McCoys: Understanding Mobile Home Living in Peoria, Arizona

McCoys Introduce

For Arizonans exploring various housing options, manufactured home communities often present an alternative to traditional stick-built homes, offering a unique lifestyle and potentially different cost structures. McCoys, located in Peoria, Arizona, is one such mobile home park that serves residents in the Phoenix metropolitan area. This article aims to provide a factual and informative overview of McCoys, based on publicly available data and recent resident feedback. We will delve into its location, what is understood about its services, key features, and crucial considerations for those contemplating making McCoys their home in Arizona. Understanding the dynamics of such communities, including their rules, costs, and the overall living experience, is vital for prospective residents to make an informed decision.

The decision to live in a mobile home park often comes with specific expectations regarding community, amenities, and affordability. McCoys, like many communities, has its own set of characteristics and resident experiences that shape its identity. While some aspects might appeal to certain individuals or families, others might present challenges. Our goal is to present a balanced perspective drawn from available information, helping Arizonans gauge if McCoys aligns with their housing needs and preferences in the vibrant city of Peoria.

Location and Accessibility

McCoys mobile home park is strategically situated at 7302 W Peoria Ave, Peoria, AZ 85345, USA. This address places it within a well-established and accessible part of Peoria, a prominent suburb in the greater Phoenix metropolitan area. Its location on W Peoria Avenue provides direct access to a major thoroughfare, facilitating easy commutes and access to various services and attractions.

The park's position in Peoria offers residents the convenience of being close to essential amenities. Within a short drive, residents can access numerous shopping centers, diverse dining options, healthcare facilities, and educational institutions within the Peoria Unified School District. For those who commute for work or leisure, the proximity to the Loop 101 freeway is a significant advantage, allowing for efficient travel throughout the Valley of the Sun. Nearby recreational opportunities include the Peoria Sports Complex, Rio Vista Community Park, and Challenger Space Center Arizona, providing local entertainment and outdoor activities. While the park itself is noted for being "eerie how quiet it is" by one resident, suggesting a relatively low-traffic internal environment, its external accessibility is generally good. However, it's worth noting that the office for McCoys is located at Peoria Palms (a 55+ park managed by the same company) at lot 13, which can sometimes cause initial confusion for visitors or potential residents looking for the main office at the listed address for McCoys.

Services Offered

Based on the provided information and general mobile home park operations, McCoys offers fundamental services necessary for residential living, though the extent of these services and their value in relation to lot rent has been a point of concern for residents:

Lot Rental: The primary service provided is the rental of individual lots for manufactured homes. Residents own their homes but pay a monthly fee for the use of the land. Recent lot rent figures cited by residents range from approximately $650 (including utilities initially) to $755, with a projected increase to $850.
Maintenance of Common Areas (Responsibility Ambiguity): While tenants are "expected to pull weeds from our lots," and concerns have been raised about whether rent goes towards improvements, the management is responsible for overall park infrastructure. However, specific improvements have been questioned, with residents noting "zero amenities" and "nothing has been improved" since 2024, aside from a "slight 'redecorating' of the 'dog park'" and front area.
Basic Utilities: While not explicitly detailed, standard mobile home park services usually include access to utilities such as water, sewer, and electricity connections at each lot, which would be covered by or in addition to the stated lot rent.
Security Patrols (Indirect): One review mentions that a "tow company patrols the community in the evening AFTER community office business hours," suggesting a form of property oversight, albeit primarily focused on vehicle compliance. This also points to a more structured and rule-enforced environment.
Lease Management: The park manages tenant leases, though concerns have been raised about month-to-month leases when Arizona Revised Statutes (ARS) may suggest a minimum 12-month lease for mobile home parks. This aspect of service delivery has caused frustration among residents.
Complaint Resolution (Attempted): Residents have attempted to communicate issues and concerns with on-site management, indicating a channel for communication, though the effectiveness of resolution and responsiveness of "upper management" has been heavily criticized by a resident.

