Gladstone, Oregon: Selling Where the Clackamas Meets the Willamette

Gladstone is in Clackamas County, just south of Milwaukie and Oregon City. The 2020 Census counted 12,017 people. It is a close-in suburb with river access, older neighborhoods, and park communities that have operated for decades. Buyers here often work in Portland but want a smaller city and a lower monthly cost.

Gladstone Parks

The site directory lists no mobile home park in Gladstone, so the parks below come from outside sources, with no directory link claimed. Gladstone Mobile Home Park, at 19605 River Rd, Gladstone, OR 97027, shows 142 lots, and one directory profile calls the same address Two Rivers Homeowners Cooperative Mobile Home Park, a 55+ cooperative community, with lot rent shown as a range from $475 to $1,100 a month covering water, sewer, and trash. Those two names at one address need care: confirm with the park which name and which rent apply to your lot before advertising either. Holliview Mobile Home Park, also listed as Hollyview Court, at 1180 S.E. 82nd Dr, Gladstone, OR 97027, shows 19 lots. No published rent was found for Holliview in the sources checked.

A cooperative park works differently from a landlord-owned park in some respects, so ask the co-op office how a sale proceeds, what the buyer joins or pays, and what documents the buyer signs. Do not assume a co-op sale follows the same office steps as a standard park, even though the statewide transfer and approval rules still frame it.

Gladstone Questions

Is the $475 to $1,100 range my rent?

Probably not exactly. A range that wide usually reflects different lots, services, or dates. Get your lot's current figure in writing and advertise that.

Can I use full service in Gladstone?

Yes. The $6,999 full service tier is limited to Portland metro area, and Gladstone is inside the Portland metro area, so full service is available here.

What is a co-op sale?

In a homeowners cooperative, residents collectively own or control the community through the co-op, while still owning their homes individually. Ask the Two Rivers office how membership, fees, and approvals work for a new buyer.

Pricing in Gladstone

Go On MLS lists park homes and leased-land homes only, not land. The $99 tier is an MLS listing with up to 20 photos, placed via MyStateMLS and syndicated to 135+ listing sites including Google. Coordination costs $1,999 and includes purchase-agreement help, DocuSign, and escrow coordination. The $6,999 full service tier is limited to Portland metro area, and since Gladstone is in that area, full service is available here, with signs, flyers, lockbox, buyer qualifying, and showings. Tiers are on pricing, examples on Oregon listings, answers on questions, math on the financing calculator, and contact us at 971-GO-ON-MLS.

Transfer and Approval

A park home transfers through DCBS as personal property, for a $55 fee, after the county certifies taxes are paid on Form 2952. There is no deed. Under ORS 90.680, the buyer files a park application, and the park must decide on a complete application within 7 days, or 10 days without the 10-day pre-sale notice. Rent increases take 90 days of written notice and occur no more than once in 12 months. The Oregon law summary is general information, not legal advice, so double-check anything that affects your closing date.

Gladstone Checklist

• Confirm your lot's rent in writing, and resolve the Gladstone versus Two Rivers naming question.
• If in a co-op, ask how membership and buyer approval work there.
• Get the buyer application packet and park rules early.
• Dig out the DCBS ownership document before showings.
• Make sure taxes are paid and Form 2952 is certified by the county.
• Photograph the home on a bright day, rooms and yard alike.
• Disclose defects you know about, on paper.
• Set a floor price before entertaining offers.
• Use written purchase agreements and wait for approval.

Sources

• 2020 Census population for Gladstone (12,017), via Wikipedia, List of cities in Oregon.
• Gladstone Mobile Home Park / Two Rivers Homeowners Cooperative Mobile Home Park, 19605 River Road, Gladstone, OR 97027, 142 lots, 55+ cooperative, directory rent range $475 to $1,100 a month, via MHBO and MobileHome.net. Naming and rent need park confirmation.
• Holliview Mobile Home Park, 1180 S.E. 82nd Dr, Gladstone, OR 97027, 19 lots, via MobileHome.net. For Holliview, no published rent found; confirm with the park office.
• Oregon statutes referenced: ORS 90.680, ORS 90.600, DCBS ownership transfer at $55, and Form 2952. Summaries of them are general information, not legal advice.
• Not verified: current lot rents, vacancies, rules, and amenities for either park.