Skip the Fixer: These Move-In Ready Mobile Homes Under $300K Are Ready Now

If you’re shopping for a mobile home on the Central Coast and don’t want to deal with projects, permits, or surprises — stick to move-in ready. These three listings under $300K are clean, updated, and available now.

765 Mesa View Dr #293 – Arroyo Grande

• $249,000
• 3 bed, 1.5 bath
• 1,248 sq ft | Built 2000

This home has vaulted ceilings, remodeled bathrooms, and a fenced yard. It includes appliances and has a nice layout that flows well. Located in Mesa Dunes, an all-age park with pools, clubhouses, walking trails, and ocean breezes.

Why it works: You get three legit bedrooms, updated finishes, and a well-maintained park for under $250K.

Good fit for: Families, roommates, or buyers stepping out of the rental cycle.

655 S Halcyon Rd #7 – Arroyo Grande

• $285,000
• 2 bed, 2 bath
• 840 sq ft | Built 1989

Fully updated in a quiet senior park. Bathrooms were remodeled recently, there’s fresh paint, and the washer and dryer are included. The roof is only a few years old. Space rent is just $700/month plus utilities.

Why it works: It’s tight, clean, and everything important has already been done.

Good fit for: Seniors looking for simplicity and stability with minimal overhead.

765 Mesa View Dr #265 – Arroyo Grande

• $299,000
• 3 bed, 2 bath
• 1,564 sq ft | Built 2002

Biggest home on this list, with a standout kitchen: quartz island, dual fridges, and tons of storage. Vaulted ceilings, lots of windows, and a spacious deck round it out. Mesa Dunes offers community pools, a gym, and clubhouses.

Why it works: Large footprint, high-end kitchen, and great light — no remodeling needed.

Good fit for: Buyers who want to entertain or need room to stretch out without crossing $300K.

Final Take

You don’t have to choose between a cosmetic nightmare and an overpriced remodel. These homes are already dialed in — just bring your boxes and start living.

All three offer space, style, and solid long-term value in parks with good reputations.

Want more info on park rules, approvals, or what’s coming soon? Let’s talk. I can show you what fits your lifestyle and budget without wasting your time.

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.

Is Now a Good Time to Buy in Mesa Dunes? A Look at the Last 90 Days of Sales Trends

Mesa Dunes Mobile Home Estates has seen steady sales activity over the past three months, giving buyers and sellers a clear window into current pricing, days on market, and how much room there is to negotiate.

Recent sales show that well-priced, updated homes are still moving quickly, while homes in original condition are sitting longer and closing with significant concessions.

One standout was Space #28, a clean and well-updated 3-bedroom home that closed at $270,000 after just 15 days on market. Despite the speed, the buyer still negotiated over $13,000 in concessions for closing costs and possible repairs.

Compare that to Space #234, which took 112 days to sell, finally closing at $210,000 with $8,000 in concessions, mostly for pest clearance and minor improvements. This home was well maintained but less updated, showing that even cosmetic differences can drive negotiation opportunities.

In between those extremes was Space #253, which fetched the highest recent sale at $315,000—but that home had been fully remodeled, with new flooring, custom cabinetry, and upgraded kitchens and baths.

Overall, the last 90 days suggest the Mesa Dunes market is active but sensitive to condition and pricing. Buyers focused on move-in-ready homes should expect to pay closer to list price but still have room to ask for credits tied to space rent or closing costs. On the other hand, homes in fair or dated condition are taking longer to sell and offering buyers opportunities to negotiate more aggressively on both price and terms.

Looking at days on market trends, well-priced homes under $270,000 are moving within 15-30 days if updated. Dated homes or those priced over $300,000 without upgrades are staying active for 60 days or longer, giving buyers negotiating leverage.

The takeaway for buyers right now is this: Mesa Dunes remains a buyer-favorable market for homes needing work, while competitive for clean, updated homes priced right. Buyers should come prepared with comps like #28 and #234 to support their offers and push for seller credits where appropriate.

Mesa Dunes Mobile Home Estates: What Buyers Should Know About Pricing, Condition, and Negotiation

Mesa Dunes Mobile Home Estates in Arroyo Grande has seen a wave of activity in the past 90 days, giving buyers some valuable insight into current pricing, condition expectations, and smart negotiation strategies.

Recent closed sales highlight a clear trend. Updated, move-in-ready homes are still fetching strong prices, but even in these cases, buyers are securing significant concessions. One example is Space #28, which closed at $270,000 after only 15 days on the market. Despite the quick sale, the buyer received $13,750 in credits. In comparison, Space #253 achieved the highest price per square foot—$201.92—closing at $315,000. That home was extensively remodeled, offering premium finishes that justified the price.

