I just moved from the north to Lakeland, Florida and absolutely love it!! Moved to a 55+ community. Been here since August 1, 2022 and so far so good. I see nothing negative about this area or my community!! Of course it will get busier when the snowbirds come in Oct/November so might be a different story then. But as for now, I am happy here in my town and community!! Everything is convenient!!! Found a new Doc, Dentist and barber shop very closeby!! Have not regretted moving from up north!!! Oh and one more thing, they don't clobber you with all kinds of silly nonsense taxes!!! I'm here to stay!!! :)
@@RussellWatsonFMHL Woodbrook Estates!! I moved here from Philly, Philly used to be a great city but not anymore......Sold my home there in less than 2 weeks. The home market a few months ago was great (before the interest rates went up) so I figured it was a good time to sell and move! I always loved Florida and I hate the winter. I picked Lakeland for a few reasons, I looked at some videos of Lakeland and it seemed to have everything I needed, medical, dental, convenient to every retail store and I work for Amazon and was able to transfer to their Lakeland facility!! It all worked out great for me! Paid cash for my modular manufactured home and the lot rent is not bad at all here!! 2 swimming pool and clubhouses with plenty of activities!! Nice neighbors! Plus as far as the state of Florida....NO INCOME TAX and NO AUTO STATE INSPECTIONS or Emissions!! Thank you Ron. LOL So overall for me it was a win win!! I will NEVER go back north. Just waiting to experience my first hurricane, so far all we have had are beautiful hot days and some monsoon rains in the evening which is great for the plant life here!!! So, there's my story and I'm stickin with it! Have a great day!!
Wonderful & a great community! I worked in Philly fairly often and even found the cause of a major oil spill in the river many years ago. Keep in touch as we will be expanding into helping those who are lucky like you and have found their ideal home. Also be sure to check the resources on our website as there is a lot there already for current homeowners.
I saw the Holiday Mobile home park in your video. You didn't really go into much detail about that particular park. Would you say it's a nice park. Do you have any other information on that park
I’m only 26 but your videos are so helpful and informative ! Not sure of my life plans but an affordable home in Florida would be a dream to me. It’s awesome to see how attainable it is.
Cypress lake was the place where my husband and I visited recently. Although, The houses have a very close proximity to each other, i still like it because the view is spectacular and serene
@@brendaadkins5521 It is a pretty park. I have been talking off and on with them to get permission to film there but so far no luck. There may be big changes coming so perhaps it's for the best this has been delayed. You might also look at Shalimar.
@@colleenconger5265 According to an article recently published in Businesstimes Carlyle Group has put its portfolio of parks up for sale. That would include Cypress Lakes I presume.
Awesome I'm presently in Lakeland and I'm now 55 and tired of renting so I will be interested In buying one of these homes, thank you bring more videos like this one God bless
Wow, Russ, this has been one of the best videos I've seen. Initially thought I'd be over on the Vero Beach side of Florida but Lakeland has opened up my eyes; maybe hurricanes passing through aren't as bad there, don't know.
Glad you liked it. I think Lakeland has a lot of land between it and any hurricane landfall. Perhaps that why you see so many singlewides from the 60s & 70s still in service there.
@@RussellWatsonFMHL Absolutely right; don't need much a 2/1 with carport; not into to many social clubs, don't swim; just want a place to rest and relax in my last years. Thanks again!
Lots of opportunity for that around Lakeland. I suggest you follow the Four Star website - they post rents with their ads and you can see where bargains are. The have a pretty good search function too. I list them on my website. www.floridamfghome.com/Buyer-Resources
Used the general information from this page to by a mobile home in the Rio Grande Valley Texas. Similar lifestyle, lower cost of living. Thanks for the great information
Thanks for a fellow UA-camr for creating this video. Had to watch it twice to try not to miss all the details. I had already been looking at the Lakeland area. Appreciate the time you took to create this video. Hope to take you out to dinner when I am in the area for a househunting trip.
Wow, I live in North Lakeland and didnt know there were so many manufacture homes communities here. I live by a nice big senior gulf community but houses are not manufactured. My husband snowbird Dad had a manufactured home on a really nice gulf community on Winter Haven.
