. No market-wide median exists for used park homes in Albany. 13 of the 17 in-park listings below showed price drops of $5,000–$30,000, which means asking prices are often above the final sale price. We have no sold-price data — real comparable sales would require MLS sold records for the manufactured-without-land class, which we don't have.

Context: Homes.com showed 32 mobile homes for sale in Albany with an average of 75 days listed (accessed 2026-10-16; the page's market module cites June 2026 figures, including a citywide median home price of $454,500). Columbus Greens dominates the in-park sample (11 of 17 listings) — expected for a 268-space all-ages park.

Smaller homes (2-bed; likely single-wides) — asking prices, Oct 2026

Larger homes (3–4 bed; likely double-wides) — asking prices, Oct 2026

(A second $105,000 Columbus Greens listing for a near-identical 3-bed/2-bath from the same agent appears to duplicate the $105,000 listing above — listed here once.)

What drives the price

• Age and condition: 1970s–80s 2-beds ask $22,500–$62,000 → updated 2000s-era homes ask $75,000–$120,000 → fully remodeled 2025 homes ask up to $127,500. The $22,500 vs. $127,500 Columbus Greens spread shows condition and age matter more than the park.
• The park: 55+ parks (Shorewood, the Geary St park) show the lowest asking prices in the sample; the unnamed all-ages park's 4-bedroom asks $140,000 with sub-$700 lot rent.
• Price drops are the norm: 13 of 17 in-park listings cut their asking price — $5,000 to $30,000. Asking is not selling.
• No new-home dealer prices are shown above. Dealer-listed new homes (Clayton, Golden West, Future Homes — see Section D) are a different product from private resales; don't compare them directly.

Not comparable: Manufactured homes that include the land are a different market (for example, $319,900 for a manufactured home on its own lot on Hood St SE, or $425,000 on 48th Ave SE). Don't compare those to park homes on leased land.

Sources: Homes.com listings (accessed 2026-10-16; market module cites June 2026).

I. How to Sell a Park Home in Oregon, Step by Step

Selling a manufactured home in a park is different from selling a house on land. In Oregon, your park home is personal property — like a car — not real estate. Here's how the process works.

1. The home is titled through an ownership document — not a deed

Oregon no longer issues vehicle-style titles for manufactured structures. (Old pre-May-2005 DOT titles still count as proof of ownership.) Instead, ownership is shown through an ownership document issued by the Oregon Department of Consumer and Business Services (DCBS), Building Codes Division. For used homes, the transfer application goes through the county assessor — for Albany, that's the Linn County Assessor (manufacturedhomes@co.linn.or.us). DCBS keeps the MHODS ownership database. The state fee is $55.

Sources: ORS 446.571; ORS 446.621; oregon.gov BCD MHODS page; linncountyor.gov/assessor (2026-10-16).

2. After closing, the sale must be reported within 30 days

Under ORS 446.641, within 30 days after closing the seller must give the county assessor a DCBS-approved notice of sale including: the identities of seller and buyer, the ownership document, a copy of the bill of sale, security-interest acknowledgments, and proof that all property taxes and special assessments are paid (county tax certification). The assessor forwards it to DCBS, which updates the ownership record. If the seller doesn't file, the buyer may file the notice — but the seller still faces a civil penalty.

3. The park must approve your buyer

This is the step that surprises most sellers. Under ORS 90.680 (see Section F):

• Give the park written notice up to 10 days before the sale if your rental agreement requires it.
• Your buyer submits a complete written application to the park.
• The park must accept or reject within 7 days (10 days if you didn't give the 10-day notice).
• The park's screening must be substantially similar to what it applies to buyers of its own homes — no unreasonable rejection, and written reasons are required.
• The park cannot reject because of the home's age, size, style, materials, or pre-HUD-code construction.

Tip: Talk to your park office early. Ask for the buyer-application packet and the park's statement of policy before you list, so there are no surprises after you find a buyer. For Columbus Greens, the office phone on the park site is (541) 928-5163.

