Your Affordable Florida Lifestyle Guide

Answers and tips for choosing your ideal Florida lifestyle community

Presented as public service by Blair Group

5190 Firestone Way, Lakeland, FL 33809 | (800) 888-3789

©Copyright 2014, Blair Group, Inc. All rights reserved

Welcome to the finest 55+ lifestyle communities located in the warm Florida sunshine!

Blair Group owns and operates five lifestyle communities that span across the coasts of Central

Florida. Each community has its own unique personality offering something a little different for

its residents, but they all have one thing in common: affordability.

Retirees and pre-retirees are now considering their escape to the wonderful climates of Florida

and because their considerations are accompanied by many unknowns, Blair Group wanted to

provide a helpful guide that offers advice and addresses many common questions that we tend

to receive from our future residents.

This question and answer guide makes it easy to understand not only why manufactured home

communities are the best financial investment—for retirees and pre-retirees in particular—but

also how manufactured home communities provide a way of life that truly can’t be duplicated

in conventional home communities, mainly because of their very sensible and very affordable

features.

In this day in age, it’s important to carefully inspect the communities and the homes you’re

considering, and we’ll explain just how.

Our suggestions and explanations are offered to you whether you choose one of Blair Group’s

five central Florida communities, or select a different community in another area of the state,

or the country for that matter.

We’re here in the Sunshine State where our residents take dips in our heated pools, relax in the

hot tubs, play golf and tennis, enjoy activities and amenities galore, and socialize with

neighbors all of which enriches their retirement years.

… Come along with us as we journey through your future lifestyle!

Q: Are all manufactured home communities alike?

In the sense of the factory constructed home, a private setting, and a common-area clubhouse,

manufactured home communities are generally alike. From that point on, the differences in

lifestyle differ drastically originating from the creativity of the developer who designed the

community, to their experience, success and financial well being.

The thought that goes into building and modifying a community is critical, from the space

between homes and the views from within the homes, to the attractive and well-manicured

entrances and common areas are all points of contrast.

You need to consider what amenities and activities you’re looking for in your new (or part time)

residence, as well as the safety and security of your community, whether it is pet friendly or

not, and what all is included in your monthly lease fee.

Q: Why do conventional construction builders make negative remarks about manufactured

home communities?

There is no realistic competition between a manufactured home and a conventionally

constructed home because of one factor alone: Cost.

So, conventional builders might be more inclined to speak poorly about manufactured builders

in an effort to make their product look more desirable. At the end of the day, it’s just a negative

sales pitch that doesn’t hold any weight.

You can be perfectly happy in a community of conventionally constructed homes if it meets

your ideal standards and what you’re looking to spend. And you can be equally as happy in a

condo or apartment for that matter. As long as you’ve taken an in-depth look at these choices

then it’s up to you to make the decision that suits you and your lifestyle best.

Q: How do manufactured home communities compare to conventional construction

communities?

There are approximately 750 conventional, site-built communities committed to a retirement

lifestyle in Florida. On the other hand, there are over 50,000 manufactured home communities

in Florida, a small handful of which are top notch lifestyle communities. The reason yet again is

cost.

Even the most conservatively priced manufactured home is built with a complete package (in

most average or higher rated communities) that includes flooring, drapes, appliances, A/C and

heat, carport and driveway, utility storage, often times a screen porch, as well as a fully sodded

homesite. Plus, there is an unlimited list of additional features that are available to add on or

upgrade.

All of this—brand new—comes within a price range of $70,000 to $150,000. This leads us to the

next commonly asked question …

Q: What is a manufactured home and why are they less expensive than conventionally

constructed homes?

This is the fundamental question. A manufactured home is a solid frame home with vinyl siding

built on an indoor production line that is clear of the elements; opposed to being built on the

homesite where the elements and other negative factors are ever present. Simply put, a

manufactured home is built in a controlled environment, both of weather and labor, which

drastically control building costs.

Computer aided design enables manufactures to be on the cutting edge of design and floor

planning, which offers factory precision on hundreds of the features and options available like

customized floorplans and various color schemes both inside and out.

Each and every manufactured home that is built and placed within a community must meet the

most stringent guidelines put in place by the Federal Government and HUD—the U.S.

Department of Housing and Urban Development.

Manufactured homes must also pass all plumbing and electrical inspections required by the

community’s local government, which is the same protocol that conventionally built homes

must also pass. Manufactured homes carry the same Homeowner Warranty as conventional

homes, but the majority exceeds the warranties that conventional builders put in place.

