Clackamas County Mobile Home Selling Guide & Flat-Fee MLS Services

Table of contents

1. Selling your park home in Clackamas County
2. The county's parks at a glance
3. City by city: Clackamas, Oregon City, Milwaukie, Sandy
4. Flat fee MLS listing in Clackamas County
5. Park directory (verified names and addresses)
6. Currently listed in the county
7. Recently sold in the county
8. Lot rents: what they are and what they cost here
9. Lot-rent caps and your rights under Oregon law
10. How to sell a park home in Oregon, step by step
11. GoOnMLS services and pricing
12. Your selling checklist
13. Oregon resources that can help
14. Frequently asked questions
15. Sources, dates, and how this guide was built

Selling Your Park Home in Clackamas County

We help mobile and manufactured home owners across Clackamas County sell without a traditional agent. A GoOnMLS flat-fee listing is $299 — see the pricing plans, browse active Oregon listings, or estimate monthly cost with the Oregon financing calculator.

If you own a manufactured home in a Clackamas County mobile home park, you own the home — not the land under it. You pay monthly lot rent (also called space rent) to the park, and when you sell, the home usually stays on its space while the buyer applies to the park. That is a different kind of sale from selling a house on its own land. The rules are different, the paperwork is different, and the buyer pool is different. This guide walks through how it all works in Clackamas County — with the county's parks, the lot rents that are published, and the Oregon laws that protect you as a seller.

GoOnMLS.com lists manufactured homes in parks and on leased land across Oregon — that is all we do. We do not handle land sales. If your home sits in a park or on leased land, this page is for you.

The County's Parks at a Glance

Our park directory lists twenty manufactured home parks in Clackamas County, in five cities: Clackamas, Happy Valley, Oregon City, Milwaukie, and Sandy. These are the five cities in the county with a park in our directory. Fourteen of the twenty parks are in the city of Clackamas. If you know of a park in the county that is not listed here, tell us and we will add it with its source.

• Golden Rule Mobile Home Park — Clackamas — 17125 SE 82nd Dr. Our active listing Unit 70 is here.
• Country Village Estates — Oregon City — 14630 S Village Ct. All-age community.
• King Court — Milwaukie — 5990 SE King Rd. All-age community. Space rent $625/month*, as reported in a recent listing (includes water, sewer, trash).
• Hood Chalet Estate — Sandy — 17655 Bluff Rd. Space rent $875/month*, as reported in a recent listing.
• Carver Mobile Home Ranch — Clackamas — 16300 SE Hwy 224. 63 lots. Rent not published.
• Clackamas River Community Cooperative — Clackamas — 16372 SE 135th Ave. Resident-owned cooperative, 76 spaces. Rent not published.
• Clackamas Street Mobile Home Park — Clackamas — 7911 SE Clackamas St. Rent not published.
• Clark Mobile Home Park — Clackamas — 8900 SE Dean Dr. 55+ community, 16 lots. Rent not published.
• Frontier Mobile Village — Clackamas — 16551 SE 82nd Ave. 55+ community, 42 lots. Rent not published.
• Indian Bluff Mobile Home Park — Clackamas — 15000 SE 122nd Ave. All-age community, 80 units. Rent not published.
• Oak Acres Mobile Home Park — Clackamas — 10701 SE Hwy 212. All-age community. Lot rent $475*–$725/month* (MHBO; includes trash, water, sewer).
• Clark Park — Clackamas — 17520 SE 82nd Dr. All-age community, 17 lots. Lot rent $400/month* (SpaceRentGuide) to $475–$725/month* (MHBO) — sources differ.
• Clairmont Mobile Home Park — Oregon City — 13531 Clairmont Way. All-age community, 189 spaces. Rent not published.
• Shadowbrook — Clackamas — 13640 SE Hwy 212. 55+ community, 156 spaces. Rent not published.
• Riverbend Home Community — Clackamas — 13900 SE Hwy 212. All-age community, 208 spaces. Rent not published.
• Hearthwood Village — Clackamas — 16211 SE Hearthwood Dr. All-age community, 104 spaces. Rent not published.
• Happy Valley Mobile Park — Happy Valley — 8750 SE 155th Ave. All-age community, 58 spaces. Rent not published.
• Green Valley Mobile Park — Clackamas — 13163 SE Hwy 212. All-age community. Rent not published.
• Orchard Lane MHP — Happy Valley — 8525 SE Orchard Lane. All-age community, 104 spaces. Rent not published.
• Ridgewood and Sunrise — Clackamas — 15243 SE Louise Lane. All-age community, 76 spaces. Rent not published.