I have been in talks with folks at Cypress Lakes asking to do a complete video of the park for over 6 months. I have a good friend that lives there. Unfortunately; I have been unable to get permission to do the filming in the park required for the video. My friend is hesitant to offer that on his own and referred me to the HOA. I'm hopeful I will be able to do the park the justice it deserves at some point in the future.
I am ready to move to Florida, and have decided on a mobile home. I wanted to look in Tampa, but now I think Lakeland would be a better option. I am going to start researching that area. Thanks!!!!
We were also considering Cypress Lakes but I am now going to do some research on this now info you just provided. Also We are going to visit Lake County to see if it is an area we would like to live in, any info you could provide as you did in this video would be much appreciated. We will be in FL the middle of April for a couple of weeks to find an area we like and then a home. We did visit Cypress Lakes last spring and liked it but the land rent is high so we are still researching.
I spoke with a friend of mine, that lives in Cypress Lakes, a few days ago. He said there were THREE houses for sale. As you can imagine, they will get top$$$. Be leery here if you suddenly see many homes up for sale; as you should in any park. If you are an ardent golfer, and can afford it, Cypress Lakes looks like a great option. BUT, here's another idea I floated in my video in Merritt Island. You can easily find nice parks in the Lakeland area with much lower lot rents. Take the difference and buy a membership in one of the fancy country clubs around that area. You'll meet a much more diverse group and most offer seasonal memberships if you plan to snowbird.
We have looked in there they are getting top dollar for doublewides and there selling over nite there lot rent just went up 30$ for the year also so it’s a lot to think about….
I have lived in lakeland all of my life and my grandparents have lived in Beacon Hill Colony ever since I was born petty much grew up there. I would like to say yes the homes there are older but I have seen a lot of them have been renovated since I work with my grandpa doing handyman work around the park. Preatty much all the people there have watched me grow up and treat me as their grandson lol, but in my opinion I think its a great place to live and the people there are verry nice in my opinion.
Ryan, thanks for the comment. I happen to have had the pleasure of knowing Dave Carr, who maintains a winter home in Beacon Hill Colony . It is a nice and very affordable community. One key to buying there is to insist on the original prospectus.
I'm watching this video for the 2nd time already and you've definitely broadened my horizon in the Lakeland area. I was set on Cypress Lakes, like I'd said previously, however there's several other options in this video that I'm now considering. Foxwood Lake Estates is one of them. Plus, given Cypress's lot rent, if I decide to go that route, I'm concerned about being "priced out" by the time I'm ready to retire. Thank you for making this video.
@@tobeykress3213 There are two "Foxwoods" right next to each other. One, Foxwood Village, is a lease-land community. The other, Foxwood Lake Estates. is a deed restricted HOA community run under FS 720.
We have lived in mobile homes here in Pennsylvania. We will be retiring in the next year or so. We are planning to retire in Florida and will be looking at mobile home living there .
@@RussellWatsonFMHL I’m sure Myers was sold off. I’ve looked at maps and can’t even find the street names I remember. Kathy, Paul, and Debbie were the ones that come to mind. I’m guessing it was all plowed under and redeveloped. I think I last visited there in the mid-1990s. Grandma used to send us checks from her account at peoples Bank. Old school Lakeland, ha ha.
Looks very attractive. A carefree lifestyle for the retired! A good location - not that far from Tampa or Orlando. My concerns are many, though: isn't it true that land rents will probably increase and increase and increase year after year? What about the climate: heat, humidity, storms, hurricanes, flooding? Do the mobile home park owners have restrictions on things like pets and visitors and sub-leasing?
Thanks for covering the Lakeland area, an area I’ve been watching. Great that you’re spreading out across the state. Would you say in general, that lot rents in the inland areas of Florida are generally lower than areas near the coast, and if so, by roughly what percentage? Thanks. Really enjoy your informative videos.