Hundreds of inspections on each manufactured home are standard procedure, ensuring the

upmost quality and durability of a home. Because the home is built in a structured and

controlled environment, the monitoring and inspecting can be done easily and conveniently,

which speeds up the overall building process, lending a hand to the drastically lower costs when

compared to conventional building.

Think about it: A production line is created consisting of qualified workers with specialized

areas of expertise all within a controlled environment. Manufactured housing plants have

designated roofers, floorers, designers, engineers, etc. who all serve a purpose in building a

home. They can work in unison on their given area, seamlessly transitioning the home through

multiple stages at any given time, which creates the most efficient construction process with

virtually no interruptions.

Now think about this: A conventional, site built home is constructed in an uncontrolled, onsite,

outdoor environment that completely lacks a production line. Workers have many different

areas of expertise and must solely build the home from the ground up, substantially slowing the

building process. Not only is the production slower, but the home and workers become subject

to a number of interruptions, one of which is weather. Not only does it slow the rate of

construction, which in turn elevates the overall cost of building a home, but weather can

ultimately cause damage to the homes materials. There is almost always an element of theft or

vandalism with onsite construction as well.

Q: How long do manufactured homes last?

This is a common question we get, and it’s because people still associate manufactured homes

with trailers, when in essence they’re nothing alike.

Manufactured homes are made from different forms of steel, rubber, wood and plastic. These

all happen to be the same building materials used in site built homes, and some of the

strongest materials on earth.

So, to answer your question simply, manufactured homes can last over 100 years if they are

maintained and cared for appropriately, just like any other type of home.

What makes a manufactured home most appealing is its easy care and maintenance. The

attractive vinyl siding exterior can be washed off with a simple garden hose.

Many of the leading manufactures open their construction plants up for touring. We strongly

suggest visiting one of these plants so you can see for yourself what is involved in building a

home. There you will learn about the high-grade insulation, plumbing, wiring, subflooring, etc.

that is used in the construction process. It’s fascinating.

We’re certain that when you complete a plant tour, you’ll leave excited and motivated to not

only purchase your very own manufactured home, but to encourage your friends and family to

do the same!

Additional, interesting facts:

Every factory-constructed manufactured home sold in Florida not only matches the strength of conventionally constructed homes, but actually exceeds them by as much as 25 percent.

Factory-built homes manufactured and sold in Florida must meet the highest wind safety standard of them all, which is known as “ASCE 7-88.”

o Conventional site-built homes must conform only to the state or local requirements for strength and wind resistance.

Quality materials used in building manufactured homes:

Wall Studs: Exterior wall studs are 16" on center of either 2" x 6" or 2" x 4" utilizing high grade

lumber

Roof Trusses: Double roof trusses—three feet from each roof end—upgrades in both wood size and quality or by using larger truss connector plates and more web members

Floor Joists: Sturdy 2" x 6" or 2" x 8" floor joists are crafted into every home for additional load requirements

Wall Sheathing: Structural wall sheathing is 3/8-inch thick rated "sheathing" or equivalent, increasing both strength and acoustical properties

Window Headers: Headers above windows and passage doors insure solid construction, as does this double header

Multiple Headers: Headers above windows and passage doors insure solid construction, as does this double header

Sliding Door Headers: Headers above sliding glass doors add to the structural strength of your home, as does this multiple header and stud treatment

Roof Sheathing: Fastened every 4 or 6 inches on center, depending on where it is located on the roof

Shingle Underlayment: Lap joints and the entire perimeter of the roof are cemented

Fiberglass Shingles: Three-tab fiberglass roof shingles are used for longer-lasting beauty

Attic Insulation: Batt or blown insulation throughout the entire attic makes cooling and heating less expensive

Wall Insulation: Keeps fuel bills low with money-saving wall insulation on every side

Column Uplift Straps: The center of the home has been strengthened 50%-100% against uplift forces by adding more piers and anchoring devices

Lag Bolts for Strength: Flooring to frame strength is secured with more lag bolts, and the number of anchor straps have been significantly increased

Q: Are manufactured homes energy efficient?

Although you might perceive them differently, manufactured homes are one of the most

efficient homes available. Due to the strict HUD regulations, these homes are built to quality

standards that are unmatched. Some Florida manufacturers exceed the HUD energy efficiency

standards and also offer green construction.

