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Listings, map and statistics cover manufactured and mobile homes in Duncan (including North Cowichan and rural areas with a Duncan address), Cowichan Bay, Crofton, Westholme, Lake Cowichan, Honeymoon Bay, Youbou, Cobble Hill, Mill Bay, Shawnigan Lake, Saltair and Thetis Island, listed through the Vancouver Island Real Estate Board. For the whole Island, see Vancouver Island manufactured homes.
Single-wides, double-wides and modular homes in parks around Duncan and South Cowichan, on owned lots in Lake Cowichan and Honeymoon Bay, and on rural acreage from Westholme to Cobble Hill.
Browse Cowichan Valley manufactured homes for sale: older single-wides, double-wides and newer modular homes listed on the MLS® in parks on the edges of Duncan and in Cobble Hill, Mill Bay and Shawnigan Lake, on their own lots in Lake Cowichan and Honeymoon Bay, and on rural acreage in Westholme, Glenora and Cobble Hill.
Where the home stands decides almost everything about its price. A park home on a rented pad near Duncan is the lowest-cost way to own in the valley; the same home on its own lot by Cowichan Lake costs much more because the land is included; and on a rural acreage the manufactured home may be a modest part of what you are paying for.
Many of the parks around Duncan and in South Cowichan are limited to residents 55 and over, and most of the homes in them date from the 1970s to the 1990s. The sections below take each part of the valley in turn.
The listings on this page are every manufactured and mobile home in the valley, and they fall into three groups. Park homes, the largest group, are sold without land: you buy the home and rent the pad. Homes on owned lots, mostly around Cowichan Lake, come with their own land on title. And homes on rural acreage list mainly for the land, with the manufactured home as the dwelling or a second dwelling. A modular home on a permanent foundation may be listed as a house instead, so check both searches.
In a park, the home is registered in BC’s Manufactured Home Registry rather than the land title system, and the tenancy is governed by the Manufactured Home Park Tenancy Act. The Vancouver Island manufactured homes page covers those rules, rent increase limits and financing in more detail.
Most of the valley’s park homes are in a handful of parks on the edges of Duncan: a large park east of the city with homes from the 1970s through the 1990s, a smaller one on the east side where most homes date from the 1990s, and a park on the west side, toward Sahtlam. Asking prices here include some of the lowest for any home in the valley.
Several of these parks are age-restricted to 55 and over, and their 1990s double-wides, many with two bedrooms and two bathrooms, appeal to retirees downsizing from a house. Duncan’s shopping, the urgent and primary care centre and the bus exchange at the Village Green Mall are a short drive away. The park owner’s written consent is needed to assign the pad tenancy to a buyer, so allow time for that approval in your subject dates.
Older Single-Wides
The lowest-priced listings are usually 1970s single-wides of 800 to 950 square feet. Many have had new roofs, windows, decks or additions over the years. Ask for permits on any addition, the CSA label or its replacement certificate, and the electrical and heating history, because lenders and insurers will want the same answers.
Manufactured Homes and North Cowichan Zoning
Much of the land around Duncan, from the South End to Quamichan, Bell McKinnon and Westholme, is in the Municipality of North Cowichan. When North Cowichan rewrote its zoning for the province’s small-scale housing rules in 2024, it changed the definition of a single-family dwelling to include a manufactured home on a permanent foundation and removed other barriers to factory-built homes.
That makes it easier to place a new modular or manufactured home on an ordinary residential lot in North Cowichan, either as the main house or, inside the urban containment boundary, as one of the three or four homes most lots now allow. Outside the boundary, most rural zones already permitted two dwellings, so a manufactured home can be a second home on a hobby farm, subject to Agricultural Land Commission rules where the land is in the ALR. Ask the municipality about foundation, tie-down and permit requirements before you order a new home.
Manufactured Homes in Lake Cowichan and Honeymoon Bay
Around Cowichan Lake, manufactured homes are more often sold with their own land. Inside the Town of Lake Cowichan, homes from the 1990s and 2000s sit on owned lots in a residential neighbourhood, and they list at prices closer to a small house than a park home. The town’s shops, the Kaatza Health Centre and the lake are a short drive or walk away.
Along the south shore, Honeymoon Bay, in the regional district’s Electoral Area F, has older manufactured homes on their own lots, and Youbou, in Area I, sees them occasionally. Servicing varies along the lake, with community water or sewer in some places and wells or septic systems in others, so check the lot’s servicing and any septic filing with Island Health before you plan an addition or a replacement home. BC Transit buses link Honeymoon Bay, Youbou and the town with Duncan. Some lakeside homes are used seasonally; confirm that a home is set up and insurable for year-round living.
Manufactured Homes on Rural Acreage
In Westholme, Glenora, Cowichan Station and Cobble Hill, manufactured homes come up on acreage, sometimes as the only house on the land and sometimes as a second dwelling beside a farmhouse. These listings sit far above park prices because the land carries most of the value. Some buyers live in the existing home while they plan a new house, then keep it for family or a farm worker where the zoning allows.
On ALR land, the Agricultural Land Commission sets limits on additional residences, and the Cowichan Valley acreages and land page explains how ALR status, zoning and water shape what a rural parcel can carry. In the regional district’s electoral areas, also confirm which zoning bylaw applies and what it says about a second dwelling.
Manufactured Home Parks in South Cowichan
Cobble Hill, Mill Bay and Shawnigan Lake each have manufactured home parks, with homes ranging from 1960s units to double-wides from the 1990s. Some of these parks are age-restricted and others are open to all ages, so read the park rules before you view. Some Mill Bay manufactured homes sit on their own lots and list at higher prices. Most South Cowichan homes are listed through the Victoria board, so also see Cobble Hill real estate, Mill Bay real estate and Shawnigan Lake real estate.
Pad rent is the biggest ongoing cost of a park home and varies from one Duncan, Cobble Hill, Mill Bay or Shawnigan Lake park to the next. Ask for the current rent, its increase history, what it covers (water, sewer, garbage, road upkeep) and the park rules on age, pets, sheds, additions and subletting.
Taxes and Insurance
Manufactured homes, in parks or on their own land, are assessed by BC Assessment and pay property tax, and a home you live in can qualify for the home owner grant. Older single-wides can be hard to insure or finance, so get an insurance quote and talk to a lender before removing subjects.
Replacing an Older Home
Some buyers in the Duncan-area parks plan to remove an old unit and bring in a new one. That needs the park owner’s written approval, a pad that meets the park’s setbacks and the local government’s permit requirements, and a delivery route a new double-wide can actually follow, so confirm all of them before you buy with that plan.
Low Ground Near the Rivers
Some land around Duncan and Cowichan Bay is low and close to the Cowichan and Koksilah rivers, which have a long flood history. For any manufactured home on low ground, check the floodplain mapping and whether the home sits above the required flood construction level.
For any manufactured home in the valley, confirm whether the land is owned or rented, the pad rent and its history, the park’s age and pet rules, the home’s year, CSA label and registry search, and whether a lender and insurer will accept it. On a rural or lakeside lot, add the septic record, the water source and, near the Cowichan or Koksilah rivers, the floodplain mapping.
Search Cowichan Valley Manufactured Home MLS® Listings
Use the listings and map at the top of this page to compare park homes around Duncan and in Cobble Hill, Mill Bay and Shawnigan Lake, manufactured homes on their own lots in Lake Cowichan and Honeymoon Bay, and homes on rural acreage in Westholme, Glenora and Cobble Hill. For other kinds of homes, visit the Cowichan Valley real estate page, and for price trends see the Cowichan Valley Manufactured Homes Market Report.
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