Features / Highlights

McCoys mobile home park presents certain characteristics and features that shape the living experience for its residents, some of which are highlighted as positive, while others are areas of concern based on recent feedback:

Location in a "Better Area": A significant highlight for a new resident was the park's location in a "much better area" with "better schools," indicating an appealing geographical setting within Peoria for families. Proximity to amenities like the Peoria Sports Complex and Loop 101 adds to its locational advantage.
Initial Affordability (Historical): At the time of a 2024 purchase, the initial lot rent of "approx $650 (rent+utilities)" was considered a "reasonable" and highly attractive alternative to high apartment rents in Phoenix, positioning it as an initially affordable option for homeownership.
Quiet Environment (Eerie Quietness): While one resident notes a preference for a "quiet" environment, another describes the quietness as "eerie," noting a lack of children playing outside due to a perceived absence of recreational areas within the park. This suggests a low level of overt community activity.
Proximity to 55+ Park Amenities (Not Accessible): The park is located next to Peoria Palms, a 55+ community owned by the same company, which boasts a pool and grass area. However, a key highlight for residents of McCoys is the *lack* of access to these amenities, creating a clear distinction and a source of frustration.
Strict Enforcement of Rules (with inconsistencies): The park enforces rules regarding lot maintenance (weeds) and "improper storage," indicating a structured environment. However, residents note inconsistencies in enforcement, with neighboring lots sometimes having more significant issues. This suggests a focus on maintaining certain standards.
Direct Purchase of Manufactured Homes: The ability to purchase a manufactured home within the park, including cash purchases, highlights its function as a community for homeownership rather than just rentals, though the long-term implications of lot rent increases are a significant concern.

Contact Information

For inquiries regarding McCoys mobile home park, its current policies, lot availability, or any other questions, you can use the following contact details. However, based on resident feedback, responsiveness may vary:

Address: 7302 W Peoria Ave, Peoria, AZ 85345, USA
Phone: (623) 499-3929
Mobile Phone: +1 623-499-3929

While the provided phone numbers are the official contact points, residents have expressed difficulties in reaching management via phone and email through the resident portal. For critical inquiries, persistence or an in-person visit to the office at Peoria Palms (lot 13) may be necessary.

Conclusion: Why This Place is Suitable for Locals

For Arizonans, particularly those in the Peoria area, considering McCoys mobile home park as a living option requires a nuanced understanding of its current state and resident experiences. Historically, its suitability for locals centered on the promise of affordable homeownership in a desirable area with good schools, a significant advantage for families seeking to escape high apartment rents in the Phoenix metro. The initial perceived affordability and the opportunity for children to have their own rooms certainly appealed to some local families.

However, recent resident feedback introduces significant caveats regarding its ongoing suitability. While the location on W Peoria Avenue remains convenient for accessing Peoria's amenities, schools, and major freeways, concerns about substantial and frequent lot rent increases (from approximately $650 to a projected $850 in a short period) coupled with a perceived lack of reciprocal amenities or improvements directly challenge its long-term affordability and value proposition for locals. The stated lack of community amenities like a pool or play area for children, despite the presence of families, and the inaccessibility of amenities in the adjacent 55+ park, suggest that McCoys may not foster the vibrant community life many Arizonans seek. Issues with management responsiveness, inconsistent rule enforcement, and concerns about lease terms (month-to-month leases when ARS may imply longer) also indicate potential challenges for local residents seeking stable and predictable living arrangements.

Therefore, while McCoys might offer a geographical advantage and the initial appeal of homeownership for some Arizonans, prospective local residents are strongly advised to conduct thorough due diligence. This includes verifying current lot rent rates, understanding all lease terms in detail, and ideally speaking with current residents to gauge the present living conditions, management responsiveness, and actual community atmosphere, before committing to a purchase or lease at McCoys in Peoria, Arizona.