On the other hand, homes in original or fair condition continue to face resistance unless they are priced sharply. Space #234 illustrates this dynamic. It sat on the market for 112 days before finally closing at $210,000, a noticeable drop from its original $250,000 list price, with over $8,000 in concessions for repairs and improvements.

Today's active listings reflect a similar pattern. At the higher end, Space #245, a triple wide with upgrades and park views, is listed at $309,000. Nearby, Space #280 is priced at $239,500 and shows updates like new flooring and appliances. However, at the more budget-friendly end, Space #199 and #276 are priced at $195,000 and $165,000 respectively, both reflecting more basic condition and longer days on market.

For buyers, this creates several leverage points. On well-updated homes, sellers are more likely to negotiate around space rent increases or offer appliance credits rather than lowering the asking price substantially. The best approach is to reference recent sales like Space #28, where buyers still walked away with concessions despite the home being in good condition.

For homes needing work, such as Space #199 or #276, the path to a better deal is clearer. Offers five to ten percent below asking are defensible when supported by the property's longer market time and the cost of necessary updates. Buyers should also factor in flooring, paint, and other upgrades into their offer, and point to sales like Space #234 as leverage for negotiating credits.

One critical area buyers often overlook is the park space rent. With most sales triggering an immediate eight to ten percent increase, it's important to factor that into the overall purchase cost. Buyers can and should use this in their negotiations, asking sellers to provide closing cost credits or price reductions to offset the higher monthly lease.

Overall, buyers considering Mesa Dunes need to stay disciplined. The homes in the best condition will still attract attention and can move quickly, but every sale in the last quarter shows there is room to negotiate, especially when buyers come prepared with data from recent comps and a clear-eyed view of upcoming costs.

If you’re considering buying in Mesa Dunes, I can help you compare active listings to recent sales and spot the opportunities. Let’s talk about how to position your offer—and how to protect yourself from costly surprises like space rent hikes or hidden repairs. Call or text me anytime.

Nipomo mobile home with no space rent for sale | Nipomo houses for sale

This wonderfully maintained manufactured home with incredible views would be an ideal downsizing retreat for a single person or couple looking to simplify living. 

See more >> 633 Pradera Place, Nipomo

I love envisioning lazy mornings sipping tea on the front porch, soaking in panoramas of the Nipomo foothills. The abundance of natural light throughout this 2 bedroom, 2 bathroom floorplan creates an airy oasis inside, while the private back deck offers the perfect spot for outdoor lounging and dining with friends. 

As a DIY-er, I also appreciate the large detached garage/workshop and bonus storage shed. For anyone seeking smart, affordable living close to shopping and highways without the hassle of HOAs, this move-in ready Nipomo charmer checks all the boxes.

Let's connect soon to delve into specifics on this listing - I'm happy to provide insight into the community as well as financing/purchasing details unique to manufactured homes. With pricing like this, I have a feeling this gem won't stick around for long! 

Buyer's Agent: Justin Stoner, Central Coast Sotheby's Int'l Realty DRE# 02208362

(805) 440-8104

Listing Agent: Merritt Ward, CenCoast Realty BRE# 02083737 805-904-4328

Cute Morro Bay mobile home for sale | Morro Bay houses for sale

Is Morro Bay someplace you'd like to live? This mobile home brings you close to the beach and the lifestyle you'd love. 

Let's take a closer look at 500 Atascadero Rd # C8

This home features a large entertaining area and eat-in kitchen plus the bedrooms are on opposite sides of the house. This original owner had the manufacturer combine bedrooms 2 and 3 into one large room. Washer, dryer and fridge are included! There's a great outdoor space that can be fenced in for your pets or privacy, and private parking with a covered carport.

There are 2 bedrooms and 2 bathrooms inside of 880 square feet of living space.

If you want to see this home in person, contact me to get started. If you want to learn more about this house, go to www.househuntingwithjustin.com.

Listing courtesy of: Kathleen Scruton, Real Estate eBroker Inc. ~ 760-722-3222

Cute mobile home in Morro Bay | Mobile homes in 55+ community

If Morro Bay is on your house hunting wish list, this cute mobile home comes with loft space near the beach. 

Let's take a closer look at 1680 Main Street Unit#32

This home is a perfect opportunity to embrace a relaxed beachside lifestyle in the 55+ Silver City West Community. As soon as you walk in, you are greeted with an open floor plan with ample natural light.

