55+ mobile home communities in Central Florida: how they work before you buy or move in

Central Florida has hundreds of 55+ mobile home communities, from small parks with a clubhouse to large resort-style communities with pools, golf, and activity calendars. They can be a great way to live: quiet streets, neighbors in the same stage of life, and a lower cost than a site-built house. They also come with rules that surprise a lot of first-time buyers. This guide covers how they work, so you can compare communities with clear eyes.

What "55 and over" really means

Under federal fair housing rules, a community can call itself housing for older persons when at least 80% of its occupied homes have at least one resident who is 55 or older. That leaves room for the rest, and each community decides how to use it.

• Some communities require every resident to be 55 or older. Others allow a younger spouse or partner.
• Most limit how long guests, including grandchildren, can stay, and every park sets its own limit.
• Rules on pets, rentals, and caregivers change a lot from one community to the next.

Ask for the age policy and the community rules in writing before you buy. A friendly answer at the front desk is not the same as the written rules.

Two ways to live in a 55+ community

You can buy a home that is already set up in the community, or you can bring your own home and rent a lot. Buying in place is simpler, because the home is already approved and installed. Bringing your own home can save money, but only if the community accepts it.

What parks ask of a home you bring in

Florida has no statewide age limit for mobile homes, but each park can set its own rules for which homes it accepts. Before you pay anyone to move your home, get the park's answer in writing on:

• Year and condition of the home. Many parks do not accept homes older than a certain year, or ask for an inspection.
• Size. The home has to fit the lot with the setbacks the park and the county require.
• Looks and add-ons. Skirting type and color, steps, carport, shed, and driveway often have to match the park standard.
• Who can work on site, and on which days and hours.

Lot rent: what you pay and how it can change

In a community where you own the home and rent the land, the lot rent is your monthly cost for the land and whatever the park includes. Ask exactly what it covers: water, sewer, trash, lawn care, cable, and the amenities. Two parks with the same rent can be very different once you add what is not included.

• In Florida, parks with 26 or more lots must give you a prospectus before you sign the lot rental agreement. It explains how and why the rent can go up. You have 15 days after you receive it to cancel the agreement.
• The park has to give written notice at least 90 days before a lot rent increase.
• Ask for the rent history of the last three to five years. It tells you more about future rent than any promise.

Park approval comes first

Most communities ask new residents to apply before they move in. The application usually covers a background check, proof of income, who will live in the home, and pets. Do not close on a home in the park, sign a lot lease, or pay a mover until the approval is in writing.

Questions to ask before you sign

1. Can I have the age policy and the community rules in writing?
2. What does the lot rent include, and what has it been each year for the last three to five years?
3. Can I have a copy of the prospectus and the lot rental agreement to read before I sign?
4. Is there a homeowners association, and how do I reach it?
5. What are the rules for guests, pets, rentals, and caregivers?
6. If I bring my own home: which years, sizes, and add-ons do you accept, and can I get that in writing?
7. Is the community in a flood zone, and what is the hurricane plan?

Moving your home into a 55+ community

1. Get the park's approval of you and of the home in writing.
2. Get the lot measurements and the park's setup standards.
3. Have a licensed installer check that the home can travel and will fit the lot.
4. The installer pulls the county permits for the move and setup.
5. Move, set up to the park standard, and pass the county inspection before you move in.