4. Disclosures

Oregon's standard statutory seller-disclosure form (ORS 105.464) applies to a manufactured dwelling only when the seller also owns the land (ORS 105.465). A park-home sale — home owned, land leased — is outside the statutory form. That doesn't mean silence: general fraud and misrepresentation law still applies, pre-1978 homes need the federal lead-paint disclosure, and the park must give your buyer its policy, rental agreement, rules, and repair/condition lists under ORS 90.680(9).

5. Watch out for the dealer-license trap

Oregon law says acting as an agent to sell someone else's manufactured structure without a manufactured-structure dealer license is a Class A misdemeanor (ORS 446.671). The private-owner exception (ORS 446.676) covers only owners selling their own home for personal, family, or household use. A regular real-estate license alone doesn't cover it either — the exception for real-estate licensees applies only to homes that are real property (deed-recorded), not park homes (ORS 446.676). The industry association's guidance puts it plainly: "If a manufactured structure is sold separate from the sale of the land, this is considered a personal property transaction and requires an MSD [manufactured structure dealer] license." (MHCO, "Dealer's License — What You Need to Know.")

What this means for you: make sure whoever lists your park home is properly licensed for this exact kind of sale. GoOnMLS operates under the required dealer licensing (details will be updated upon final approval). Ask any agent or service you consider the same question — and get the answer in writing.

J. GoOnMLS Options and Pricing

GoOnMLS lists mobile and manufactured homes in Oregon parks and on leased land only — never land sales. You keep control of the sale; we handle the listing and the paperwork tiers you choose.

Pricing (cumulative — each tier includes everything below it)

• $99 — MLS listing. Your home listed on the MLS with 2 photos. Listings are distributed through MyStateMLS, which feeds major listing sites such as Zillow, Trulia, Homes.com and Realtor.com. We can't guarantee any specific site will show your listing — distribution depends on listing type and eligibility.
• $199 — MLS listing + media package. Everything above, plus up to 50 photos and a 3-minute video. You shoot the photos and video on your phone; we edit, post to YouTube, and link it to the MLS listing.
• $1,999 — MLS listing + media + transaction coordination. Everything above, plus help with the purchase agreement, DocuSign, and escrow coordination.
• $6,999 — Full service. Everything above, plus signs, flyers, lockbox, buyer qualifying, and showings — you only sign. This tier is available in the Portland metro only — not in Albany. It's $6,999 at closing, zero upfront, and the $199 media fee is waived.

Licensing note: Our license status is currently being finalized — the site shows a placeholder. GoOnMLS operates under the required dealer licensing (details will be updated upon final approval). We will never assert a license number until it's confirmed.

Honest limits

• We can't guarantee your home will sell, how fast, or at what price.
• We can't guarantee your listing appears on any specific website. Distribution goes through MyStateMLS and depends on the listing type and eligibility rules.
• Commission comparisons elsewhere on this page are for illustration only — actual fees are negotiable and vary.

K. DIY Flat Fee vs. a Traditional Agent

There's no single right way to sell. Here's a neutral comparison.

Flat-fee MLS listing (GoOnMLS, starting at $99):

• You pay a fixed fee. No percentage of the sale price.
• Your home appears on the MLS, which feeds major home-search sites (subject to listing type and eligibility — see Section J).
• You handle inquiries, showings, and negotiations yourself (unless you choose a higher tier).
• Best fit: sellers comfortable with a phone and a little paperwork, or sellers whose home is priced to move.

Traditional full-service agent:

• The agent handles photos, showings, negotiations, and paperwork.
• The listing commission is a percentage of the sale price — negotiable, and it varies. For illustration only: a 2.5–3% listing commission on a $150,000 home would be $3,750–$4,500. Your actual fee may be higher or lower — commissions are negotiable and vary by agent and market.
• Best fit: sellers who want someone else to run the whole process.

