Calimesa and Beaumont sit a few miles apart on Interstate 10 in the San Gorgonio Pass, both in Riverside County, and each with a mobile home rent ordinance of its own. Between and around them are unincorporated pockets such as Cherry Valley, where the county’s ordinance applies instead. For a buyer, the first question about any community here is which of those three sets of rules it comes under, and the second is the current space rent, in writing.
The loan side works as it does elsewhere in California. A home on a rented space is financed by itself as personal property, with space rent paid on top of the payment and the community’s resident approval running alongside the loan, while a home sold with its land can often be financed as real property.
Santiago Financial, Inc. finances both, and the California hub page covers those basics. This page covers what is specific to the Pass: the three rent ordinances, the county records, and the wind and fire that shape inspections and insurance here.
Three sets of rent rules within a few miles
Who sets the space-rent rules for a Pass-area community
| Where the community is | Whose rules | Where to check |
|---|---|---|
| Inside the City of Calimesa | Mobile Home Rent Stabilization Program, Chapter 9.05 of the municipal code, with a hearing officer for rent petitions | Calimesa City Hall |
| Inside the City of Beaumont | Mobile Home Park Rent Stabilization Ordinance, Chapter 13.21 of the municipal code | Beaumont City Hall |
| Cherry Valley and other unincorporated areas | Riverside County Ordinance 760, for parks in the unincorporated county, with newer spaces exempt | Riverside County Housing and Workforce Solutions |
| Yucaipa, across the county line | The City of Yucaipa’s own rent stabilization program | Yucaipa City Hall |
None of these ordinances tells you what a space costs, and each can change. Ask the community for the current rent, what it includes and its recent increases, in writing, and ask the city or county which rules cover that address. Statewide, park tenancies come under California’s Mobilehome Residency Law, and HCD runs a Mobilehome Residency Law Protection Program for certain disputes between homeowners and park management.
Title, taxes and county records
California titles manufactured homes through HCD, not the DMV, on both sides of the Pass. The county office behind a Calimesa or Beaumont transaction is the Riverside County Assessor-County Clerk-Recorder, which explains that manufactured homes purchased new after June 30, 1980, and those on permanent foundations, are subject to property tax, while many older homes are on the in-lieu fee system administered by HCD.
Ask early which system a home is on. It decides the clearance records a transfer needs and the monthly cost you should budget. A home on a permanent foundation on owned land will also have its HCD Form 433A recorded with the county; what a 433A means for financing explains why the record matters and why it does not by itself guarantee a loan.
Wind and fire shape inspections and insurance in the Pass
The San Gorgonio Pass is a wind corridor. The National Weather Service forecasts it as its own zone, San Gorgonio Pass Near Banning, and issues wind advisories for it. On a manufactured home that wind works on the awnings, carport posts, skirting panels and roof edges year after year, so have those inspected along with the tie-downs and the roof, and ask the seller what has been replaced and when.
Fire is the other local hazard. CAL FIRE records that the Sandalwood Fire started on October 10, 2019, at Calimesa Boulevard and Sandalwood Drive, burned 1,011 acres and destroyed 74 structures. Look up any address on CAL FIRE’s Fire Hazard Severity Zone maps, updated for local responsibility areas in 2025.
The California Department of Insurance notes that insurers use their own models rather than those maps to set rates, so the practical step is the same either way: get a manufactured home insurance quote before you commit, because a lender generally requires acceptable coverage before closing.
Nearby areas
Yucaipa is next door in San Bernardino County, with its own page. Down the hill, Riverside and Hemet have pages, and so does Palm Springs at the desert end of the Pass. Banning and Cherry Valley have no page of their own, but Santiago Financial finances manufactured homes throughout California, so the city does not limit the loan.
Every application is reviewed individually, and all financing is subject to credit approval. Local rules change, so confirm them with the city or county; this page is general information, not legal or tax advice.