Bayside Village, Newport Beach:
manufactured homes on the bay.
Bayside Village is a manufactured-home community of about 270 home sites on Newport Bay at 300 East Coast Highway, built in 1958. Buyers purchase the home, not the land: the park owner keeps the ground, and owners pay for their space. That makes it a lower-cost way to live beside the bay in Newport Beach.
Greg reviews every request and replies with a written valuation.
Bayside Village Newport Beach homes for sale are manufactured homes, not houses on owned lots, and that is the first thing a buyer needs to understand. The community, at 300 East Coast Highway, is a mobile home park built in 1958 with about 270 home sites on Newport Bay, near where Bayside Drive meets Pacific Coast Highway. Owners buy the home; the park owner keeps the land, and each home pays for its space.
That arrangement is why Bayside Village costs a fraction of a bayfront house a few hundred yards away. It also means different rules for financing, taxes, permits and resale. This guide, under the Newport Beach guide, sets those out plainly, along with how Greg Toussieng would price and sell a home in the park.
- Where 300 East Coast Highway, Newport Beach 92660 (source)
- Type manufactured-home (mobile home) park (source)
- Built 1958 (source)
- Home sites about 270 (source)
- Layout two parcels, north and south, divided by Bayside Drive (source)
- Homes mostly single- and two-storey manufactured homes (source)
- Zoning Bayside Village Mobile Home Park Planned Community (PC-1), in the coastal zone (source)
- Amenities clubhouse, pool, spa and fitness room (source)
- Marina boat slips on the bay (source)
- Governing law California Mobilehome Residency Law (source)
- School district Newport-Mesa Unified (source)
What do homes in Bayside Village look like?
Homes in Bayside Village are manufactured homes, mostly single-storey with some two-storey models, each on its own pad with a carport or awning, according to the City of Newport Beach's planning records. Older homes from the park's early decades sit beside newer replacements, since owners can remove an old unit and install a new one on the same pad.
The park splits in two. The north parcel lies between Bayside Drive and the bay, so its sites are closest to the water and the boat slips. The south parcel lies on the other side of Bayside Drive, toward Pacific Coast Highway, and a city report placed one site there about 650 feet from the bay, at an elevation of 13 to 14 feet.
Price inside the park follows the site and the home. Sites nearest the water, and newer, larger homes, sell highest. Older single-wide homes on interior sites sell lowest. The terms of the space agreement also change what a buyer will pay.
How does buying a home in Bayside Village work?
Buying in Bayside Village means buying a manufactured home and taking on a space agreement with the park owner. You receive title to the home through the state's manufactured-home registration system, not a grant deed to land, and the park must approve you as a resident under its rules.
California's Mobilehome Residency Law, in the Civil Code starting at section 798, governs the relationship between park owners and homeowners: rental agreements, rules, fees, notices and the sale of homes in place. Read the current rental agreement or lease, the park rules and any recent notices of space-rent changes before you commit, because the monthly space cost is part of the price of the home.
Taxes work differently too. California manufactured homes first sold new on or after July 1, 1980 are on the local property tax roll, while many older homes still pay an annual in-lieu licence fee through the Department of Housing and Community Development. Ask which applies to the home you are buying.
What do Bayside Village Newport Beach homes for sale cost?
Bayside Village homes cost far less than houses elsewhere in Newport Beach, because the price buys the home without the land. The card above shows Redfin's figures if published for the park; a city-wide median does not apply here.
Bayside Village prices run well below Newport Beach house prices because buyers pay for a manufactured home and a place in the park, not for land. The monthly space payment then sits on top of the purchase price, so two homes with the same asking price can cost very different amounts to own.
Inside the park, three things sort prices. The site comes first, with homes nearest the bay on the north parcel at the top. The home comes second: its size, age, whether it is single or double width and how well it has been kept. The space agreement comes third, including the current rent and how it can change.
An owner's fair benchmark is recent resales inside Bayside Village itself, matched on parcel, home size and age. Greg puts those resales in a written analysis and adjusts each for condition, so the price can be checked against the park's own record.
Financing shapes the price as well. Because most buyers here use chattel loans, which the Consumer Financial Protection Bureau found generally cost more than mortgages, a cash buyer can have an edge.
Which Bayside Village homes are for sale now?
The Bayside Village homes listed for sale right now appear below, from the MLS, with each listing brokerage credited. Some manufactured-home resales are also advertised outside the MLS.
What is it like to live in Bayside Village?
Living in Bayside Village means a compact community of manufactured homes beside Newport Bay, with a clubhouse, a pool and spa, a fitness room and boat slips on the water. Residents on the north parcel have the bay a few steps away.
Outside the park, Pacific Coast Highway runs past the entrance. Newport Dunes and its beach on the bay are next door, Fashion Island and Newport Center are a short drive up the hill, and the Back Bay's trails are close by. Corona del Mar's beaches and village are a few minutes south.
On the bay, without the land
Bayside Village's homes sit on two parcels beside Newport Bay, with boat slips on the water. Newport Beach homes guide
How would Greg sell a home in Bayside Village?
Greg would sell a Bayside Village home by being clear from the first line about what a buyer gets: the home, the site and the space agreement, with the monthly cost stated plainly. Buyers who do not understand the land arrangement walk away late, so the listing explains it before the showing.
Pricing comes from a written analysis of recent resales inside the park, adjusted for parcel, home size, age and condition. Greg gathers the home's registration and title, its tax status, the park's approval process for a new resident, the current rules and any permits for past work, so the buyer and the lender can move quickly. He also points buyers to lenders who make chattel loans, while making clear that every buyer is free to choose any lender.