City by City: Clackamas, Happy Valley, Oregon City, Milwaukie, Sandy

Clackamas. Fourteen parks in our directory sit in the city of Clackamas: Golden Rule Mobile Home Park (17125 SE 82nd Dr), Clark Mobile Home Park (8900 SE Dean Dr, 55+ community, 16 lots), Oak Acres Mobile Home Park (10701 SE Hwy 212, all-age community, lot rent $475*–$725/month*), Frontier Mobile Village (16551 SE 82nd Ave, 55+ community, 42 lots), Clackamas Street Mobile Home Park (7911 SE Clackamas St), Indian Bluff Mobile Home Park (15000 SE 122nd Ave, all-age community, 80 units), Carver Mobile Home Ranch (16300 SE Hwy 224, 63 lots), Clackamas River Community Cooperative (16372 SE 135th Ave, resident-owned cooperative, 76 spaces), Clark Park (17520 SE 82nd Dr, all-age community, 17 lots), Shadowbrook (13640 SE Hwy 212, 55+ community, 156 spaces), Riverbend Home Community (13900 SE Hwy 212, all-age community, 208 spaces), Hearthwood Village (16211 SE Hearthwood Dr, all-age community, 104 spaces), Green Valley Mobile Park (13163 SE Hwy 212, all-age community), and Ridgewood and Sunrise (15243 SE Louise Lane, all-age community, 76 spaces). The county's current listing, Unit 70, is in Golden Rule. Where no rent is published, get the figure from the park office before you offer or set a price.

Happy Valley. Two parks in our directory sit in Happy Valley: Happy Valley Mobile Park, at 8750 SE 155th Ave, is an all-age community with 58 spaces; Orchard Lane MHP, at 8525 SE Orchard Lane, is an all-age community with 104 spaces. No lot rent is published for either park. Happy Valley is in Clackamas County.

Oregon City. Country Village Estates, at 14630 S Village Ct, is an all-age community owned by Sun Communities. No published lot rent was found on its official site, and no pet policy is on file. Because it is all-age, the buyer pool is the whole market, not a restricted one.

Milwaukie. King Court, at 5990 SE King Rd, is an all-age community where space rent is $625/month*, as reported in a recent listing, including water, sewer, and trash. No pet policy is published for this park. A home here recently sold for $23,800 (see below).

Sandy. Hood Chalet Estate, at 17655 Bluff Rd, has space rent of $875/month*, as reported in a recent listing. No age rule or pet policy is published for this park. A home here recently sold for $98,800 (see below).

Flat Fee MLS Listing in Clackamas County, Oregon

Want to sell a mobile home without a realtor in Clackamas County? A $299 flat fee MLS listing from GoOnMLS puts your manufactured home on the MLS, syndicated to 135+ listing sites including Google — with no percentage commission. That is the flat fee MLS Clackamas County sellers use to reach the same buyers agents reach, while keeping the sale price.

Park selling checklist for Clackamas County sellers

1. County tax certification (Form 2952). Clackamas County confirms taxes on the home are paid before the ownership document can transfer.
2. DCBS ownership transfer. Manufactured homes in parks are titled through Oregon DCBS, not deeded. The transfer fee is $55.
3. Buyer park approval. Your buyer applies to the park to take over the lot. Start that conversation early.
4. Clear liens and park arrears. Any loan payoff and any back rent or park charges must be settled at closing.
5. Bill of sale and purchase agreement. Put the price, the home, and the lot terms in writing before money moves.

Browse Clackamas County parks in the Oregon Mobile Home Park Directory, estimate the buyer's monthly cost with the Oregon financing calculator, or see homes for sale in Oregon parks.