McCoys Photos

McCoys Location

McCoys

Arizona Maricopa County Peoria Oakridge Trails West Peoria Avenue

7302 W Peoria Ave, Peoria, AZ 85345, USA

McCoys Reviews

Edit 6/25/25: just received notice that rent is going up to $850 in October and this exceeds some standard for rent increases on mobile homes, and if we don’t like it, we can either relocate our home or abandon it to the park to resell it.Edit 3/27/25: lot rent is $755 and we are expected to pull weeds from our lots. What does our rent go toward? We still don’t know.First let me start by saying I purchased a manufactured home in this park in May 2024 and I paid cash. I was so excited because the home is in a much better area than my children and I had been in; better schools mainly, and my kids had their own rooms for the first time.Add to that, listed lot rent was a reasonable approx $650 (rent+utilities). At the time I was paying over $2,000 a month for a two bedroom apartment in the Metro Center area of Phoenix.At the end of September my rent posted for $775 even though I signed a “revised” lease in August for a small increase of $637.75 and no proper notice was given to me for this increase in October.They state they raise the rent every October, but neighbors who have lived here for years say that is not true and my new neighbor states hers is less than what mine was initially.This place also has had me on a month to month lease, which according to ARS, they should have had me on a minimum 12 month lease which at the expiration of, they could provide 90 day notice of rent increase.I did attempt to communicate this with the on site manager who said she would have the regional manager in charge of increases call me, but no one has reached out to me.Additionally, I’d like to know what the lot rent goes to since we are responsible for maintaining the lots and there are zero amenities to account for it. No pool or play area for the kids. There are kids here but they do not come outside because there is no where really for them to play. It’s actually kind of eerie how quiet it is.The streetlights mentioned in a previous review are still not working and since I’ve been here, nothing has been improved. Even the “dog park” (just a large dirt lot-no grass) has been gated up so no one can get in without going over the fence. Needless to say, this place does not feel like a “community” at all.The park to the west of us (Peoria Palms) is owned and managed by the same company and they have a pool ( that no one over there uses) and grass area, but because it is 55+, McCoy residents aren’t allowed to use it. This park (Peoria Palms) is also where the office is located in lot 13.Many people come here looking at homes and asking where the office is at because the address online is actually the address of this side of the park, nor does not list a lot/unit/suite number.This is interesting since per their standards of living, they want potential tenants/homeowners to have an interview in person at that office before they buy here (a fact that the realtor who sold me the house on behalf of the park failed to mention).Since I have lived here I have received a notice for weeds, where the lots next to mine are overgrown so bad they are a direct fire hazard including wood piles and discarded pallets.I also received two notices for improper storage for which I had to reach out to them to find out what specifically was wrong since many people here store items around their houses. Once they told me specifically, I was able to resolve the issue immediately.I see the replies from the park on the reviews here are generic and not helpful. Residents do not want to call a number rarely answered so we can be told there is nothing anyone can do about it.Unless “upper management” drastically changes its attitude, or a new owner comes along, I am afraid it will always be an “it is what it is” attitude from them.Overall, I would not recommend purchasing a home here. There are a number of manufactured mobile home parks in this area that offer lower lot rent (uniform to all their tenants) and amenities to account for the rent as well as more of a sense of a community.
Jun 27, 2025 · Monica Lenne (Moni)
Since I have lived here, they have raised the rent by $300 since 2020 and claim to make improvements to the community. I have not seen any improvements except for a slight "redecorating" of the "dog park" and fixing up the front of the community, which is open to the street. There are two areas in the back that remain untouched and run down that used to be open to everyone from what I was told by other residents. There are street lights that need to be repaired as well. They also do not answer emails sent through the resident portal and do not answer the phones during business hours. These people are hard to get a hold of.Edit: After seeing the reply, and I again called the same number. No one has still answered. Asking me to call and answering the phone would be an excellent start for a better experience! Two days and no call returned yet.Additional information: Recently, we got a sticker on our vehicle assuming our car is being stored and the registration sticker is old. Our registration is current until the next year but the sticker was sent to the wrong address. The vehicle is parked in our car port on our lot and the tow company patrols the community in the evening AFTER community office business hours! This is predatory and the community manager does not seem to want to work with community members and does not seem to care.
Apr 02, 2025 · Yvonne Chau
The new owners who have just bought McCoys mobile home park within the last four months have just raised my lot rent an additional $150 per month starting 1/1/24 for absolutely no reason except GREED!!!! GREED!!!& GREED!!!!Really that is the only word to describe it; those new owners have no justification whatsoever to raise the lot rent $150 per month; NONE!!! again they have no justification whatsoever except they're horribly greedy people!!!' There have been no repairs, improvements done to this part to warrant such a horrendous $150 per month lot rent increase; this park has no swimming pool, no clubhouse, no fire pit grills no play area for kids; nothing!!! McCoys mobile home park isn't even a mobile home park community. It's nothing but a block long of mobile homes on both sides of the road; I agree 100% with the review that said "the new owners of McCoys MH Park is in the business of making people homeless, all for the sake of greed; " I am only on Social Security and I can't afford that steep horrendous $150 per month increase. I need my rent lowered back down to $467 per month. Thanks Please lower my rent back down to what it should be;
Feb 17, 2024 · Joan M
I have lived here a year and so far it's been great! I feel very safe in the area and am raising my daughter here in McCoys. Management is helpful when you need them and the park is well kept.
Dec 29, 2022 · Brooke B.
I just visit friends here. Seems nice enough. The only issue as a visitor is parking. Also entering and exiting. People don't like you turning around in there drive ways but the other end us closed so it's really hard to turn around. Your not supposed to park behind your friends cars or in front of their house. Yet the parking available is small and cramped and usually half full of residents cars.
Jan 23, 2019 · A C