Roseburg Oregon Mobile Home Selling Guide & Flat-Fee MLS Services | Douglas County

Roseburg: Oregon's Value Corner

Roseburg is the timber-country hub of the Umpqua Valley — a small city on the South Umpqua River, about 70 miles south of Eugene. About 23,693 people lived here as of July 1, 2025, nearly flat since the 2020 Census (23,683). Slow, steady — no boom. The median household income is $50,297 a year (one other published figure, $47,920, differs; both point to the same story: Roseburg earns well below the Oregon median). The median gross rent is $1,063 a month, and the median owner-occupied home is valued at $289,800, with a typical mortgaged payment of $1,590 a month. About 21.7% of residents are 65 or older, and senior parks like Rose Terrace are a big part of the park-home market here.

Thousands of residents live in manufactured homes — also called mobile homes — inside leased-land parks. You own the home. You rent the lot under it. Roseburg's park-home market is one of Oregon's most affordable, and it is the rare guide city with real sold prices to price against. That makes Roseburg attractive to fixed-income buyers. But it also means your market moves on monthly cost, not curb appeal: lot rents and park rules decide deals here.

A GoOnMLS listing begins at $99 and puts your home on MyStateMLS, syndicated to 135+ listing sites including Google. See the pricing plans, browse active Oregon listings, or estimate the buyer's monthly cost with the Oregon financing calculator. Contact us with questions.

Real Sold Prices — the Anchor Other Cities Lack

Most prices in this guide series are asking prices — what the seller asked, not what the home sold for. Roseburg is unusual: we also found three real sold prices, marked SOLD below. Several asking-price listings come from older snapshots, and those are flagged. Price against the sold homes first.

Asking prices (current and older listings)

Current asking prices run from $54,900 for a 1997 double-wide (active September 2026) up to $119,000 for the newest listed home. Several asking listings are months old, so verify before pricing. The cheapest listings are pre-1976 homes — a $23,000 single-wide and a 1976 unit at Roseburg Mobile Home Park — which are harder to finance and price lower. Note the home's age when comparing.

Sold prices (what homes actually closed for)

Three 2025 sales closed at $64,900–$68,000 (Rose Terrace, 55+, sold October 2025) and $77,000 (NE Kerr Street, sold July 31, 2025) — all 1978–1989 double-wides. That range is the real market anchor, not the asking prices. The park matters: Rose Terrace's two 2025 sales both moved in under a month, while the Kerr Street sale took 89 days and an old single-wide at Roseburg Mobile Home Park sat 320 days. Asking prices that sit for months are asking too much. Roseburg is Oregon's value corner: even the top asking price here ($119,000) sits below entry-level asking prices in Salem or Bend.

Not comparable: a $550,000 listing at 141 River Ridge Avenue (3-bed, 2.5-bath, 2,362 square feet) and $485,000–$499,900 triple-wides on acreage are land-included sales — a different market. Exclude them from park-home comps.

Lot Rent: One Real Number and One Flagged Estimate

Lot rent is the monthly payment for the ground your home sits on. Honest warning: Roseburg's published lot-rent data is thin. What we verified:

• $550 a month space rent (sewer included) — per the active listing at 165 Green Vista Lane (Green area, near Roseburg), updated September 2026. That is a real, current number.
• $850 a month "estimated space rent for a new buyer" (includes water, sewer, garbage) — per a listing for 213 River Ridge Avenue, a 2001 home in a 55+ community. This is the listing agent's estimate, from an older listing — treat it as a ballpark, not a quote. Call the park office for the real figure.
• 59 Manor Loop (all-ages park): space rent includes water, sewer, and trash — the amount was not stated in the listing.

What we could not verify: lot rents at Roseburg Mobile Home & RV Park, Alameda, Umpqua Ranch, Rose Terrace, or Valley View. One figure seen during research (a flyer-based $779 for Rose Terrace) could not be re-verified from any public source, so we dropped it rather than print a stale number — and this guide states no rent for Rose Terrace anywhere. Call the park office before you buy — or price — anything. Under-reporting this is deliberate: we would rather show one real number and one flagged estimate than fill the page with guesses.

