Cal-Am Properties

What Cal-Am Properties does

Cal-Am Properties, Inc. is a privately held, Arizona-domiciled real estate operator founded in 1988 that owns, develops, and manages manufactured housing communities, RV resorts, and apartment communities across the United States. The company operates more than 65 communities in nine states — Arizona, California, Florida, Idaho, Minnesota, Nevada, Ohio, Oregon, and Washington — with an Arizona-concentrated RV resort cluster of 12 properties in the Mesa/Phoenix/Scottsdale corridor featuring 100+ pickleball courts and 150+ amenities.

The core product lines are 55+ Manufactured Home Communities, All-Age Manufactured Home Communities, RV Resorts (including the Park Model Home and Arizona Tiny Home Communities sub-brands), and Apartments. Underlying assets are physical real estate and on-site amenities rather than software or intellectual property; technology usage is conventional (company website, social media, email, third-party financing portal) with no proprietary platform or AI components disclosed.

Cal-Am generates revenue through five streams: (1) one-time sales of manufactured and park model homes ($91,900 to $205,500) via its Cal-Am Homes subsidiary; (2) recurring lot/site rental fees from community residents; (3) recurring short-term and seasonal RV resort fees; (4) recurring apartment rent; and (5) referral/dealer fees from third-party financing arranged through Kelly Mortgage, Inc. Customer acquisition combines direct on-site sales, a website-driven consumer funnel, a tiered referral program, and event-driven marketing anchored by a premier sponsorship of the Professional Pickleball Association (PPA) Tour Mesa Cup. Primary customer segments are active adults aged 55+, retirees, snowbirds/seasonal residents, all-age families, and pickleball enthusiasts, with compliance under the federal Fair Housing Act and Equal Credit Opportunity Act.

Name

Cal-Am Properties

Legal name

Cal-Am Properties, Inc.

Website

https://cal-am.com

Company type

Private

Founded year

1988

Operating status

Operating

Headcount range

501–1,000 employees

Short description

Cal-Am Properties is a privately held owner and operator founded in 1988 that runs 65+ manufactured housing communities, RV resorts, and apartment communities across 9 U.S. states, serving 55+ active adults, retirees, and seasonal residents.

Ownership category

akta.pro rank

Product category

Manufactured Housing Communities

NAICS

Residential Property Managers (531311), Manufactured (Mobile) Home Dealers (459930), Real Estate Property Managers (53131)

SIC

Real Estate Agents & Managers (For Others) (6531), Retail-Mobile Home Dealers (5271), Hotels, Rooming Houses, Camps & Other Lodging Places (7000)

akta.pro primary industry

Manufactured Housing / Mobile Home Park Management (BPAJAFAG)

Keywords

• Manufactured housing communities
• RV resort operations
• Active adult communities
• Apartment property management
• Park model home sales

Headquarters

HQ city

Costa Mesa

HQ country

United States

HQ region

North America

Offices4 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

Operations, Personnel, Infrastructure, Marketing or Sales, Supply Chain

Revenue model

1. Manufactured Home Sales: Sale of manufactured homes and park model homes to residents within Cal-Am communities. Homes range from $91,900 to $204,000+. Company acts as both community operator and home seller through Cal-Am Homes subsidiary.
2. Lot/Site Rent Fees: Ongoing lot rental fees paid by homeowners for their space within communities. Fees vary by location and include access to amenities. Promotional offers include 2 years free site fees, 4 years at half fees, or locked-in discounted rates.
3. RV Resort Fees: Short-term and seasonal RV resort fees for guests using Cal-Am's 12 Arizona RV resort properties. Fees based on stay duration and site type.
4. Apartment Rentals: Monthly rental income from apartment communities across Arizona, California, and Idaho.
5. Financing Partnerships: Third-party financing arranged through Kelly Mortgage, Inc. and other lenders, with Cal-Am receiving referral or dealer fees on home financing.

Pricing tiers

Go-to-market motion3 records

Distribution channels3 records

Marketing channels8 records

Core offering

Cal-Am Properties owns, operates, and sells housing within a portfolio of 65+ manufactured home communities, RV resorts, and apartment communities across 9 U.S. states, serving active adults aged 55+, all-age families, and seasonal residents. Through its Cal-Am Homes subsidiary it sells manufactured homes and park model homes (priced $91,900–$204,000+), and it earns recurring lot rent, apartment rent, and RV resort fees. The company also offers third-party home financing arranged through Kelly Mortgage, Inc.

Product overview

Cal-Am Properties operates a diversified portfolio of residential communities across 9 U.S. states, consisting of four core product lines: 55+ Communities (manufactured home communities for active adults aged 55+), All Age Communities (family-oriented manufactured home parks), RV Resorts (12 resort properties in Arizona featuring park model homes and extensive recreational amenities), and Apartments (upscale rental communities in Arizona, California, and Idaho). The company also offers Park Model Homes for sale (400-800 sq ft tiny homes with financing options), supported by referral programs for both community and RV resort home purchases. A distinctive differentiator is the Pickleball Lifestyle Program with over 100 professional courts and PPA Tour sponsorship, along with Arizona Tiny Home Communities targeting retirees seeking affordable, low-maintenance housing with resort-style amenities. The portfolio is unified by a focus on active adult lifestyle, community living, and recreational activities across multiple price points and housing types.