Neither choice is "better" in the abstract. A traditional agent earns their fee when the service saves you time or gets you a better outcome; a flat fee makes sense when you'd rather keep the difference and do the legwork. Pick the one that fits your situation.

One caution that applies to both: whoever sells your park home needs the right license for manufactured structures sold without land (see the dealer-license note in Section I). Ask, and get the answer in writing.

L. Your Selling Checklist

1. Find your ownership document. Locate your DCBS ownership document (or old pre-2005 title). If it's lost, contact DCBS Building Codes Division about a replacement before you list.
2. Check your property taxes. Make sure all property taxes and special assessments on the home are paid — you'll need county tax certification at closing (Linn County Assessor: linncountyor.gov/assessor; manufacturedhomes@co.linn.or.us).
3. Talk to your park office. Ask for the buyer-application packet, the statement of policy, the rental agreement, and the park rules. Ask what the current space rent is and whether an increase is scheduled. (Columbus Greens: (541) 928-5163.)
4. Price the home. Look at asking prices for similar homes in your park and nearby parks (Section H). Remember: asking is not selling — 13 of 17 Albany in-park listings cut $5,000–$30,000. Factor in your park's lot rent; buyers do. Don't compare your used resale to dealer new-home inventory.
5. Get the home ready. Clean thoroughly. Fix what's broken. For older homes, small repairs (skirting, steps, paint) pay back more than big remodels.
6. Photograph and list. Good daylight photos of every room, the exterior, and the park. List on the MLS through GoOnMLS (from $99) or your chosen service.
7. Show the home. Be available. Keep it clean and lit for every showing.
8. Get offers in writing. Use a written purchase agreement. Decide in advance your lowest acceptable price.
9. Buyer applies to the park. Your buyer submits the park application; the park has 7 days to decide (10 if you skipped the 10-day seller notice). Don't count the sale as done until the park approves.
10. Close and report. Sign the bill of sale. Within 30 days after closing, file the DCBS-approved notice of sale with the Linn County Assessor, with proof taxes are paid.

M. Government Resources

• Oregon DCBS — Building Codes Division, manufactured structures: ownership documents, MHODS database, forms. → https://www.oregon.gov/bcd (navigate to Manufactured Structures; county-notification/tax-certification guidance at oregon.gov/bcd/man-home-own)
• Oregon Housing and Community Services — Office of Manufactured Dwelling Park Community Relations: informal dispute resolution, sample forms, park-closure information (ORS 90.769, ORS 90.645). → https://www.oregon.gov/ohcs
• Oregon State Legislature — ORS Chapter 90 (residential landlord-tenant) and ORS Chapter 446 (manufactured structures): full statute text for ORS 90.600, 90.645, 90.680, 446.571, 446.641, 446.671. → https://www.oregonlegislature.gov
• Linn County Assessor: property tax records and tax certification for ownership transfers; manufactured-homes contact: manufacturedhomes@co.linn.or.us. → https://www.linncountyor.gov/assessor
• Oregon Dept. of Administrative Services: annual publication (by Sept. 30) of the maximum rent-increase percentage for smaller parks. → https://www.oregon.gov/das
• Manufactured Housing Communities of Oregon (MHCO): industry guidance including "Dealer's License — What You Need to Know." → https://www.mhco.org
• Oregon State Tenants Association (OSTA): tenant-side information on park rents and rights. → (search "Oregon State Tenants Association")
• City of Albany: mobile-home space standards in city ordinance (walkways, electrical, sewer, water; 2,400 sq ft minimum space for new/expanded parks). → https://news.albanyoregon.gov (Ordinance 3314, park development standards)

N. Frequently Asked Questions

How much does it cost to sell my mobile home in an Albany park with GoOnMLS?