I would say the rates, in general, correspond to local apartment rents. Also to how much competition there is in the area. In general, inland might be 20% cheaper than along the shores but there are resort communities in Lakeland where lot rent is over a thousand and resort communities with similar amenities much closer to the shore with lot rents of $750. And there are communities in Lakeland that I would call equivalent but one is $750 and the other $550/mo. Some areas have very few parks in a highly desirable area and the owners charge far more than an equivalent park 30 miles away. You are paying for the address. In short, there is no single generalization. My book covers all this analysis in greater detail; Retirement in Florida - Manufactured Homes & The Land-Lease Option amzn.to/3c3UMPJ
@@RussellWatsonFMHL is there a video related to the northwest Florida areas like around PC Beach, Desting, Ft. Walton? I can't really find 55+ communities in those areas. Please direct me as your videos are very interesting.
Russ: just a question. I live at Cypress Lakes and was disappointed that you glossed right over it, didn’t go into details, or tour the property. We are a premier gated community where the grounds are pristine and the amenities abound. Any reason why we were not highlighted to the same detail as the other locations you showcased? Thank you.
Sure. I have been in talks with folks at Cypress Lakes asking to do a complete video of the park for over 6 months. I have a good friend that lives there. Unfortunately; I have been unable to get permission to do the filming in the park required for the video. My friend is hesitant to offer that on his own and referred me to the HOA. I'm hopeful I will be able to do the park the justice it deserves at some point in the future.
I love your videos and would like to retire to Florida but the hurricanes scare the crap out of me. I live in AZ right now, but have lived in Florida (mainly the panhandle) about 4 different times and really love it...except for the hurricanes. Was just out there a few years ago in Pensacola when Michael hit and came back Tucson and then Sally hit. Barely missed Ivan and Dennis back in 04 so I have been lucky, but don't know how long that luck will last if I move there and now Ian was bad. What kind of insurance rates are you paying for mobile homes there? And what do 55 plus people do after they have been hit by a hurricane in their communities?
Insurance is readily available for manufactured homes in Florida and somewhat less for mobile homes. There are too many factors to allow a generalization of price. I list agencies and originators on the website. I suggest you give them a call. www.floridamfghome.com/Buyer-Resources Personally I pay around $2K/year. What do people do when hit by a natural disaster. Depends upon their situation. Many repair/rebuild. Some give up and move back north. I don't mean to minimize the damage these storms do but the news media, like many threats, make it seem likely that if you venture outside you will simultaneously be hit by a train, face a mass shooting, and have your home destroyed by a hurricane. My community is 5 miles from the coast and was dead in the path of the last one a few weeks ago - a few awnings failed, a couple shingles might have been lost on a house or two. Most homes here were installed 1986 - 1990 and they are all still here. Same for hundreds of other communities. If you want to lesson your risk there are choices that can help. I will cover that and much more in a course I am building for release next year.
Sorry, I do not offer personal consultation; preferring to reserve the time I have available for producing educational materials. With over 22,000 subscribers, I would be quickly overwhelmed if I tried. If you are looking for general guidance on choosing a community, may I suggest my book: Retirement in Florida - Manufactured Homes ; The Land-Lease Option. amzn.to/3c3UMPJ To download community lists, join my Inner Circle (free) The website offers this and many more resources for finding, purchasing, and maintaining the right home for you: www.floridamfghome.com/Buyer-Resources
Sorry, I do not sell homes or offer personal consultation; preferring to reserve the time I have available for producing educational materials. With over 20,000 subscribers, I would be quickly overwhelmed if I tried. If you have a specific question related to a video, just put it in the comments so all can benefit from the answer. If you are looking for general guidance on choosing a community, may I suggest my book: Retirement in Florida - Manufactured Homes ; The Land-Lease Option. amzn.to/3c3UMPJ To download community lists, join my Inner Circle (free) The website offers this and many more resources for finding, purchasing, and maintaining the right home for you: www.floridamfghome.com/Buyer-Resources Check out 4 Star homes and agent Molly Buck. Molly sells a lot in that area.