There is 1 bedroom and 1 bathroom inside of 399 square feet of living space.

If you want to see this home in person, contact me to get started. If you want to learn more about this house, go to www.househuntingwithjustin.com.

Listing courtesy of: Owen Schwaegerle Keller Williams Realty Central Coast ~ 805-549-7570

Nice mobile home for sale in Arroyo Grande | Arroyo Grande mobile homes

If you're looking for a mobile home community with no space rent, you may like this home in Arroyo Grande.

Let's take a closer look at 301 Sunrise Terrace

The home boasts dual payne windows, a nine year old roof, matching built in shed with electricity and extra refrigerator, and is equipped with adequate earthquake strapping. Enjoy entertaining friends and family on the covered patio or in the large backyard with plenty of space and privacy.

There are 3 bedrooms and 1 bathrooms inside of 1,440 square feet of living space.

If you want to see this home in person, contact me to get started. To learn more about this home go to www.househuntingwithjustin.com.


Listing courtesy of: Stacie Kenny, Keller Williams Realty Central Coast ~ 805-549-7570

Let the waves lull you to sleep in this Pismo Beach mobile home | Pismo Beach mobile homes for sale

Does falling asleep to the sound of ocean waves appeal to you? This Pismo Beach mobile home is close to the beach and downtown shops.

Let's take a closer look at 200 Dolliver St Lot 147.

This mobile home is partially furnished, and all appliances could be what you are looking for. Located just 1 mile from downtown Pismo, with it's unique shops and many restaurants. Enjoy the sun, sand, and surf of the beach and the wonderful night life of Pismo and the surrounding area.

There is 1 bedroom and 1 bathroom inside of 385 square feet of living space.

Highlights from the MLS description:

• This 1 Bedroom, 1 Bath, partially furnished, and all appliances could be what you are looking for.
• Located just 1 mile from downtown Pismo, with it's unique shops and many restaurants.

Learn more about this home HERE.

Arroyo Grande mobile home with small yard | Arroyo Grande mobile homes for sale

Are you looking for a mobile home on the Central Coast? This Arroyo Grande home comes with a small fenced yard and a shed.

Let's take a closer look at 765 Mesa View Dr Spc 232.

Kitchen has a walk-in pantry and includes stove, built in microwave oven, dishwasher & refrigerator. The primary bedroom has a large bath with separate shower and tub plus a very large walk-in closet. The nicely sized shed has endless possibilities and has electricity.

There are 3 bedrooms and 2 bathrooms inside of 1,728 square feet of living space.

Highlights from the MLS description:

• Move in ready and priced so you can customize to your dreams.
• This manufactured home is located in beautiful Mesa Dunes Mobile Home Estates near the Historic Village of Arroyo Grande, world class wineries and the Pacific Ocean.
• This home is one of the unusual larger ones with approximately 1728 sq ft.
• The home features 3 bedrooms and 2 full baths, a dining area, living room and family room.

Learn more about this home HERE.

Nipomo mobile home with numerous upgrades | Nipomo mobile homes for sale

If you're shopping for a centrally located mobile home with upgrades, this Nipomo house is worth considering. With an updated look and low space rent, this home may not last.

Let's take a closer look at 449 W Tefft St Spc 18

This home features numerous upgrades with faux hardwood floors/baseboards, wooden kitchen cabinets, Lift, front entry steps with newer front door and awning, ceiling fans throughout, built-in AC unit in dining room, newer kitchen counters and center island with pendant lights, window treatments, newer paint throughout, invisible screens at front door and primary bedroom backdoor. The primary bathroom has been upgraded with a garden tub and shower; second bathroom has white ceramic tile shower with glass door.

There are 2 bedrooms and 2 bathrooms inside of 834 square feet of living space.

Highlights from the MLS description:

• This turnkey, double wide, 2006 manufactured home is located in a very convenient location near shopping, freeway, schools, and Nipomo Park!
• The Seller has completed numerous upgrades with faux hardwood floors/baseboards, wooden kitchen cabinets, Lift, front entry steps with newer front door and awning, ceiling fans throughout, built-in AC unit in dining room, newer kitchen counters and center island with pendant lights, window treatments, newer paint throughout, invisible screens at front door and primary bedroom backdoor.
• Space Rent: $437.79; Park Approval Required.

Learn more about this home HERE.

Fully remodeled mobile home in Arroyo Grande | Arroyo Grande mobile homes for sale

Looking for a turnkey mobile home on the coast? The Arroyo Grande home is fully remodeled and ready to impress.