A basic MLS listing is $99 (2 photos). $199 adds a media package (up to 50 photos + a 3-minute video — you shoot, we edit). $1,999 adds transaction coordination (purchase-agreement help, DocuSign, escrow). Full service at $6,999 is not available in Albany — it's Portland metro only. See Section J for details.

Will my listing appear on Zillow?

Listings are distributed through MyStateMLS, which feeds major listing sites such as Zillow, Trulia, Homes.com and Realtor.com. We can't guarantee your home will appear on any specific site — it depends on listing type and eligibility.

Do I own the land under my mobile home?

In most Albany-area parks, no — you own the home and rent the lot (space rent). No Albany park we checked publishes its lot rent; one current listing for an all-ages park advertised space rent "under $700/month," and some rents include utilities. Ask your park office for the current figure before you list. (See Sections D and E.)

Can my park stop me from selling?

No. Under ORS 90.680, a park may not deny your right to sell the home on its rented space, and may not require removal just because of the sale. The park does get to approve your buyer through its normal application process (7-day decision). (See Section F.)

Can the park reject my buyer because my home is old?

No. ORS 90.680(12) bars the park from rejecting a buyer or forcing removal because of the home's age, size, style, materials, or pre-HUD-code construction.

How much can my park raise the lot rent?

For parks with more than 30 spaces, HB 3054 caps annual increases at 6% for increases taking effect in 2026 and 2027 — Columbus Greens (268 spaces) is on this track. For parks with 30 or fewer spaces, the cap is 7% + CPI, capped at 10% (9.5% for 2026, 10% for 2027). Exemptions exist (see Section F). Space counts for Albany's smaller parks are unpublished, so verify the count for your park.

What are park homes actually selling for in Albany?

We only have asking prices, not sold prices. In October 2026 listings: 2-bedroom homes asked $22,500–$62,000; 3–4 bedroom homes asked $75,000–$140,000 (Columbus Greens dominates the sample with 11 of 17 in-park listings). 13 of 17 listings had cut their asking price by $5,000–$30,000. (See Section H.)

Should I compare my home to the dealers' new homes?

No — at least not directly. Albany's dealers (Clayton, Golden West, Future Homes) sell new homes, mostly for private land or placement. They are a different product from your used resale. Price against other resales in parks — and remember asking isn't selling. (See Section D.)

Do I need a real-estate agent to sell my park home?

No — but whoever handles the sale needs the right license. Selling someone else's manufactured structure without a manufactured-structure dealer license is a Class A misdemeanor in Oregon (ORS 446.671), and a standard real-estate license alone doesn't cover park homes. Ask any service or agent for their licensing in writing. (See Section I.)

What paperwork is due after the sale?

Within 30 days after closing, the seller must file a DCBS-approved notice of sale with the Linn County Assessor, including the bill of sale and proof all property taxes are paid (ORS 446.641).

I'm not good with computers. Can I still use GoOnMLS?

Yes. The $99 listing needs only a phone call and a couple of photos. For the $199 media package, you shoot photos/video on your phone and we handle the editing and posting. Call (971) 466-6657 and we'll walk you through it.

O. Conclusion: What to Do Next

Selling a manufactured home in an Albany park is a personal-property sale with a park-approval step — not a regular house sale. Know your park's rent and rules (Albany parks don't publish rents, so ask your park office directly), price against real resale asking prices — not dealer new-home prices — and remember that asking isn't selling: most Albany in-park listings had to cut $5,000–$30,000. Make sure whoever lists your home is licensed for exactly this kind of sale.

If a flat-fee MLS listing fits your plans, explore GoOnMLS.com's services — starting at $99 — or call (971) 466-6657 to talk it through with a real person. No pressure, no jargon.

P. Sources, Methodology, and Data Dates

Research date: 2026-10-16. Every figure in this guide is as-reported by the named source below. Nothing was invented or estimated unless labeled as such.