Clackamas County Mobile Home Park Directory

Manufactured home parks in Clackamas County, with park type and space rent where published. Where a figure is not published, the table says so plainly — confirm current rent and rules with the park office before you buy or price a home.

Currently Listed in the County

Unit 70 — Golden Rule Mobile Home Park, Clackamas. 2 bed, 1 bath, 900 sq ft manufactured home (1983) at 17125 SE 82nd Dr, Unit 70, Clackamas, OR 97015. Asking $70,900. Space rent $925/month*. Listed by Alice Randall, Jam Service LLC. View details and photos or see all homes for sale in Oregon parks.

Recently Sold in the County

These are sold prices from our sold list — not asking prices. They show what homes in this county's parks have actually sold for:

• 17655 Bluff Rd, #17, Sandy (Hood Chalet Estate) — sold for $98,800.
• 5990 SE King Rd, #20, Milwaukie (King Court) — sold for $23,800.

Sold prices are the honest benchmark for pricing your own home — asking prices are what sellers hope for, sold prices are what buyers paid.

Lot Rents: What They Are and What They Cost Here

Lot rent (also called space rent) is the monthly fee you pay the park for the ground your home sits on. It is separate from anything you paid for the home itself. In Clackamas County, only four of the twenty directory parks have a published space-rent figure:

Rents change. Confirm the current figure and exactly what it covers with the park office before you buy or price a home here. What is included varies park to park — always ask the park for a written breakdown.

* Lot rent changes often. Confirm the current rent with the park directly.

Lot-Rent Caps and Your Rights Under Oregon Law

Oregon caps how much a park can raise your lot rent each year. The rules changed with HB 3054, passed in the 2025 session and effective September 1, 2025, with the new caps applying to rent increases in 2026 and after.

• Parks with more than 30 spaces: maximum annual increase of 6% (flat). For 2026 and 2027, that is 6%.
• Parks with 30 or fewer spaces: the lesser of 10% or 7% plus CPI. For 2026 that was 9.5%; for 2027 it is 10%.

These numbers are published each September by the Oregon Department of Administrative Services. Check with DAS or Oregon Housing and Community Services for the current year's figures before relying on them.

Notice and frequency (ORS 90.600). For month-to-month space rent, the park must give you written notice at least 90 days before an increase takes effect, and may not raise rent more than once in any 12-month period. The notice must state the amount of the increase, the new rent, any exemption claimed, and the effective date. A park that breaks the cap can owe the tenant three months' rent plus actual damages.

Your rights when you sell (ORS 90.680). Oregon law protects your right to sell your home in place:

• The park may not deny you the right to sell the home on its rented space, and may not require the home to be moved just because you sold it.
• The park may not force you to sell through them (consignment) as a condition of staying, and may not take a commission on your sale without a written consignment contract.
• You may post for-sale signs, subject to the park's reasonable size and placement rules.
• The buyer must apply to the park if they want to stay on the space. The park must accept or reject within 7 days of receiving a complete application (10 days if you did not give the required 10-day pre-sale notice). The park may not unreasonably reject the buyer and must use substantially the same screening standards it uses for buyers of its own homes. The park may not reject a buyer because of the home's age, size, style, original construction material, or pre-HUD-code (pre-1974) status.
• Since September 2025, the park may not require cosmetic or aesthetic improvements as a condition of sale or buyer approval, and may not require an interior inspection of your home as a condition of approval. (The park may still require repairs listed in notices already given to the buyer.)
• Before the buyer is accepted, any back rent, fees, deposits, or charges you owe the park must be paid — plan for this at closing.

Park closure. If a park closes, Oregon requires 365 days' notice to tenants, and the landlord owes payments to tenants; rent may not be increased after a closure notice (ORS 90.645).

Important limits to understand. The caps limit increases on existing rents — they do not cap what a park can charge a new tenant moving in. And exemptions exist (for example, homes with a first certificate of occupancy less than 15 years old). This is a summary, not legal advice. If you have a dispute with your park, talk to an attorney.

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

Selling a manufactured home in a park is different from selling a house. Here is how it works.