Our residents have tested and proven this theory time and time again. Worried electric costs

will skyrocket due to warmer summer months and their air conditioning continually running,

they quickly learn that based on the high grade of insulation in both the walls and around the

duct work, to the exceptional roofing and siding, manufactured homes are built to withstand

the high-heat, strong-winded summers that Florida is known for.

Q: How do I/we choose the right retirement community?

Well, this certainly is a loaded question, but we will address two very common points. It’s

obvious that you must consider and select a community that fits your lifestyle and your budget,

of course. But second, it’s critical to choose a community that is successfully managed and

financially stable.

Do your research:

What is the age of the community and/or the company that owns it?

Who holds the most prominent seat and how long have they been with the company?

What level of maintenance does the community consistently have?

How many homes are in the community versus how many are for sale [10% ratio is

ideal]?

How many homes have recently sold and what prices are they selling for?

What are the lot lease fees and how much/often have these increased?

Typically, you can determine the success and stability of a community when you visit it. Be sure

to chat with residents and employees and listen closely to their comments. …Obviously some

remarks should be taken with a grain of salt, but tune in to those that represent what you are

or are not looking for in your next home.

Bottom line: Success = Sales … + Happy Residents

Q: Are manufactured home communities safe and secure?

Not all manufactured home communities are safe and secure, but the more successful and well-

planned communities are. Depending on what your standard is, we recommend you look for a

gated community that limits access one of two ways: With a manned guard who permits access

based on a community sticker or license plate or with a powered gate that operates by keypad,

sticker or a garage-door-style opener.

Some communities even go as far as providing roaming security, which means a person will

drive around the community, particularly during the nighttime hours, to ensure all is well.

Successful, well-operated manufactured home communities are obligated to provide a safe and

ideal atmosphere; but that doesn’t mean they are obligated to provide healthcare or medical

attention when needed. We always want to point out that if you have any specific medical

needs that may require attention from time to time, it’s important you put the appropriate

measures in place to alert medical personnel. Even if you’re healthy it’s important that you

always remember to dial 9-1-1 in the event of an emergency, keeping in mind that most

communities are staffed by employees, not trained first responders.

Q: What if I’m not ready to retire / What if I don’t want to live in Florida full time?

Have you heard of the term Snowbird? A number of Blair Group’s residents are Snowbirds,

traveling to our Florida lifestyle communities for part of the year, typically when temperatures

our colder in their hometowns. Many of our Snowbirds have chosen to invest in their

retirement early. By that we mean they’ve purchased their ideal Florida home, but they take

short trips or vacations periodically throughout the year and actually use the home for a rental

investment property, renting it out for additional income.

By utilizing the Snowbird mentality, you can carefully select your dream home, continue

pursuing your typical lifestyle, which may consist of full- or part-time work to cover your basic

costs, all while you rack up supplementary income on the home … and you get to take a

vacation whenever you want!

Q: Do most manufactured home communities lease their lots? What’s the advantage over

purchasing the lot?

Over 95 percent of leading manufactured home communities lease the lots, which would have

to mean there is a sensible reason for doing so, right?

Correct. When the land is leased, it means the community maintains ownership of all of the

ground. That may not sound ideal to you, but when you consider the latter you’ll understand

the importance.

Blair Group offers an in-depth review of the cost to lease the land/lot for 10 years versus

purchasing it. Depending on several circumstances, leasing will save you anywhere from

$10,000 to $40,000 over the course of 10 years! *For more information on this breakdown, please contact a Blair Group Housing Consultant.

To put it into perspective, let’s say you have a retirement home budget of $65,000. If you’re

looking to purchase the home as well as the land, the cost can run anywhere from $30,000-

45,000 just for the land, which means you’ll only have $20,000-35,000 available to invest in

your actual home.

Given the above 10-year breakdown, many buyers prefer to invest their entire budget into the

home, providing the wiggle room necessary to customize their dream home. This means they

do not deplete their Nest Egg.

Q: If we decide to purchase a lot do we have to pay real estate taxes?

Yes, you will have to pay taxes if your purchase your lot, whereas if you lease the lot, taxes are

not paid out separately but rather included in the monthly lease fee.

Q: If we decide to lease the lot, what is included in the lease fee?

Lease fees vary considerably from community to community, so it’s very important to

investigate what bang you get for your buck.

Blair Group’s communities fees include a number of value-added features, such as luxury,

resort-style amenities, planned activities, professional onsite management, enforcement of

community standards, street lighting, sidewalk and street repairs, common area landscaping,

maintenance of all common areas including clubhouses, pools and fitness centers, security and

so on. In some Blair communities, the fees can also include lawn maintenance, trash removal,

irrigation maintenance at every homesite and more.