Greg Toussieng is a California real estate broker, DRE #01495415, first licensed in California in 2005, and handles each listing himself.
Greg prepares a written valuation from recent sales near you. Start with the address.
What should a buyer check before an offer in Bayside Village?
A Bayside Village buyer should check the space agreement, the park's approval process, the home's title and tax status, financing and the home's condition. Ask for the current rental agreement or lease, the park rules, any recent rent-increase notices and the steps the park uses to approve a new resident.
Confirm the home's title and registration with the Department of Housing and Community Development and whether it pays property tax or the in-lieu fee. Line up a chattel lender before writing an offer, or plan to pay cash. Have the home inspected by someone who knows manufactured housing, including its tie-downs, roof and plumbing, and check whether any past additions were permitted.
Which communities near Bayside Village should you compare?
Buyers looking at Bayside Village often compare it with buying a condo or a house elsewhere around the bay, since the trade-off is owning land versus living by the water for less.
Dover Shores has single-family houses on owned lots above the Back Bay, at a much higher price. Linda Isle, nearby in the Lower Bay, is a guard-gated island where every home has its own dock. The buying guide covers how a purchase works in Orange County, and the Newport Beach homes guide covers the rest of the city.
Own a home in Bayside Village?
Find out what it would sell for from the park's own resales. Get a written home value
Buying or selling in Bayside Village? Ask Greg how the park's resales compare.
Who can finance a home in Bayside Village?
Esther Buede at Choice Home Mortgage can arrange the loan, timed to Greg's work on the purchase.
Financing a home in Bayside Village? Esther Buede at Choice Home Mortgage
Esther works with Greg on the loan side of a purchase, from conforming loans to jumbo loans on the coast. Choice Home Mortgage, NMLS #2629064, has a page on buying and financing in Newport Beach.
Newport Beach home loans with Esther Buede
Gregory James Group and Choice Home Mortgage are trade names of the same California company, Montana Real Estate Inc (CA DRE #01822046, NMLS #2629064), which Greg Toussieng owns. If we represent you in a purchase or sale and you also arrange your loan through Choice Home Mortgage, the company is paid for both services. You are not required to use Choice Home Mortgage to work with Gregory James Group, and you are free to compare loans from any other lender. When we refer you, we give you a written disclosure of this relationship and the estimated charges, and when we act as both your agent and your loan broker we confirm both roles in writing within 24 hours.
Common questions
Do you own the land in Bayside Village?
Buyers in Bayside Village own the manufactured home, not the land under it. The ground belongs to the park owner, and each homeowner pays for the space under a rental agreement or lease. California's Mobilehome Residency Law sets many of the rules for those agreements, so read the current agreement and the park rules before you buy.
How many homes are in Bayside Village?
Bayside Village has about 270 home sites, according to a manufactured-housing listing service, on two parcels that Bayside Drive separates, a north parcel by the bay and a south parcel toward Coast Highway. The City of Newport Beach describes the park as mostly single- and two-storey manufactured homes.
Can you get a mortgage on a Bayside Village home?
Homes in Bayside Village are usually financed with a chattel loan, a loan secured by the home but not the land, because the owner does not hold the ground. The Consumer Financial Protection Bureau found that chattel loans generally carry higher rates and fewer protections than mortgages. Fewer lenders make them, so line up financing before you write an offer.
Do Bayside Village homes pay property tax?
Bayside Village homes pay either local property tax or an annual state licence fee, depending mainly on when the home was first sold new. In California, manufactured homes first sold new on or after July 1, 1980 are on the local property tax roll, while many older homes still pay the in-lieu licence fee through the Department of Housing and Community Development.
Can you replace a home in Bayside Village?
Owners in Bayside Village can replace an older home with a new manufactured home, subject to the park owner's approval, a state installation permit from the Department of Housing and Community Development and, for some sites, a coastal development permit from the City of Newport Beach. The city has approved such replacements on existing pads.
How much is a Bayside Village home worth?
A Bayside Village home's value depends on its site, especially nearness to the bay, its size, age and condition, and the terms of the space agreement that comes with it. Greg Toussieng, a California real estate broker, prepares a written comparative market analysis from the park's own recent resales.
- City of Newport Beach Zoning Administrator (May 2018), CD2018-042: Bayside Village Mobile Home Park, Parcels 1 (south) and 2 (north) of Parcel Map 93-111, PC-1 zoning, RM land use, coastal zone, Bayside Drive bisects, park owner approval, HCD permits · checked 2026-10-28
- City of Newport Beach (2017): replacement of a mobile home on an existing pad in Bayside Village, coastal permit exemption under specified conditions · checked 2026-10-28
- MHVillage: Bayside Village, 300 East Coast Highway, Newport Beach 92660, built 1958, 270 sites, pool, spa, clubhouse, waterfront · checked 2026-10-28
- Marinas.com: Bayside Village Mobile Home Park and Marina · checked 2026-10-28
- California Civil Code §798 et seq.: Mobilehome Residency Law · checked 2026-10-28
- California Senate floor analysis, SB 434 (2015): pre-1980 manufactured homes on the in-lieu licence fee; later homes on local property tax · checked 2026-10-28
- Consumer Financial Protection Bureau (2021): about 42% of manufactured-home purchase loans are chattel loans, with higher rates and fewer protections · checked 2026-10-28
- California Department of Housing and Community Development: manufactured home registration and titling · checked 2026-10-28
- Newport-Mesa Unified School District · checked 2026-10-28
- California DRE licence lookup · checked 2026-10-28
Start with the address. Greg does the rest.
A written valuation from recent sales near you, prepared by a licensed broker. Or call (949) 868-8820.