Two more cost facts. Utilities: some listings bundle water, sewer, and garbage into the rent; others do not — check the specific park's rules. (Roseburg Mobile Home Park's directory page notes utilities are not included and must be set up separately.) And there is 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 (Douglas 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).

Roseburg's Parks, Including a Resident-Owned Co-op

There is no official city inventory of Roseburg's parks. Below are the parks we could verify this round. Rents shown are published rents only — most Roseburg parks post nothing.

Verified parks

• Roseburg Mobile Home & RV Park — 2017 NE Stephens St, Roseburg 97470 — 121 units; built 1952; (541) 243-7213; roseburgmhrvpark.com. The city's largest known park. No published lot-rent figure found — call the office.
• Umpqua Ranch Cooperative — 22020 N Umpqua Hwy, Idleyld Park OR 97447 (just east of Roseburg) — 110 homes; resident-owned since October 1, 2015 (bought with CASA of Oregon and ROC USA support; managed by Commonwealth Real Estate Services). The co-op's members vote on the budget and any rent changes — resident ownership typically means more stable rents. Ask the co-op office for current figures.
• Rose Terrace — Shadow Ranch Ln, Roseburg 97470 — 55+ gated community ("Rose Terrace gated community for residents 55 and over"). This is the senior-park hub of the local market: three of the only sold-price records we found are in Rose Terrace ($64,900–$68,000, sold October 2025). No published space count or current lot-rent figure found — ask the park office before pricing.
• Alameda Mobile Home & RV Park — 581 NE Alameda Ave, Roseburg — Active; (541) 391-8233; alamedamhrvpark.com. No published rent or space count found.
• Valley View Mobile Home Park — 200 Emils Way Unit 45, Roseburg 97471 (known from a listing address only; the park's own details were not independently verified).
• River View Estates — 141 River Ridge Ave, Roseburg 97471 (name from a listing address only; the $550,000 home listed there appears land-included and is not a park-home comp).

What we don't know: Most Roseburg parks don't publish rents or space counts. The two verified rent figures in this guide ($550 and the $850 estimate) are all we found — a thin picture. If your park isn't listed here, call the park office or ask a neighbor with a recent rent notice. Space counts matter: Oregon's rent-increase cap works differently for parks above and below 30 spaces (see the rent-law section) — and only Roseburg MHP (121) and Umpqua Ranch (110) have verified counts.

Sources: apartments.com park page (2026); cwres.com Umpqua Ranch page; Oregon Legislature ROC list (2015); homes.com Roseburg listings; Meta Places directory data. All checked 2026-10-16.

Two parks shape the local story. Umpqua Ranch Cooperative, just east of Roseburg in Idleyld Park, has been resident-owned since October 1, 2015, bought with CASA of Oregon and ROC USA support and managed by Commonwealth Real Estate Services. Its members vote on the budget and any rent changes — resident ownership typically means more stable rents — and it posts its screening criteria publicly, noting a 50-year lease and credit standards. Rose Terrace, the gated 55+ community on Shadow Ranch Lane, is the senior-park hub of the local market and the source of two of the three sold prices — but it has no published space count and no verified current rent, so ask the park office before pricing against it. Space counts matter: Oregon's rent-increase cap works differently for parks above and below 30 spaces — and only Roseburg Mobile Home Park (121 units) and Umpqua Ranch (110 homes) have verified counts.

Wages and the Under-$800 Monthly Target

In Douglas County it takes about $24.44 an hour to afford a typical two-bedroom apartment — a number most renters do not reach (the statewide average renter earns $23.20). A typical Roseburg apartment rents for $1,450; a typical home costs $1,590 a month with a mortgage. Against that, the math of a park home speaks for itself: three 2025 Rose Terrace sales closed at $64,900–$68,000, and the only current verified lot rent is $550 a month. For a senior on Social Security or a working family, that is often the only ownership path in town. Price the home payment plus space rent as one monthly number — that is how your buyers think. A park home that pencils at under $800 a month total has a real audience here.