1. Your home is personal property, not real estate

Since May 1, 2005, Oregon no longer issues DMV certificates of title for manufactured homes. Ownership is shown on an ownership document issued by the Building Codes Division (BCD) of the Oregon Department of Consumer and Business Services. When you sell, you and the buyer sign BCD form 2952 (Manufactured Home Ownership Document Application for New and Used Homes), and the seller must file the notice of sale with BCD or the county agent within 30 days after closing (ORS 446.641). The full DCBS steps are on our Oregon manufactured home title transfer page.

2. Taxes must be paid current

Every transaction requires a county tax certification showing all property taxes on the home are paid in full — the home itself is taxed annually as personal property by the county assessor. Get a payoff/tax statement from Clackamas County early.

3. Give the park notice

Give the park up to 10 days' written notice before the sale (ORS 90.680(8)(a)).

4. The buyer applies to the park

If the buyer wants to keep the home on the space, they must submit a written occupancy application to the park before the sale closes, and they may not move in until accepted. The park must decide within 7 days of a complete application (10 days if you skipped the 10-day pre-sale notice). Start this early — it runs on the park's clock, not yours.

5. Clear any park arrears

The buyer must pay any rents, fees, deposits, or charges you owe the park before the park accepts them (ORS 90.680(8)(d)). Build this into your closing.

6. About disclosures

Oregon's standard Seller's Property Disclosure (ORS 105.464–105.490) applies to transfers of residential real property — it does not cleanly apply to a park home taxed as personal property. Separately, when the park gives the buyer an occupancy application, it must provide the buyer with the park's statement of policy, rental agreement, facility rules, outstanding repair/condition notices, and a list of known disrepair of the home and space (ORS 90.680(9)(a)). Whether you as the seller must provide a separate written condition disclosure has not been confirmed — consult an attorney rather than assuming either way.

7. Post your for-sale sign

Oregon law gives you the right to post for-sale signs, subject to the park's reasonable size and placement rules (ORS 90.680(5)).

Good news on taxes: Oregon has no statewide real-estate transfer tax and no sales tax. Because a park home is personal property with no deed to record, county recording transfer taxes do not apply either.

GoOnMLS Services and Pricing

GoOnMLS.com lists manufactured homes in parks and on leased land across Oregon — nothing else. Our tiers are cumulative: each level includes everything below it.

The $299 and $1,999 tiers are available statewide in Oregon. The $5,999 full-service tier covers the Portland metro, which includes Clackamas County — the Portland metro guide covers Oregon City, in this county. See the full pricing plans.

How your listing is distributed

Listings are distributed through MyStateMLS, syndicated to 135+ listing sites including Google. We do not guarantee that your listing will appear on any specific site — distribution depends on listing type and eligibility, and we will tell you plainly what applies to your listing.

Honest limits

We do not guarantee a sale, a price, or a specific amount of savings. No one can. What we promise is exactly what the tier says: your listing, your photos and video, your paperwork help, and straight answers about where your home is being shown.

Your Selling Checklist

1. Get your tax statement from Clackamas County — all property taxes on the home must be paid current before the sale can close.
2. Call your park office. Ask for the current lot rent, what it includes, the written buyer-application process, and the park's for-sale sign rules. Get it in writing.
3. Clear any arrears. Any back rent or fees you owe the park must be paid before the buyer can be accepted — settle this at or before closing.
4. Price your home against real figures. Look at what homes in your park have sold for — in this county, $23,800 in King Court and $98,800 in Hood Chalet Estate — and what the current listing in Golden Rule is asking ($70,900). Price drops are common when homes start too high.
5. Take good photos. Bright daylight, tidy rooms, the outside of the home, the park. Shoot your own video too — post it wherever you like and we will link it to your listing.
6. List the home. The $299 GoOnMLS MLS listing puts your home in front of buyers through MyStateMLS and the major listing sites it feeds.
7. Give the park up to 10 days' written notice before the sale (required by ORS 90.680).
8. Have your buyer apply to the park early. The park has 7 days to decide on a complete application (10 days if you skipped the 10-day notice). Do not wait until closing day.
9. Sign and file the paperwork. You and the buyer sign BCD form 2952; file the notice of sale with BCD or the county agent within 30 days after closing.

