Camas, WA — Mobile Home Park Investments

Camas is a small but rapidly growing city in Clark County, Washington, located along the Columbia River roughly 20 miles east of Portland, OR. Known historically for its paper mill and more recently for attracting major tech employers, Camas has evolved into one of the most economically dynamic communities in the Portland-Vancouver-Hillsboro metro’s Washington side. For manufactured housing investors, Camas represents a niche but compelling market where a growing professional workforce coexists with deep demand for affordable housing across the Clark County labor pool.

Camas Market Overview

Camas’ population has grown to approximately 28,000, with projections showing continued expansion as major employers like Sharp Microelectronics, Banfield Pet Hospital headquarters, and a growing roster of tech and biotech companies have established or expanded Clark County operations. Median household income in Camas exceeds $100,000 — one of the highest in Clark County — reflecting the high-wage professional workforce drawn by tech sector employers. Housing costs have risen accordingly, with single-family homes averaging $550,000 to $700,000 or more, creating sustained demand for affordable workforce housing across all segments of the income spectrum.

Why Camas for Manufactured Housing Investment

Camas’ high-income character creates an interesting manufactured housing investment dynamic: while the city’s own residents skew affluent, the broader Clark County area surrounding Camas contains a large workforce population — service workers, tradespeople, healthcare aides, and retail employees supporting the professional community — who need affordable housing near the area’s employment nodes. Communities positioned within commuting range of Camas employers and the broader East Vancouver/Washougal employment corridor can draw stable tenants from this workforce population. Washington’s no-income-tax environment and absence of statewide rent control are structural positives for operator economics.

Local Lot Rent Data and Trends

Manufactured housing lot rents in the Camas and East Clark County area generally range from $650 to $875 per month, reflecting the area’s above-average income levels and housing costs. Unlike adjacent Oregon communities where rent stabilization caps annual increases at 7% plus CPI, Clark County communities operate without statewide rent controls — giving operators the flexibility to optimize rents to market conditions over time. The Camas submarket has seen consistent appreciation in both home values and rental rates over the past decade, driven by the tech employer expansion that has reshaped Clark County’s economic profile.

Zoning and Permitting Landscape

Manufactured housing communities in the Camas area operate under City of Camas zoning or Clark County jurisdiction, depending on location. Washington State’s Growth Management Act governs broad development patterns, but Clark County’s urban growth areas allow for established manufactured housing communities to continue operating as conforming uses. Camas has historically been a pro-business regulatory environment, though the city’s focus on attracting tech employers has shaped land use priorities toward commercial and professional development. Investors should confirm specific zoning designations and any applicable conditions during due diligence.

Infrastructure: City Water and Sewer

Camas is served by a city-owned water utility drawing from the Columbia River, and sanitary sewer connections route to Clark County Public Works for regional treatment. These municipal systems serve the city and immediate environs, providing manufactured housing communities with the utility infrastructure quality investors should require. Any community operating on private well or septic systems in this area would warrant additional scrutiny given available municipal alternatives. The Columbia River water supply provides abundant and reliable raw water for the region’s long-term utility needs.

Proximity to Portland Employment Centers

Camas residents access the broader Portland metro employment base via Highway 14 along the Columbia River gorge and via SR-500 connecting to Interstate 205 and Interstate 5. The commute to Portland’s east side employment centers — including Portland International Airport, the Columbia Corridor industrial district, and the Gateway/Lloyd District employment hubs — runs 20–35 minutes under normal conditions. Camas’ own employer base — anchored by the Georgia-Pacific Camas mill, Sharp Microelectronics, and a growing roster of tech employers — provides meaningful local employment that reduces resident commute dependency on the Oregon side.

Frequently Asked Questions

What are the major employers driving housing demand near Camas?

Key employers in and around Camas include Georgia-Pacific (paper and consumer products), Sharp Microelectronics (semiconductor manufacturing), Banfield Pet Hospital (corporate headquarters in nearby Vancouver), Kadient and other tech firms, and the broader Columbia River industrial corridor. Healthcare employment at PeaceHealth and Legacy systems in Vancouver is also a significant driver of regional workforce housing demand.

Does Washington State have any tenant protections specific to manufactured housing?

Washington does have the Manufactured/Mobile Home Landlord-Tenant Act, which governs landlord-tenant relationships in manufactured housing communities. This includes notice requirements for lot rent increases (typically 3 months) and other tenant protections, though it does not include rent stabilization caps. Investors should review this statute carefully during acquisition due diligence.

How does Camas compare to Vancouver for mobile home park investment?

Camas is a smaller, higher-income market than Vancouver with fewer available manufactured housing communities — making it a thinner deal flow market. Vancouver offers more inventory and transaction volume. However, communities in the Camas area can command premium lot rents reflecting the high-income surrounding market context and strong employment fundamentals.

Is Clark County a growing market for affordable housing demand?

Yes. Clark County has been one of Washington’s fastest-growing counties for over a decade, driven by Portland metro spillover, in-migration from California and other states, and local job growth. This population growth consistently outpaces new housing supply in the affordable and workforce segments, sustaining strong demand for manufactured housing communities.

Related Portland metro guides: Vancouver, WA | Portland, OR | Gresham, OR