Oregon Rent Law for Roseburg Sellers

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

There is no park-by-park rent history dataset for Roseburg, and no published Roseburg park rent series was found. Statewide figures are the only record: a park-owner industry survey of 100 owners found average annual increases of 5.39% from 2019–2024 (testimony of Bill Miner, attorney for Manufactured Housing Communities of Oregon, reported by the Salem Statesman Journal, February 11, 2025), while a tenant survey of about 500 tenants in 2025 found average annual increases of nearly 7%, with average lot rent "projected to surpass Social Security benefits by 75% within 10 years" (Rochelle Love Elder, Oregon State Tenants Association, February 11, 2025). Verify any specific park's history with the park office.

The caps (HB 3054, 2025)

For increases taking effect in 2026 and 2027, parks with more than 30 spaces face a 6% maximum annual increase. Roseburg Mobile Home & RV Park (121 units) and Umpqua Ranch (110 homes) are on this track by their verified counts. Parks with 30 or fewer spaces get 7% plus CPI, capped at 10%: 9.5% for 2026 and 10% for 2027. Oregon's Department of Administrative Services publishes the number each year by September 30. Exemptions: 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)). The one-time infrastructure exception for parks over 30 spaces allows up to 12%, at most once every five years, only with a documented project, 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 on signed, space-identified ballots, and a full refund (minus the normal cap) if the project is not substantially complete within 12 months of the estimated completion date (ORS 90.600(3)(c)).

Notice, sale rights, closure

Before rent can rise, the park must send 90 days' written notice, and rent may rise at most once in any 12 months. That notice must state the increase amount, the new rent, the facts behind any exemption claim, and the effective date. A landlord who violates the rule is liable for three months' rent plus actual damages (ORS 90.600(4)). Tenants may form a committee of up to seven members; on written request the landlord must meet with it once or twice a year and respond in good faith in writing within 60 days (ORS 90.600(8)).

On selling: the park may not deny your right to sell on rented space or require removal solely because of the sale (ORS 90.680(2)). Give written notice up to 10 days before the sale if your agreement requires it (ORS 90.680(8)(a)). The buyer applies in writing; the park must accept or reject within seven days, or ten if you skipped the 10-day notice, using screening substantially similar to what it applies to its own-home buyers, with written reasons except for consumer-report rejections (ORS 90.680(10)). Age, size, style, materials, or pre-HUD-code construction cannot be grounds for rejection or removal (ORS 90.680(12)). On request the park must give the buyer its policy statement, rental agreement, rules, outstanding repair or condition notices, disrepair and violation lists, and a statement that repairs may be required (ORS 90.680(9)). No commissions without a written consignment contract of at most 180 days with specific required terms (ORS 90.680(4)), and consignment may not be required as a condition of tenancy (ORS 90.680(3)). Research notes that HB 3054 also added limits on parks conditioning a sale on cosmetic or aesthetic changes or requiring interior inspections — treat this as reported, not confirmed, until cross-checked against the enrolled bill.

On closure, the rules are: 365 days' written notice before closing or converting, relocation payments to tenants in tiers, 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). Verify current payment figures before quoting them.

Selling in Douglas County, Step by Step

A park home in Oregon counts as personal property, not real estate — there is no deed. An ownership document from the Oregon Department of Consumer and Business Services (DCBS), Building Codes Division, shows ownership; old pre-May-2005 DOT titles still count as proof. The transfer application for a used home goes through the county assessor, and DCBS keeps the MHODS ownership database. The state fee is $55.

After closing, the seller must give the county assessor — in Roseburg, the Douglas County Assessor (1036 SE Douglas Avenue, Roseburg OR 97470; (541) 440-4222) — a DCBS-approved notice of sale within 30 days (ORS 446.641): seller and buyer identities, 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. If the seller does not file, the buyer may — but the seller still faces a civil penalty.