• Park directory, rents, asking prices: Homes.com Albany mobile-homes listings (accessed 2026-10-16; market module cites June 2026); columbusgreensipgliving.com (2026-10-16); apartments.com Shorewood profile; wgppm.com; oakviewterracemhp.com; dealer websites claytonalbany.com, goldenwestalbany.com, futurehomesalbany.com (2026-10-16); housingintegrityalliance.com Clayton factory-location table (2026-10-16); foldingfloorchair.com directory (address only).
• Lot-rent observations: listing descriptions only — no park-published Albany rents were found; the single dollar figure ("under $700/month") is listing-reported, not park-published.
• Rent history / legal context: Salem Statesman Journal (2025-02-11) via oregontenants.com; Sen. Bowman's Feb 2025 testimony; MHCO owner survey via Bill Miner testimony (2025-02-11); OSTA tenant survey via Rochelle Love Elder (2025-02-11) — all regional context, not Albany figures. OHCS MMCRC park-marina-closings page with 2026 CPI-adjusted closure payments (oregon.gov, accessed 2026-10-16). OHCS preserved-parks list (April 2025, digitalcollections.library.oregon.gov) — no Albany entries.
• Oregon law: ORS 90.600, 90.645, 90.680, 90.769, 105.464, 105.465, 446.571, 446.621, 446.641, 446.671, 446.676 — statute text carried from the 2026-10-16 Salem research (verified via Justia / oregon.public.law 2025 text then; not re-verified this round); HB 3054 via OR DAS announcements (2025-09-30 corrected; 2026-09-28), Statesman Journal (2026-09-28), Boiler Bay Beacon (2026-09-29), Sen. Sollman's 2025-06-13 vote explanation (oregonlegislature.gov), citizenportal.ai summary. This is research, not legal advice — attorney review needed before publish.
• Wages and housing costs: Data USA (ACS 2024 1-year, checked 2026-10-16); Point2Homes Albany demographics + average rent pages (Yardi Matrix data; 2022 Census figures for renter income; checked 2026-10-16); RentCafe Albany page (2026-10-16); affordablehousingonline.com (HUD FY2026 Fair Market Rents, 2026-10-16); NLIHC "Out of Reach 2026" (HUD FY2026, statewide).
• Selling process / licensing: ORS 446.571, 446.621, 446.641, 446.671, 446.676; oregon.gov BCD MHODS pages; linncountyor.gov/assessor (checked 2026-10-16); MHCO "Dealer's License — What You Need to Know" (mhco.org); City of Albany Ordinance 3314 (news.albanyoregon.gov) for park space standards.
• Methodology: All park rents are published rents only — none found for Albany; listing-reported rent descriptions are labeled as such. All home prices are asking prices, not sold prices — no market-wide median exists for used park homes. Space counts shown only where a source stated them. Single/double-wide groupings in Section H are by beds/baths/size profile (listings don't always state it). Dealer inventory is excluded from resale comps.

Known data gaps (disclosed, not papered over): (1) No published lot rents for any Albany park — Columbus Greens' rent included. (2) Space counts unpublished for all parks except Columbus Greens (268) — the 6% vs 10% rent-cap track hinges on the 30-space threshold. (3) No sold-price data — everything is asking price; 13 of 17 in-park listings showed $5K–$30K cuts. (4) No Albany-specific lot-rent history. (5) Age restrictions unconfirmed for Sequoia Estates, Oak View Terrace, Village Estates (55+ status for Shorewood/Periwinkle comes from resale listings, not park sources). (6) Linn County tax-certification fee not yet looked up. (7) Statute texts carried from the 2026-10-16 Salem research, not re-verified this round. (8) HB 3054's cosmetic-change/interior-inspection sale provisions should be cross-checked against the enrolled bill before quoting as confirmed. (9) One near-duplicate Columbus Greens $105,000 listing (same agent, near-identical description) was listed once. (10) The Homes.com market module cites June 2026 figures (32 mobile homes, 75 days listed, $454,500 median); listing rows are from the same 2026-10-16 fetch.