Differentiator

Problem solved

Functional benefit

Products and services

• 55+ Manufactured Home Communities Age-restricted manufactured home communities for active adults aged 55 and older, offering affordable homeownership with on-site resort-style amenities and social activities across multiple U.S. states.
• All Age Manufactured Home Communities Family-oriented manufactured home communities open to residents of any age, providing affordable homeownership options with community amenities across multiple states.
• RV Resorts 12 RV parks and resorts located in Arizona, offering resort-style living for active adults with short-term and seasonal site rentals, pickleball courts, swimming pools, and recreational activities.
• Apartment Communities Upscale rental apartment communities in Arizona, California, and Idaho featuring premium amenities and views for residents seeking conventional rental housing.
• Park Model Homes for Sale Tiny park model homes (400–800 sq ft) for sale at Cal-Am's Arizona RV resorts, designed for 55+ active seniors and seasonal residents, with financing options through Kelly Mortgage, Inc.
• Arizona Tiny Home Communities Tiny home communities for 55+ active seniors in Arizona, offering 400–800 sq ft homes near Phoenix and Scottsdale with resort amenities and 100+ activities.
• Pickleball Lifestyle Program Pickleball-focused lifestyle program featuring over 100 professional courts across 12 Arizona resorts, partnership with the PPA Tour Mesa Cup, and community leagues for active adults.

Quantifiable outcome

• 3.99% financing available on select new homes
• +2 more outcomes

Named customers6 records

Segments4 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Two partnerships are on record, tiered core and minor.

• Professional Pickleball Association (PPA)coreStrategic or Co-development PartnerCal-Am Resorts is the premier sponsor of the PPA Tour Mesa Cup tournament held annually in Mesa, Arizona. This partnership positions Cal-Am as a leader in pickleball and provides exclusive access to professional tournaments for guests, with VIP tickets and custom pickleball paddles as prizes.
• Harte's Contracting ServicesminorImplementation/ SI/ Consulting PartnerPartnership to offer custom Arizona Room additions to Cal-Am RV resort residents. Harte's provides contracting services for room expansions and modifications to park model homes.

Scale indicators8 records

Recent moves6 records

Expansion highlights6 records

Broad incumbents

• Clayton Homes: Largest US builder of manufactured and modular homes (Berkshire Hathaway-owned), with retail and site-built operations nationwide. Comparable to Cal-Am Homes as a broad incumbent in manufactured home sales and financing.
• Cavco Industries: Leading US manufacturer of factory-built homes including manufactured and modular homes. Comparable to Cal-Am Homes as a vertical supplier into Cal-Am's communities and as an incumbent in the manufactured housing value chain.

Direct peers

• Yes Communities: Privately held owner/operator of ~250 manufactured housing communities across 20+ states. Like Cal-Am, a large private MH operator targeting affordable housing residents with community amenities.
• Sun Communities: Largest publicly traded owner/operator of manufactured housing communities and RV resorts in North America. Directly comparable to Cal-Am's core MH community and RV resort operations across similar resident demographics and amenity models.
• Thousand Trails / Encore RV Resorts: Network of RV resorts and campgrounds across the US. Comparable to Cal-Am's 12 Arizona RV resorts given similar target customer (active adults, snowbirds) and amenitized resort positioning.
• Equity LifeStyle Properties: Public REIT operating manufactured housing communities and RV resorts/resort marinas across the US, with a portfolio of 450+ properties. Closest public comparable to Cal-Am given the dual MH + RV resort model and overlap in 55+ resident demographics.
• UMH Properties: Public REIT owning and operating manufactured housing communities across the Northeast, Midwest, and Southeast. Directly comparable as a community-owner operator focused on affordable manufactured home living.
• Flagship Communities: Public REIT (MDV) focused exclusively on manufactured housing community ownership in the Midwest and Southeast. Comparable in scale and operating model to Cal-Am's all-age and 55+ community segments.

Regional players

• Pacific Homes of California: Regional operator of manufactured housing communities and RV parks in California. Comparable to Cal-Am's California community footprint, particularly in the Bay Area, Hemet, and Orange County markets.

Emerging players

• ROK Real Estate: Smaller operator acquiring and repositioning manufactured housing communities, often as a roll-up buyer. Comparable to Cal-Am as a private MH operator pursuing community acquisition and operational improvement.

Market position

Weaknesses5 records

Competitive moat4 records

Key risks5 records

Key highlights6 records

Customer concentration

• Facebookfacebook.com/calamproperties
• LinkedInlinkedin.com/company/cal-am-properties-inc.
• Instagraminstagram.com/calam.properties

Compliance2 records

Revenue estimate

Valuation estimate

Number of profiles

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Cal-Am Properties