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Listings, map and statistics cover manufactured and mobile homes, in parks and on their own land, in Courtenay, Comox, Cumberland, Royston, Union Bay, Fanny Bay, Merville, Black Creek, Denman Island, Hornby Island, Campbell River and Quadra Island, as listed through the Vancouver Island Real Estate Board. For the whole Island, see Vancouver Island manufactured homes.
Comox Valley & Campbell River Manufactured Homes for Sale
Manufactured and mobile homes in parks in Courtenay, Comox and Campbell River, and on their own lots and acreage in Royston, Union Bay, Merville and Black Creek.
Manufactured Homes in the Comox Valley and Campbell River
Browse Comox Valley manufactured homes for sale: single-wide and double-wide homes, older mobiles and recently built manufactured homes in parks across Courtenay, Comox and Campbell River, plus homes on their own land in the rural communities from Union Bay to Black Creek.
Two markets share this category. In a park, you buy the home and rent the ground beneath it, which keeps the price low and makes the park's rules and future part of every purchase. On a titled lot or acreage, you own the land as well, and the price follows the land far more than the home.
A home in a park is often the lowest-cost way to own a detached home in the valley, which draws both first-time buyers and retirees, while rural manufactured homes are often the first house on a hobby farm whose owners plan to build later.
This page shows every manufactured and mobile home in the Comox Valley and Campbell River listed through the Vancouver Island Real Estate Board. The stock spans every era, from 1970s mobiles to recently built double-wides, and parks range from 55+ communities to family parks with no age rule.
Read each listing for the kind of ownership before anything else: a pad in a rental park, a lot in a strata park, or a home on its own titled land. The same floor plan can be worth very different amounts depending on which of the three it is. In a strata park you own the lot and pay strata fees instead of pad rent, which usually makes the home easier to finance and resell than one on a rented pad.
The search uses the MLS® manufactured home type. Modular homes built in a factory to the CSA A277 standard and set on a permanent foundation usually list as houses instead, so a buyer open to both should search detached homes in the same communities as well.
Courtenay holds a large share of the valley's manufactured home parks. Parks in the central city put downtown, the river walks and bus routes within easy reach, while parks in East Courtenay sit a short drive from North Island Hospital, North Island College and the shopping along Ryan Road. Some are 55+, others welcome families, and the age rule is the first filter for most buyers. Pad rent, the park's upkeep and how close the home sits to a busy road then separate one park from the next.
Manufactured homes also stand on older titled lots on the east side of the city. There the land usually carries most of the price, and because Courtenay's small-scale multi-unit zoning allows up to four units on most residential lots, a buyer may be paying for the lot's future as much as for the home on it.
Comox and the Peninsula
Most of Comox's manufactured homes are in parks on the peninsula outside the town centre, where older homes and newly placed units sit side by side on rented pads, many of them in parks with a 55+ rule. They offer the Comox address, quick access to the airport and the beaches of the peninsula at a fraction of the price of a detached house in town.
The Town's zoning has long included a mobile home zone, which it updated when it adopted its small-scale multi-unit housing rules, and new manufactured homes occasionally appear on titled lots inside the town as well.
Royston, Union Bay and Fanny Bay
South of Courtenay along Baynes Sound, manufactured homes often sit on their own village lots in Royston and Union Bay, or on rural parcels toward Fanny Bay. These properties are priced as land: a level lot a short walk from the water can list well above a much newer home in a city park, and an older single-wide may be valued at little more than the lot.
These communities are in the regional district's Electoral Area A, outside the municipalities, so check the water source, whether the lot is on septic and how old and large that system is, and what the zoning allows if you plan to replace the home or add a second dwelling.
Merville, Black Creek and Rural Courtenay
In the north valley, manufactured homes are common on hobby farms and rural acreage in Merville and Black Creek, and on rural lots west and north of Courtenay that carry a Courtenay address. The price follows the land, the outbuildings and the water supply, and the home itself may be the house an owner lives in while planning a new build.
Regional district zoning sets how many dwellings a parcel can hold, and on Agricultural Land Reserve land a manufactured home used as an additional residence must also meet Agricultural Land Commission rules. A home placed without a permit can complicate financing and insurance, so ask for the permit history of every dwelling on the property.
Campbell River Manufactured Homes
Campbell River's parks are spread across the city: in the central neighbourhoods near downtown, on the west side, and in Campbell River North along the Island Highway and the roads off it. Some are 55+ and others are family parks, and prices for comparable homes vary with the park's age, location and pad rent.
The city also has manufactured homes on their own lots, including a few in the south end, and rural homes on acreage just outside the boundary in the Strathcona Regional District.
Cumberland, Denman, Hornby and Quadra
Manufactured homes come up only now and then in Cumberland and on the islands, mostly on rural lots rather than in parks. On Denman and Hornby, the Islands Trust land-use bylaws decide whether a home can be placed or replaced and how many dwellings a lot may hold; on Quadra, the Strathcona Regional District sets those rules. Moving a home onto an island also means booking it onto a ferry, which adds cost and limits the size of unit that can be delivered.
Buying a Manufactured Home in the Comox Valley
The Vancouver Island manufactured homes page explains the Manufactured Home Park Tenancy Act, pad rent, the Manufactured Home Registry and financing in detail. Locally, these points matter most.
The Park's Rules and Its Future
Ask for the park rules, a copy of the tenancy agreement you would assume, and several years of pad rent history, and get the park manager's approval of you as a tenant before removing subjects. Parks inside Courtenay, Comox and Campbell River sit on serviced land that could support other housing, so ask whether a rezoning or redevelopment application has been filed with the city or town.
Age, Condition and the Wet Coast
Older single-wides may need roof, window, plumbing and electrical work, and some insurers and lenders treat homes built before the 1980s differently. Look for the CSA label and the registry record, ask for permits for additions and decks, and check skirting, ventilation and the underside of the home for moisture, which the long, wet coastal winters make more likely.
Placing or Replacing a Home
If you plan to replace an older home, on a pad or on your own lot, budget for removal of the old unit, a permit from the city, town or regional district, a foundation or blocking that meets the BC Building Code, new utility connections and, on rural land, a septic system sized for the new bedroom count. In a park, the park's approval and its rules on size, age and siting of new homes apply as well.
Financing and Registry Searches
A home on a rented pad usually needs a larger down payment and a lender that handles manufactured homes, while a home on its own land finances more like a house. Search the Manufactured Home Registry for liens and confirm that the registered owner is the seller. Deposits, subjects and closing are covered in the home buying guide.
Comox Valley Manufactured Home Buyer Note
Before you buy, confirm whether the home sits on a rented pad, a strata lot or titled land; review the park rules, tenancy agreement, pad rent history and age rule; search the registry for liens; check the CSA label, permits and the age of the roof, windows and furnace; and on rural lots, confirm the well, the septic system and what the zoning allows.
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