The park-approval step surprises most sellers. Under ORS 90.680: give the park written notice up to 10 days before the sale if your agreement requires it; your buyer submits a complete written application; the park decides within seven days (ten if you skipped the notice); screening must match what the park applies to its own-home buyers; and rejection must be reasonable and in writing. The park cannot reject because of the home's age, size, style, materials, or pre-HUD-code construction. Ask your park office for the buyer-application packet and the statement of policy before you list. (Umpqua Ranch posts its screening criteria publicly — a 50-year lease and credit standards — and notes it takes screening seriously.)

On disclosures: Oregon's statutory seller-disclosure form (ORS 105.464) covers 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. But 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, agreement, rules, and repair lists under ORS 90.680(9).

On licensing: it is a Class A misdemeanor in Oregon to act as an agent selling someone else's manufactured structure without a manufactured-structure dealer license (ORS 446.671). The private-owner exception (ORS 446.676) is limited to owners selling their own home for personal, family, or household use, and the real-estate-licensee exception is limited to deed-recorded real property — park homes do not qualify (ORS 446.676). The industry association states 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.") Whoever lists your park home must be properly licensed for exactly this kind of sale — ask, and get the answer in writing.

Flat Fee or Traditional Agent in Roseburg?

A flat-fee MLS listing costs a fixed fee — no percentage of the sale price. Your home is listed on MyStateMLS, syndicated to 135+ listing sites including Google (subject to listing type and eligibility), and you handle inquiries, showings, and negotiations yourself unless you choose a higher tier. It fits sellers who are comfortable with a phone and a little paperwork, or whose home is priced to move.

A traditional full-service agent handles photos, showings, negotiations, and paperwork, and charges a percentage of the sale price — negotiable, and it varies. For illustration only: a 2.5–3% listing commission on a $65,000 Roseburg home would be $1,625–$1,950. Your actual fee may be higher or lower.

No matter which route you take, the license caution applies: whoever sells your park home needs the right license for manufactured structures sold without land. Ask, and get the answer in writing.

GoOnMLS Pricing in Roseburg

GoOnMLS is for mobile and manufactured homes in Oregon parks and on leased land only — land sales are outside the service. You keep control of the sale; we handle the listing and whichever paperwork tier you choose. Each tier includes everything below it.

• $99 — MLS listing. The MLS shows your home with up to 20 photos. Shoot your own video, post it wherever you like, and we will link it to your listing. Distribution runs through MyStateMLS, which feeds major listing sites; no specific site is guaranteed, since that depends on listing type and eligibility.
• $1,999 — MLS listing plus transaction coordination. Best Deal. The $99 listing plus purchase-agreement support, DocuSign, and escrow coordination.
• $6,999 — Full service, limited to Portland metro area. Full service is therefore not available in Roseburg. In Roseburg the top tier is $1,999 transaction coordination. For reference, the $6,999 tier elsewhere adds signs, flyers, lockbox, buyer qualifying, and showings — you only sign — and the $6,999 fee is due at closing, zero upfront.

Honest limits: your home selling, how fast, or at what price cannot be guaranteed. Placement on any specific website cannot be guaranteed either. And commission comparisons on this page are for illustration only — actual fees are negotiable and vary.

Checklist for Roseburg Sellers

• Get the ownership document out. Find your DCBS ownership document or old pre-2005 title. If it is gone, ask DCBS Building Codes Division about a replacement before you list.
• Taxes paid. All property taxes and special assessments must be paid — you will need Douglas County tax certification at closing.
• Rent in writing. Ask the park office for the buyer-application packet, the statement of policy, the rental agreement, and the park rules — plus the current rent. Most Roseburg parks publish nothing, so the office is the source. Never advertise a rent for Rose Terrace — none is verified.
• Price against sold homes. Roseburg's real anchor is the three 2025 sold prices ($64,900–$77,000 for 1978–1989 double-wides) — price against sold homes, not stale asking prices. Factor in your park's lot rent; buyers do.
• Ready the home. Clean it thoroughly. Fix what is broken. Small repairs (skirting, steps, paint) pay back more than big remodels on older homes.
• Daylight photography. Every room, the exterior, and the park — all in daylight. List on the MLS through GoOnMLS (from $99) or your chosen service.
• Be ready to show. Keep the home clean and lit, and be available for showings.
• Put every offer in writing. Use a written purchase agreement. Decide your lowest acceptable price in advance.
• Buyer approval, then close. Your buyer applies to the park; the park has seven days (ten if you skipped the 10-day notice). Do not count the sale as done until approval lands. Sign the bill of sale, then file the notice of sale within 30 days with the Douglas County Assessor, with proof taxes are paid.

