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.

Your Affordable Florida Lifestyle Guide Answers & Tips for Choosing Your Ideal Florida Lifestyle Community

Presented as a public service by Blair Group

5190 Firestone Way, Lakeland, FL 33810 | 800-888-3789

©Copyright 2016, Blair Group, Inc. All rights reserved.

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 $170,000. 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?

Not all manufactured home communities are considered safe, 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 patrol, 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 their lots to residents, which

would have to mean there is a sensible reason for doing so, right? … That’s correct.

When the land is leased, it means the community maintains ownership of all of the ground along with

the responsibilities of owning it.

Now, most of us have grown up feeling as though the “American dream” is to own your own home and the land it sits on. But, if you can achieve a dream of owning your own low-maintenance manufactured home, completely customizing it to your liking, and purchasing it for a very affordable price without depleting much of your nest egg upfront to do so.

To put it into perspective, let’s say you recently sold your home and are relocating to Florida. After paying your mortgage, realtor fees, and any other miscellaneous outstanding "debts," you have a comfortable $65,000 leftover that you can put toward your new Florida home.

If you’re looking to purchase the land your home sits on, you can expect to pay anywhere from $40,000-55,000. With that said you'll have $10,000-25,000 leftover to put toward the purchase of your next home.

Although you can find homes priced in this category, it will certainly be difficult to find one that fits everything on your wish list. And really, why settle for less?

Let's say you find the perfect model home in a nice single family home community and it's the total package. The home is move-in-ready and you can close next week. But it's listed for $140,000. Some of you may dip into savings account to fund the rest of the purchase based on the liquid cash you have from your recent settlement. Others of you may need to finance the rest.

While both of these are fine options, if you opted to lease the land, you could've shaved off an average of $50,000 from the purchase price, giving you the opportunity to invest those funds for future endeavors.

Because leasing the land helps retirees secure their nest egg, this structure has been proven to be preferred among buyers, that's why it's a common offering among most of Florida's 55+ communities.

Q: Do you still pay monthly fees when you own the land?

Yes. Many folks forget that there is still a monthly maintenance fee if you choose to reside in a community where you purchase your land. The fee is based upon the amount of amenities and the quality lifestyle that is offered to the residents.

Blair Group actually offers an in-depth overview of the cost to lease the land in a 55+ community over a 10-year period versus purchasing it upfront. Depending on several circumstances, leasing will almost always save you money ... thousands of dollars in fact!

*We'd be happy to customize and discuss this breakdown with you, just give us a call: 800-888-3789.

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

Yes – you are responsible for 100 percent of the real estate taxes when you purchase the land. However, in a lease land scenario, you forego this full burden, instead paying a percentage of the taxes, which are included in your monthly lot/lease fee payment.

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 are very competitively priced considering their convenient locations, the lifestyles they offer and their value-added features, which include: luxury, resort-style amenities like expansive clubhouses, swimming pools and other outdoor recreation; planned activities; professional onsite management; enforcement of community standards; street lighting and maintenance plus sidewalk and street repairs; common area landscaping; maintenance of all common areas including clubhouses, pools and fitness centers; community access

control; and so on. In some of Blair Group's communities, the monthly fees may also include lawn maintenance, trash removal, homesite irrigation maintenance, and then some.

In general, the cost of utilities (electric, water, sewer and cable/internet) are the responsibility of each homeowner; paid directly to the service provider.

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 a maximum of five percent.

As part of the Community Prospectus, each manufactured home community must register their Guaranteed Lease with the State of Florida, which then provides homeowners protection under Chapter 723.

On the other hand, conventional home communities (i.e., stick built, sing family, deed restricted) are not regulated by the state in the same manner as manufactured home communities. This means they have less protection against the frequency and amount of their 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, activities, maintenance, and lifestyle offered.

HOA fees, however, are collected by communities that feature an association of homeowners who act as a watchdog on behalf of the residents. Every community does not necessarily have a Homeowner Association (HOA) present.

In a leased-land manufactured home community that has a representative HOA, the fees are generally nominal and paid by only those residents who wish to become an active member of the HOA.

Each of Blair Group's communities has an active HOA present. The member dues range from $12 to $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.

Relocating Soon to Florida? If you’ve chosen a lifestyle community that you’ll soon move

to, you may have a number of additional questions about making the actual transition.

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