Q: How do we know the lot lease fee won’t skyrocket?

Blair Group’s manufactured home communities offer Guaranteed Leases, which ensure that

lease fees can only increase once per year at no more than 5 percent.

As part of the Prospectus, each manufactured home community must register their Guaranteed

Lease with the State of Florida, which in turn provides homeowners protection under Chapter

723. Conventional home communities, however, are not regulated by the state in the same

manner as manufactured, which means they have less protection against fee increases.

Q: Is there a difference between a lease fee and a HOA fee?

Yes – In a leased land community you pay a fee to lease the homesite. As we reviewed above,

this fee covers a number of amenities and maintenance.

HOA fees are collected by communities that feature an association of homeowner’s who act as

community management on behalf of the residents within the community. Every community

does not necessarily have a Homeowner Association (HOA) present.

In a leased-homesite manufactured home community that has an HOA present, the fees are

generally very minimal and are only charged to those residents who wish to become a member

of the HOA.

Each Blair Group community has an active HOA present. The member dues are paid annually to

the HOA, and range from $12-24 per year.

Q: What is the resale value of a manufactured home?

The value of any home is indicative of how well it’s been maintained and the community in

which it’s located within, and surrounded by. People want to buy and live in homes, whether

pre-owned homes or brand new, in nice neighborhoods. The same scenario plays out in

Florida’s manufactured home communities.

Those well-planned communities that are ideally located to shopping, restaurants and

entertainment, as well as offer beautiful landscapes, popular recreational facilities, top

management and maintenance programs are the successful communities where manufactured

homes appreciate and cultivate value throughout the years.

Q: Is financing available when purchasing a manufacture home?

For those of you who would prefer not to deplete your nest egg, a number of entities provide

great financing options for manufactured home purchases.

Although you might feel more comfortable selecting a financial institution located in your

hometown, we always recommend you contact several institutions within Florida based upon

their knowledge and experience in the Florida-specific region.

Because the market differs place to place, and state to state, financial institutions in Florida are

more inclined to get you a lower loan rate because of their relationship with the local economy.

And in general, because they tend to better understand the values of the 55+ manufactured

home communities, and homes within these communities, in Florida.

Q: What are the major differences between the lifestyle in a manufactured home community

and a conventional home community?

Thousands of residents have made the same comments over and over, so it must be a reliable

statement that “There is a special relationship between residents and neighbors in a successful

manufactured home community.”

You tend to feel a “’community-like atmosphere” reminiscent of the small towns and city

neighborhoods you grew up in … carefree, peaceful and serene, light hearted and friendly.

The relationship between management and residents in a manufactured home community is

much closer than those in conventional home communities. In most leased land environments,

your monthly fees guarantees that professional management is onsite, available and

responsible for your happiness, which means they are present and committed to fostering

relationships that will continue to help the community thrive. … Personalization and

involvement should be a goal that you can see and experience in all manufactured home

communities.

Q: Do manufacture home communities allow pets?

Some communities allow pets; some do not. Keep in mind that in the State of Florida, if you

own a dog, you’re required to report the type of breed on your homeowner’s insurance policy

because the state takes into account aggressive dog breeds as a liability. If you happen to own

an aggressive breed of dog, you will need to include additional coverage for it, which may

slightly increase your premium.

All five of Blair Group’s communities are pet friendly. However, we do not permit those dog

breeds that are considered aggressive by standard. Fencing is not permitted at any homesite,

and pets must be leashed at all times. Some of our communities offer dog parks, which is not

only a benefit for your pet, but for you since it’s a great means of meeting and socializing with

like pet-lover neighbors!

Blair Group congratulates you as you round out your decades of hard work and careful

planning, reaching or soon reaching that time of honorable retirement!

Your new Florida lifestyle should offer you everything you’re looking for and have worked

toward. Be diligent in your research. Make a simple checklist that you can easily compare the

communities that interest you. Bring a camera along to snap pictures to easily recall the

features that appealed to you or didn’t. Be sure to interact with management, and don’t forget

about the residents … they were once in your shoes and can be your best and most vital

resource.

A successful community—no matter that type of home—is key in maintaining home values, and

more importantly is key to the longevity of your overall happiness.

Don’t lose sight that the best is yet to come!