Let's take a closer look at 765 Mesa View Dr Spc 209

Everything has been updated throughout this home including smooth texture finished walls and ceilings, Luxury Vinyl Plank flooring, gorgeous new kitchen with custom reclaimed wood accents, subway tile, open shelving, all new cabinets, plumbed water filtration system at the farmhouse sink and the refrigerator. The recessed lighting throughout makes the home very welcoming, and the custom reclaimed fireplace surround is sure to impress you upon entry.

There are 4 bedrooms and 2 bathrooms inside of 1,792 square feet of living space.

Highlights from the MLS description:

• This recently remodeled 4 bedroom, 2 bath home in Arroyo Grande is a must see!
• Everything has been updated throughout this home including smooth texture finished walls and ceilings, Luxury Vinyl Plank flooring, gorgeous new kitchen with custom reclaimed wood accents, subway tile, open shelving, all new cabinets, plumbed water filtration system at the farmhouse sink and the refrigerator.
• Buyer must be approved by Park Management.

Learn more about this home HERE.

Grover Beach mobile home back on the market, no space rent | Grover Beach mobile homes for sale

Are you looking for a mobile home along the coast with no space rent? This Grover Beach home is back on the market with upgrades for new owners.

Let's take a closer look at 9 Mono Court.

This home features new windows, carpet, exterior paint, countertops, and new gas line to the street. There are two sheds for storage, and an office space with separate entrance that is currently rented for additional income.

There are 3 bedrooms and 3 bathrooms inside of 1,440 square feet of living space.

Highlights from the MLS description:

• Single level manufactured home on a corner lot in North Grover Beach.
• The second guest bedroom is just off of the living room where the hallway starts.
• It shares a full bath with the first guest bedroom/rental.
• Space for a trailer and a lot of room for parking both on the property along with along the street.
• CAN obtain financing on it because you own the land.

Learn more about this home HERE.

Elvis-themed Grover Beach home is close to the ocean | Grover Beach mobile homes for sale

If you love Elvis Presley and vintage diners, you have to see this Grover Beach home.  And you can't live any closer to the beach than this.

Let's take a closer look at 319 N. Highway 1.

This home features recent paint and vinyl plank flooring, as well as whimsical black and white vinyl in the kitchen and eating area to complement the current Elvis/rock and roll themed decor. The kitchen has been updated, with plenty of storage and high-end appliances - all of which are included.

There are 3 bedrooms and 2 bathrooms inside of 1,351 square feet of living space.

Highlights from the MLS description:

• Original owner has upgraded and meticulously maintained this home - kitchen and principal bath have been remodeled and an enclosed mudroom added.
• There are two bedrooms, two baths and a large den with sliding door access to the deck, which could also be a third bedroom.
• New space rent is only $893 - buyer must apply and be approved by park management.

Learn more about this home HERE.

Nipomo mobile home with its own land | Nipomo mobile homes for sale

Are you looking for a mobile home on its own land? This Nipomo house sits on a permanent foundation and has amenities you'll enjoy, inside and out.

Let's take a closer look at 332 Mercury Drive.

The house offers vinyl flooring and carpeting, solar tubes for great natural light, ceiling fans, and large bedrooms with ample natural light. Kitchen features an island for an enhanced cooking experience. En suite bathroom features: dual sinks, deep soaker tub and step in shower. New decks, fencing and covered patio around the property offer a lot of social opportunities along with plenty of space for pets.

There are 3 bedrooms and 2 bathrooms inside of 1,494 square feet of living space.

Highlights from the MLS description:

• This 3-bedroom, 2-bathroom manufactured home on a permanent foundation has large bedrooms and multiple decks.
• The property also features a newly fenced front and back yard, space for RV parking, a large shed, and sprinkler/drip lines throughout.
• It offers multiple financing opportunities as it is on a permanent foundation.

Learn more about this home HERE.

Triple-wide mobile home in Pismo Beach | Pismo Beach mobiles homes for sale

If you are in the market for a triple-wide mobile home along the Central Coast, you'll definitely want to consider this house in Pismo Beach.

Let's take a closer look at 201 Five Cities Drive Space 1.

This home features vaulted ceilings and coved design over the living room. Plenty of space in the kitchen, dining area and formal dining room for entertaining. Great storage and counter space in the kitchen. The primary bedroom as an ensuite bathroom with walk-in shower and double sink arrangement.

There are 3 bedrooms and 2 bathrooms inside of 1,771 square feet of living space.

