Choosing the right Florida 55+ community

Florida has more than 1,500 manufactured-home communities. Most of them are excellent. A few of them are not. Knowing what to ask before you fall in love with a model home is the difference between a soft landing and a regret you live with for ten years.

Over forty years of placing families into 55+ parks, our agents have boiled it down to five questions. None of them is glamorous. All of them matter.

1. What is the lot rent — and what is in it?

This is the question every other answer hinges on. Two communities can both quote you $850 a month and mean two completely different things. One might include water, sewer, lawn care, and trash. The other might bill all of that separately and quietly add $180 a month to your real cost of living.

Always ask for the full breakdown in writing before you tour a second time.

2. How often does the rent increase — and by how much?

Florida law allows communities to raise lot rent annually. The good ones cap themselves at CPI or a low fixed percentage. Ask for the last five years of increases. If they will not show you, that is your answer.

3. What are the residency requirements?

Age, income, credit, pets, vehicle count, guest policy. Read the prospectus, not the brochure. We have seen families fall in love with a home only to realize the community has a one-pet rule and they have three.

4. Who actually owns the community?

Manufactured-home parks change hands more often than condos do. Knowing the parent company tells you a lot about what direction the place is headed.

5. Can I talk to a current resident?

If the community manager hesitates, that is information. The healthy parks introduce you to two or three residents on the walk-through, unprompted. Be your own focus group.

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