If you’d like more information on the Affordable Florida Lifestyle brought to you by Blair Group

Communities, give us a call toll free: (800) 888-3789. Our experienced Lifestyle Consultants are

here, ready and happy to help.

If you’ve chosen a lifestyle community in Florida, you’ll probably have a number of additional

questions about making the actual move.

Q: How much is homeowner’s insurance in Florida?

Depending on the location of your community and home, and how close it is to the coasts,

homeowner’s insurance rates will vary. We suggest you reach out to a local insurance agency

within close proximity to your new home since they will better understand the policies that are

best suited to that particular location.

If you choose to purchase a new manufactured home, the stringent building codes that make

these homes sustainable to wind gusts of over 120 MPH will actually lower the cost of

insurance since less risk is present!

Q: How do I become an official resident of the State of Florida?

If you plan to reside in Florida full time, there are several steps involved to becoming a resident

of the state. You’ll need to obtain a driver’s license or photo ID card, and you’ll need to have

your vehicle insured and registered.

We suggest you visit the following website for the important details:

http://www.stateofflorida.com/Portal/DesktopDefault.aspx?tabid=38

Q: How much is Florida car insurance?

There a number of factors that influence auto insurance premiums, but in general, the State of

Florida is more densely populated than many other states. With more people, there are more

drivers on the road, which increases the risks. With that said, premiums are slightly higher here

than in other states. If you have a good driving record, you’ll reap the rewards with discounts.

Also, if you choose to insure your home with the same company, most times you’ll be eligible

for additional homeowner’s discounts.

Bear Creek is located just 10 minutes from

some of the finest Atlantic Coast

beaches Florida has to offer!

6 Bear Creek Path | Ormond Beach, FL 32174

StrawBerry Ridge is located just 20 minutes

from downtown Tampa, where you’ll find

great shopping, restaurants and

entertainment, including great pro sporting

events … the magnificent Gulf Coast beaches

are just 30 minutes away!

3419 State Route 60 | Valrico, FL 33594

Hyde Park is located just 20 minutes from the

world-renowned Walt Disney World

theme parks in Orlando!

14253 W Colonial Dr | Winter Garden, FL 34787

Lake Griffin Harbor is situated on Lake Griffin,

which is part of the popular Harris Chain of

Lakes, known for its professional bass

fishing tournaments!

33399 Water View Ln | Leesburg, FL 34788

Cypress Lakes is a resort-style community with

two professional golf courses, and situated

between two of Florida’s most popular

cities, Tampa and Orlando!

10000 US Hwy 98 N | Lakeland, FL 33809

Vendors / Service Providers

YARD WORK: Ed Stutz .................................. …… John LeBlanc …………………………….. TREE REMOVAL: John LeBlanc ......................... ……..

352.552.5749 352.455-4435 352.455-4435

INDOOR/OUTDOOR PEST CONTROL: Bug Man ............................... Tru Green .............................

352.669.1264 352.358.0778

APPLIANCE REPAIR: Sears Appliance ...................... …… Affordable Appliance Repair . ……

352.360.6400 352.323.0858

ELECTRICIAN: ER Electric LLC ...................... John Davis Electric …………………..

352.308.7502 352.343.7020

PRESSURE WASHING: Handyman Services ............... …... PAINTING: Handyman Services ............. …..... Quality Assurance Painting . ……...

352.552.5749 352.552.5749 352.483.6915

AIR CONDITIONING: JC A/C ................................... Summa’s Air ......................... Suter Air ............................... ROOFING: Eustis Roofing ....................... Gordon Roofing .....................

352.504.6625 352.787.6600 352.787.9550 352.343.4240 352.735.8006

FINANCIAL INSTITUTIONS: SunTrust Bank of Leesburg …………. BB&T ………………………….………………. Center State Bank ……………...………. Wells Fargo ……………………………...... INSURANCE: Bankers Alliance ..................... ……. Fanuef Insurance ................... ……

352.326.4645 352.323.1663 352.323.9000 352.323.8550 800.568.5163 800.676.7800

VET: Banfield Pet Hospital …………. Lake Square Animal Hospital Umatilla Animal Hospital …...

352.391.1607 352.323.0001 352.669.3225

**** These vendors are not affiliated with Lake Griffin Harbor and do not guarantee their work. This is list of common vendors

used by residents in the community and is for information purposes only. Always confirm current licensure and insurance for any work being done to your home and ensure proper permits get filed with the county.

Be sure to submit appropriate paperwork to the Lake Griffin Harbor office for any outside improvements. ****