Roseburg Questions, Answered

How much does it cost to sell my mobile home in a Roseburg park with GoOnMLS?

A basic MLS listing is $99, with up to 20 photos — shoot your own video, post it wherever you like, and we will link it. $1,999 adds transaction coordination (purchase-agreement help, DocuSign, escrow). Full service at $6,999 is limited to Portland metro area, so it is not available in Roseburg. See the pricing section above.

Will my listing appear on Zillow?

Listings are distributed via MyStateMLS to the major listing sites. We cannot promise your home appears on a specific site — it depends on listing type and eligibility.

Do I own the land under my mobile home?

In most Roseburg-area parks, no — you own the home and rent the lot (the one current verified figure is $550 a month with sewer included, per a September 2026 listing). The exception is a resident-owned co-op like Umpqua Ranch, where members collectively own the land. Your home is personal property, titled through an ownership document, not a deed.

Can my park stop me from selling?

No. Under ORS 90.680, no park can deny your right to sell on its rented space or demand removal simply because of the sale. The park approves your buyer through its normal application process — seven days for a decision.

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

No. The park cannot use the home's age against your buyer — nor its size, style, materials, or pre-HUD-code construction. ORS 90.680(12) prohibits rejection or forced removal on any of those grounds.

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 — that includes Roseburg Mobile Home & RV Park (121 units) and Umpqua Ranch (110 homes) by their verified counts. For parks with 30 or fewer spaces, the cap is 7% plus CPI, capped at 10% (9.5% for 2026, 10% for 2027). Exemptions exist. For any other park, verify its space count first.

What are park homes actually selling for in Roseburg?

Roseburg has real sold data — rare in this series. Three 2025 sales closed at $64,900–$68,000 (Rose Terrace, 55+) and $77,000 (NE Kerr Street), all 1978–1989 double-wides. Current asking prices run $54,900 (1997 double-wide, active September 2026) up to $119,000 for the newest listed home — but several asking listings are months old, so verify before pricing.

Is Rose Terrace a 55+ park?

Yes — Rose Terrace (Shadow Ranch Lane, Roseburg) is a 55+ gated community for residents 55 and over, per the listings. Age-restricted parks can legally limit residency to 55+. Note that no current lot rent is verified for Rose Terrace — ask the park office before quoting one.

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

No — but the sale must be handled by someone licensed for it. 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 does not cover park homes. Ask any service or agent for that licensing answer in writing.

What paperwork is due after the sale?

Within 30 days after closing, the seller must file a DCBS-approved notice of sale with the Douglas 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. A phone call and up to 20 photos are all it takes for the $99 listing. Your own video is welcome as well: post it anywhere and we will link it to your listing. Call (971) 466-6657 and we will take you through it.

Government Resources

• Oregon DCBS — Building Codes Division, manufactured structures: ownership documents, MHODS database, forms. → https://www.oregon.gov/bcd (navigate to Manufactured Structures)
• 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, 446.621, 446.641, 446.671, 446.676, 446.706. → https://www.oregonlegislature.gov
• Douglas County Assessor: property tax records and tax certification for ownership transfers — 1036 SE Douglas Ave, Roseburg OR 97470; (541) 440-4222. → https://www.douglascountyor.gov/157/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
• CASA of Oregon: resident-owned-community (co-op) program — backer of the Umpqua Ranch conversion. → (search "CASA of Oregon manufactured housing")
• Oregon State Tenants Association (OSTA): tenant-side information on park rents and rights. → (search "Oregon State Tenants Association")

What to Do Next in Roseburg

Selling a manufactured home in a Roseburg park is a personal-property sale with a park-approval step — not a regular house sale. Roseburg's market has a gift most cities lack: real sold prices ($64,900–$77,000) you can price against. Know your park's rent and rules (call the office — most Roseburg parks publish nothing), keep the monthly number (home payment plus space rent) where fixed-income buyers can reach it, and make sure whoever lists your home is licensed for exactly this kind of sale.