Oregon Resources

• Oregon Housing and Community Services (OHCS) — manufactured-home and tenant-protection information, including the HB 3054 rent-cap FAQ: oregon.gov/ohcs
• Oregon Department of Administrative Services (DAS) — publishes the annual maximum rent-increase percentages each September: oregon.gov/das
• Building Codes Division (BCD), Oregon DCBS — manufactured-home ownership documents and form 2952: oregon.gov/bcd
• Oregon State Legislature — full text of HB 3054 (2025) and ORS Chapter 90: oregonlegislature.gov
• Oregon Revised Statutes Chapter 90 (Residential Landlord and Tenant) — ORS 90.600 (notice and frequency), ORS 90.680 (selling your home), ORS 90.645 (park closure): oregon.public.law
• Clackamas County Assessment & Taxation — property tax statements and tax certification for manufactured homes: clackamas.us/at

Frequently Asked Questions

Do I own the land my home sits on?

In a mobile home park, no. You own the home; you rent the space (lot) from the park for a monthly lot rent. That is why GoOnMLS.com only handles park and leased-land homes — no land sales.

Can my park stop me from selling my home where it sits?

No. Under ORS 90.680, the park may not deny you the right to sell the home on its rented space, and may not require the home to be moved just because of the sale. The buyer does have to apply to the park and be accepted before moving in.

What is lot rent in Clackamas County parks?

Three of the eleven directory parks have a published figure: King Court in Milwaukie, $625/month* as reported in a recent listing (includes water, sewer, trash); Hood Chalet Estate in Sandy, $875/month* as reported in a recent listing; and Oak Acres in Clackamas, $475–$725/month* (MHBO; includes trash, water, sewer). The other eight parks have no published rent on file — confirm the current figure with the park office.

What does the $299 GoOnMLS listing include?

Your home listed on the MLS with up to 20 photos, distributed through MyStateMLS, syndicated to 135+ listing sites including Google. Distribution depends on listing type and eligibility — we do not guarantee any specific site.

Is the $5,999 full-service tier available in Clackamas County?

Yes. The $5,999 tier covers the Portland metro, which includes Clackamas County — the Portland metro guide covers Oregon City, in this county. It is paid at closing, with zero upfront, and only on a successful closing.

How long does it take to sell?

It varies. Homes priced against real sold prices in their park tend to move faster. No one can guarantee a timeline.

What areas does GoOnMLS serve?

All of Oregon — this guide covers Clackamas County (Clackamas, Oregon City, Milwaukie, Sandy). The $299 and $1,999 tiers are statewide; the $5,999 full-service tier is Portland metro.

Sources, Dates, and How This Guide Was Built

This guide was built November 6, 2026 from the GoOnMLS.com park directory and listings pages — the park pages' own city and county fields, addresses, and published rents — plus the Oregon laws cited above (ORS Chapter 90, HB 3054, ORS 446.641) and the Portland metro guide's Oregon-wide selling steps. Park facts come from the eleven park pages: Golden Rule Mobile Home Park, Country Village Estates, King Court, Hood Chalet Estate, Carver Mobile Home Ranch, Clackamas River Community Cooperative, Clackamas Street Mobile Home Park, Clark Mobile Home Park, Frontier Mobile Village, Indian Bluff Mobile Home Park, and Oak Acres Mobile Home Park. The seven Clackamas parks added on November 6, 2026 were verified against their listings on mobilehome.net, mobilehomeparkstore.com, MHBO, chattelmortgage.net, and the Oregon Housing and Community Services resident-owned-cooperative lists. Where sources differ on Oak Acres' lot count (MHBO lists 270; mobilehome.net and mobilehomeparkstore.com list 273), the page states the range rather than a single figure. The active listing is Unit 70, Golden Rule Mobile Home Park. Sold prices are from the site's sold list. Where a figure is not published — a park's space rent, age rule, or pet policy — this page says so plainly rather than guessing. Confirm current rents, rules, and availability with each park before you buy or price a home.