California Delta / Central Valley
Isleton · Sacramento County
Park Delta Bay
Nestled on 15 acres of quiet, tree-covered meadows along the deep-water banks of the San Joaquin River, Park Delta Bay is Northern California's first legal tiny home on wheels community. Situated within America's first designated National Heritage Area, this peaceful neighborhood combines shaded rural living with an award-winning deep-water boat marina—immediate access to 700 miles of delta waterways, local vineyards, and historic river towns.
Placement intelligence
Park specs & operating terms
Structured pass/fail data for THOW and modular siting—sourced from operator materials and independent research. Fields marked [TBD - Research Component Required] are queued for verification.
Quick-glance park specs
| Technical Parameter | Requirement / Status |
|---|---|
| Power Infrastructure | Individual modern utility pillars supplying dedicated 30 amp and 50 amp services per pad line. |
| Waste & Sewer System | Hardwired directly into an engineered, high-capacity private on-site community septic network main. |
| Build Certifications | Exclusively reserved for mobile THOWs and park models with clear RVIA certification (or rigorously verified engineering equivalent) and clean DMV registration. Shipping containers, uncertified DIY shells, and foundation-locked tiny homes are strictly prohibited. |
| Pet Constraints | Dog and pet friendly; capped at two domestic pets per homesite. Aggressive breed restrictions apply for master property insurance compliance. Dogs must remain leashed across shared estate lawns. |
Financials & leasing terms
Monthly benchmarks and lease mechanics—confirm current rates with the operator before applying.
Lot rent & monthly fees
Monthly rate
$800/mo
flat baseline rate for permanent residents in dedicated tiny home row sections.
$800/mo flat baseline rate for permanent residents in dedicated tiny home row sections.
Turn-key & purchase benchmarks
Non-refundable
$40
credit/background screening fee, clean landlord history with zero past evictions, and security deposit equal to one month's lot rent ($800) upfront
Home price range
$800
) upfront
Utility inclusions
Includes ground footprint lease space, high-purity community deep-well water, master septic grid maintenance, consolidated trash/recycling, and professional landscaping for common greenways. Electricity metered individually per pad and billed separately.
Lease mechanics
Long-term space lease agreements. Non-refundable credit/background screening fee, clean landlord history with zero past evictions, and security deposit equal to one month's lot rent () upfront. Turn-key home inventory TBD—operator acts as land-lease park and marina utility provider only.
Home specifications & placement rules
Dimensional thresholds
Mobile structures from compact 15-foot travel builds up to 34–40 foot highway-transit THOW trailers (standard sub-400 sq ft park model lines). ~140 total mixed sites across 15 acres with a dedicated THOW section.
Aesthetic controls & covenants
Residential house finish required—not a transient camping trailer look. Complete undercarriage skirting highly encouraged. Window AC units banned; high-efficiency mini-split systems required. Residents may not physically frame or build a tiny home while living inside park bounds.
Sustainability & permaculture allowances
EarthNest-aligned buyers should confirm closed-loop systems against recorded park rules—not just municipal code.
Alternative waste systems
Composting and greywater bypass prohibited—all blackwater and greywater must hook directly to provided septic mains to protect delta wetland ecosystems.
Off-grid adaptations
Rooftop solar supported on individual roof frames; rainwater harvesting permitted where it does not conflict with septic routing.
Site edibles & gardens
Personal potted container gardens, micro-flowerbeds, and custom container crop rings around entry decks highly encouraged—three-season mild delta climate supports on-site micro-gardens.
Media & site documentation
OpenStreetMap tiles · scroll zoom disabled to keep page navigation smooth
Planning land you own in Sacramento County?
Park Delta Bay is a long-term THOW land-lease park with marina assets—not the same as owning a Sacramento County parcel with a permitted backyard ADU. Route into pathway tools if you are comparing both models.
Pads & tenancy snapshot
Generously sized, level grass and gravel landing pads with individual full utility hookup pedestals. Lots provide abundant outdoor margin for custom porches, dining sets, and personalized container landscaping. BYO certified THOW required—operator is a land-lease and marina utility provider, not a turn-key builder.
Active long-term land-lease positions operate across dedicated tiny house rows (THOW program officially legalized in 2016). A thriving grassroots cluster of roughly 12–15 permanent owner-occupied THOW structures sits alongside long-term premium RV pads and a few park-owned vacation cottages. Marina hub: +1-916-777-4153.
Ownership models surfaced
Key amenities
Boolean flags summarize what directories can filter on; they are directional only—operators change pet rules, dock limits, or fitness bundles without notice.
- Waterfront / marina
- Pet-friendly
- Pool
- Clubhouse
- Pickleball / sports
- Dock / marina access
- RV-style hookups
- Cowork / shared workspace
- Laundry
Stewardship disclosures
Fully cleared under Sacramento County special occupancy and mobile home park frameworks—a legal template for permanent mobile tiny living inside an active delta recreation zone. Operator leasing guidelines enforce quiet hours (10 PM–8 AM), ban firearms and fireworks, mandate background checks, and require children under 16 to be accompanied by an adult in the pool and clubhouse. Long-term pad lessees may not run unauthorized STR sub-rentals (Airbnb/VRBO). Moderate river delta seasonal flood risk—verify FEMA zones, marina insurance, and embankment disclosures before closing.
Operators evolve rules—triple-check recorded covenants, county interpretations, HOA restrictions, occupancy certificates, and insurance binders aligned to your exact structure classification.