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

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.

• City profile: Census Bureau QuickFacts, Roseburg city, Oregon (2025 population estimate; ACS 2020–2024) — crawled 2026-10-16; ZipAtlas Roseburg demographics (Census-based); localobserverdaily.com (2026-10-16, noted variance); ApartmentList Roseburg page (Oct 2026).
• Park directory: apartments.com Roseburg Mobile Home & RV Park page (121 units, built 1952); cwres.com Umpqua Ranch Cooperative page (110 homes, resident-owned since Oct 1, 2015, CASA/ROC USA); Oregon Legislature ROC list (2015, Douglas County); homes.com Roseburg listings (Rose Terrace 55+; Valley View; River View Estates); alamedamhrvpark.com / Meta Places directory (Alameda). All checked 2026-10-16.
• Lot rents: Zillow 165 Green Vista Ln listing (MLS #103903016, Karen Volk Realty; updated 2026-09-04 — $550/month incl. sewer); robtrost.com 213 River Ridge Ave listing (older — $850/month estimated incl. utilities, flagged); homes.com 59 Manor Loop listing (older — utilities included, amount unstated). The seed-intel $779 Rose Terrace figure was dropped as unre-verifiable (see research file).
• Asking/sold prices: Zillow (Sept–Oct 2026); homes.com "Recently Sold Roseburg North" ($64,900 / $68,000 sold Oct 2025; $77,000 sold Jul 31, 2025); homes.com listing pages (older snapshots flagged); robtrost.com brochure; kw.com (Roseburg MHP sale, price not shown).
• Rent history / pressure: Bill Miner (MHCO attorney) and Rochelle Love Elder (OSTA) testimony, Salem Statesman Journal 2025-02-11.
• 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, 446.706 — 2025 text via Justia / oregon.public.law, verified 2026-10-16; HB 3054 (2025) via OR Dept. of Administrative Services announcements (2025-09-30 corrected; 2026-09-28), Statesman Journal (2026-09-28). This is research, not legal advice.
• Wages and housing costs: Census QuickFacts (ACS 2020–2024); ApartmentList; HUD FY2026 FMR documentation for Douglas County, OR ($1,271 2BR — housing wage $24.44 computed from this figure, labeled as computed); NLIHC "Out of Reach 2026" Oregon page (statewide $33.43/hr, $15.55 min wage, $23.20 avg renter wage).
• Selling process / licensing: ORS 446.571, 446.621, 446.641, 446.671, 446.676, 446.706; oregon.gov BCD forms page; Douglas County Assessment & Taxation MHODS explainer; MHCO "Dealer's License — What You Need to Know"; Douglas County Assessor contact (douglascountyor.gov, checked 2026-10-16).
• Methodology: All park rents are published rents or agent estimates (labeled). Asking prices are asking, not selling — flagged as current or older by listing age. Sold prices are stated as sold with close dates. Space counts shown only where a source stated them. The unre-verifiable $779 Rose Terrace lot-rent figure was dropped, not hedged.

Known data gaps (disclosed, not papered over): (1) Only one current published lot-rent figure ($550) plus one older agent estimate ($850); the seed-intel $779 Rose Terrace figure could not be re-verified and was dropped. (2) No published rents or space counts for Roseburg MHP, Alameda, Umpqua Ranch, Valley View, or River View Estates; no official city park inventory. (3) Most asking-price listings come from 168–349-day-old crawls — flagged throughout as needing re-verification. (4) Sold data limited to three 2025 sales plus one price-less sale. (5) Douglas County tax-certification fee not yet looked up. (6) HB 3054's cosmetic-change/interior-inspection sale provisions should be cross-checked against the enrolled bill before quoting as confirmed. (7) No Roseburg-specific rent-increase history or named park closure documented this round.