Sorry, I do not sell homes or offer personal consultation; preferring to reserve the time I have available for producing educational materials. With over 23,000 subscribers, I would be quickly overwhelmed if I tried. If you have a specific question related to a video, just put it in the comments so all can benefit from the answer. If you are looking for general guidance on choosing a community, may I suggest my book: Retirement in Florida - Manufactured Homes ; The Land-Lease Option. amzn.to/3c3UMPJ To download community lists, join my Inner Circle (free) The website offers this and many more resources for finding, purchasing, and maintaining the right home for you: www.floridamfghome.com/Buyer-Resources
How come you spent about 30 seconds on cypress lakes and several minutes on shalamar creek? Being the largest you would think there would be more about this park that you can convey.
Cypress Lakes is a gated community. I have been emailing back and forth with the HOA for almost a year to do a video there that would do it justice. Unfortunately, while I have been told they are in favor of it, my e-mails generally go unanswered. Perhaps I'll try the current owner or if it sells, the new owners.
You can request a statewide CoOp list by joining our Inner Circle. It's Free! www.floridamfghome.com/Buyer-Resources There may be other ROCs, such as subdivisions or condo communities, but lists are not readily available. I feature many of these in my area videos. Also check Real-Estate listings in the area for manufactured homes. www.floridamfghome.com/Buyer-Resources If you are looking for a guide to researching and selecting communities, I suggest my book: Retirement in Florida - Manufactured Homes & The Land-Lease Option amzn.to/3c3UMPJ Much of what we present applies to ROCs as well.
Do you know anything about Bobby Shores mobile home park Lakeland Fl. Some of the reviews weren't great but you certainly cannot always trust them. You visit a lot of parks. I was wondering if Bobby Shores was one of them
I don't recall visiting that one. I don't find it on the list of parks in that area. Perhaps you mean "Bonnie Shores"? Thats a park of about 165 homes, some with docks on a small lake. I haven't visited that park but it looks interesting on Google Earth.
On Mhvillage it's Bonny Shores MHP. It is a small park on the lake but it's not gated and it has no pool. The lot rent seems very high for a park that small with really no amenities. The lot rent is $640. That does not include any utilities
I have no idea what these homeowners have done to prepare for hurricanes. If you are looking for general guidelines I suggest you Google it. There are sites that offer such advice. Many of the homes in this video were built and installed in the 1980s and earlier. The fact they are all still there and in good shape pretty much covers it. Virtually nothing will withstand a direct hit by a CAT 4 or 5 hurricane and that includes manufactured homes. Homes built for Wind Zone II (most of Florida at the time) prior to 1994, but after 1976, are designed to withstand sustained winds of 100mph. Homes after 1994 meet the current HUD wind zone requirements.
Hello Russ, Thanks for your great video's. I am a new out of state buyer and are not familiar with Florida's 55+ system. How long does it take roughly when I submit a application to a 55+ community before I hear back from them if I was accepted or not?
55+ is not just a Florida thing. It also has nothing to do with how fast an application is processed assuming one of the residents is over 55 and all are over whatever the minimum age the community has set. See my video on 55+ for more info: ua-cam.com/video/h-dS6CxVjN4/v-deo.html As for applications, it's totally dependant on the park. It can range from 15 min to a couple weeks and I have heard a few horror stories of parks that take much longer. This is where a local agent can really help. They know the parks in their area and can answer such questions. Most are glad to talk with you even if you are not buying today. Just don't waste their time on things you should be researching yourself.
Most rentals in parks are by the homeowner. These are usually booked by past renters or those with friends in the park and access to local bulletin boards or Facebook groups. Some agencies list rentals and some may be found through Facebook groups. Both are listed on my website. www.floridamfghome.com/Buyer-Resources There are also some parks where the park owner rents homes. Try ELS, Cove Communities, or Google something like "Rental mobile homes (add area of interest)"
I'm about a year or so from retiring...I currently live in the Fort Lauderdale area, but rent is rising precipitously....my daughter and granddaughter live in Orlando, but am afraid that just my social security and a few hours working will not allow me to live there comfortably, since they have also experienced huge increases in cost of living ....what area in central Fla would you suggest withing driving distance of Orlando and give me a good level of living...AND...and I know this isn't your specialty, but since I am a gay man, I'd like to retire where I can feel comfortable and safe.....