Highlights from the MLS description:

• Great Triple Wide in great park in a great location.
• This easy access 3 bedroom 2 bath unit will impress you with vaulted ceilings and coved design over the living room.
• The primary bedroom as an ensuite bathroom with walk-in shower and double sink arrangement.
• The second bedroom has a very generous size closet.
• Storage available in the shed.

Learn more about this home HERE.

Oceano mobile home with new features and flooring | Oceano mobile homes for sale

Are you looking for a coastal mobile home with updated looks and new features, this Oceano Mobile home has just that and is located in a desirable neighborhood. 

Let's take a closer look at 2530 Cienaga Street Space 6. 

This mobile home features all new paint, new carpet laminate flooring throughout new electrical panel circuit breakers, wiring outlets, and fixtures. You'll also find new central air conditioner along with a new heater. The living room features new windows brightened cherry kitchen with snack bar stools, and pantry.

There are 2 bedrooms and 2 bathrooms inside of 1,200 square feet of living space. 

Highlights from the MLS description:

• Great opportunity to own this immaculate remodeled mobile home in the desirable Casa Del Rey park.
• This mobile home features all new paint, new carpet and laminate flooring through out, new electrical panel, new circuit breakers, electrical wiring outlets and fixtures.
• The living room features view windows, bright and cheery kitchen with snack bar, stools and pantry.
• Indoor laundry and two sheds that will stay.
• This beautiful home is conveniently located across from the community pool and historic victorian home and won't last long.

Learn more about this home HERE.

Arroyo Grande mobile home in country club-like community | Arroyo Grande mobile homes for sale

Are you looking for a mobile home community that feels like a country club? This Arroyo Grande home is located in the desirable Sunrise Terrace neighborhood.

Let's take a closer look at 816 Muirfield Drive Unit 8.

The kitchen has been updated, featuring granite countertops, new stove, and dishwasher. The master bath has a double sink and large walk in shower. The covered carport is extra wide, and also includes a shed outside. The community features are endless, pickleball, golf, pool, gym, tennis just to name a few

There are 2 bedrooms and 2 bathrooms inside of 1,536 square feet of living space.

Highlights from the MLS description:

• Must see mobile home located in the highly desirable Sunset Terrace Park.
• This home features 2 bedrooms and 2 bathrooms with 1, 440 sq ft of living space, and a nice backyard with privacy.
• The covered carport is extra wide, and also includes a shed outside.
• The community features are endless, pickleball, golf, pool, gym, tennis just to name a few.

Learn more about this home HERE.

Oceano mobile home with remodeled interior | Oceano mobile homes for sale

Are you looking for a mobile home that's close to the beach? This Oceano home has a fully upgraded interior.

Let's take a closer look at 1623 23rd Space 16.

This home features all new appliances, cabinets, flooring, fixtures, counter-tops, roof, vaulted ceilings, and more. There's plenty of space in the backyard for some gardening and storage in the large shed. Enjoy cocktails or barbecue by the pool. All amenities nearby and only 2 miles to the beach! RV storage on site is another big bonus.

There are 2 bedrooms and 2 bathrooms inside of 1,440 square feet of living space.

Highlights from the MLS description:

• You won't need to keep searching after touring this completely remodeled home in a charming senior community.
• There's plenty of space in the backyard for some gardening and storage in the large shed.
• Enjoy cocktails or barbecue by the pool.
• All amenities nearby and only 2 miles to the beach!
• RV storage on site is another big bonus.

Learn more about this home HERE.

Nipomo mobile home with large shop space | Nipomo mobile homes for sale

Are you looking for a large manufactured home? This mobile home in Nipomo is spacious and comes with a large, detached shop.

Let's take a closer look at 249 Lema Drive.

This home features a custom kitchen with custom made cabinetry, a center island, granite counters and plenty of storage. The house is a split floor plan with an office space off the entry. A private backyard with for fuss free landscaping. Storage shed is attached to the extra large garage which has a ton of cabinets and storage. There is also RV access and hookups.

There are 3 bedrooms and 2 bathrooms inside of 2,146 square feet of living space.

Highlights from the MLS description:

• Beautiful home with a great floor plan, private yard and an amazing garage/workshop?
• This beautiful 2146 square foot, 3 bedroom, 2 bath triple wide manufactured home on a permanent foundation in Nipomo has it all!
• Qualifies for a Conventional loan.
• This property has plenty of space for everyone and all the toys.
• Call today to secure your appointment to preview this wonderful property,

Learn more about this home HERE.