3 Mobile Homes Under $200K That Might Actually Work for You

Finding anything under $200K on the Central Coast sounds impossible — until you start looking at mobile homes. Whether you’re downsizing, buying your first home, or just need an affordable place to live, these three listings prove there are still good options out there.

1477 Grand Ave #3 – Grover Beach

• $149,950
• 2 bed, 1 bath
• 672 sq ft | Built 2024

This brand-new home in Pacifico Mobile Home Park checks a lot of boxes. It's compact but modern, with new fixtures, appliances, and clean finishes. With a space rent of $950/month, it’s one of the most affordable monthly ownership options in SLO County.

Best for: First-time buyers, retirees, or renters looking to own something move-in ready without maintenance issues.

765 Mesa View Dr #276 – Arroyo Grande

• $165,000
• 3 bed, 2 bath
• 1,344 sq ft | Built 2000

This is the best price per square foot on the market right now. Located in the all-age Mesa Dunes park, it’s across from the community park and close to the pool and clubhouse. It could use some interior updates, but it’s livable — and the layout is great.

Best for: Buyers who want more space on a budget and are okay with a little DIY or sweat equity.

765 Mesa View Dr #199 – Arroyo Grande

• $195,000
• 3 bed, 2 bath
• 1,248 sq ft | Built 2000

This home backs up to open space and faces the bird sanctuary, giving you some real privacy. Skylights and extra windows bring in a ton of natural light. It needs new flooring throughout — but the price reflects that.

Best for: Budget-minded buyers who want a quiet location and can handle some basic cosmetic work.

What’s the Catch?

These are all in land-lease parks, meaning you don’t own the land — you lease it monthly. But if you’re comparing these to renting an apartment, it still makes sense financially for many buyers. Space rents range from $950 to around $1,400 depending on the park.

Bottom Line

You’re not going to find a single-family home in SLO County under $200K. But you can find a real roof over your head, in a livable neighborhood, with a fixed cost and some future upside.

If you're interested in one of these mobile homes under $200K on the Central Coast, let’s talk about park approvals, space rent, and how the financing works. I can walk you through every step.