I do not offer personal consultation; preferring to reserve the time I have available for producing educational materials. With over 18,000 subscribers, I would be quickly overwhelmed if I tried. If you have a specific question related to a video, just put it in the chat so all can benefit from the answer. If you are looking for general guidance on choosing a community, may I suggest my book: Retirement in Florida - Manufactured Homes & The Land-Lease Option. amzn.to/3c3UMPJ To download community lists, join my Inner Circle (free) The website offers this and many more resources for finding, purchasing, and maintaining the right home for you: www.floridamfghome.com/Buyer-Resources
I ran into this by accident. Me and my wife are in our early fourties’ with our kids in college. We’ve been looking to escape Idaho winters for a few months at a time now that I work a lot remote. Would this work for us?
Many of these communities are 55+ and require one member of the household be over 55. But, there are all ages communities also. Some deed restricted communities are also all ages. Take a look at this one if you are looking for an active lifestyle: ua-cam.com/video/4G_FcZOZv-E/v-deo.html There's a lot to consider in choosing a park and in considering this lifestyle. You might consider my book as a place to start: Retirement in Florida - Manufactured Homes & The Land-Lease Option amzn.to/3c3UMPJ
You are welcome! Be sure to check out the resources on my website: Florida Manufactured Home Living - You Tube ua-cam.com/users/FloridaManufacturedHomeLiving
I tried signing up to your Inner circle but never got a email verification and when I went back to try again it wouldn't let me try to sign up. Please help. Thanks
Check spam or junk mail. It will not allow repeat applications for 24 hours so you could sign up again tomorrow. Or, you could click on one of the offers - the statewide park list as an example, and just fill out the form.
Unfortunately that's not possible. Each park has it's own rents and most will have several (interior, exterior, waterfront, etc.) That data is not published anywhere and changes annually so even if I could get accurate data it would change and folks would be upset when the video was incorrect. The concept behind the video is to give the viewer an idea of what the area is like and what kind of manufactured housing is available. You can then research the parks that interest you. If you need guidance researching parks I suggest my book: Retirement in Florida - Manufactured Homes & The Land-Lease Option amzn.to/3c3UMPJ
Cost effective is specific to your resources. And, you need to factor in increases and risk. A nice looking family owned park that has low lot rents and low annual increases is the #1 target for investment groups. On the flip side a park with higher rents owned by a larger company unlikely to go anywhere might be more stable and predictable. Obviously we all have limits to what we want to spend. So what do you think cost effective is?
There are a lot of problems posting lot rents in videos. First, they are often specific to the lot so a park can have many different lot rents. Second, they change every year so three years from now someone interested in Lakeland will be commenting on how disappointed they were when they found all the rents I disclosed were way lower than they were told when they got to the park. (Videos cannot be edited once posted even if I wanted to try to update them all every year) Third, I could make a mistake and cause folks to claim I was falsely promoting a particular park or had it way overpriced which would upset the park owner. I do present the lot rent when we video a particular home and note that it is at the time of sale. This helps folks see what a bargain a home is (or not). The only way to get an accurate lot rent for a park is to call them or get it on a particular home from the seller. (Even then you need to be careful as discussed in a recent tip sent to Inner Circle members).
Lot rents in this area range from low 400s to 1200 or more. For more info on this topic, see my video What is Lot Rent? ua-cam.com/video/Qt2324H2llo/v-deo.html A few parks still have only one lot rent rate for residents and buyers but this is increasingly rare. The best way to determine lot rents is to call the park and ask what the lot rents are for new buyers. Generally they are in groups. Example: interior, perimeter, waterfront,estate. Do not rely upon what the current owner is paying and beware of ads that say something like "Lot rent is $$$ through 1 Jan." Park owners have the right to bump lot rent to "market" upon termination of the previous owners annual lease. They must disclose this and they do but often ads don't.
If you are speaking of single homes or homes in very small developments, the best way is through a local realestate agent. The online listing services - like Realtor.com and the Facebook groups often list them also. You can find them listed on our website: www.floridamfghome.com/Buyer-Resources
The Department of Business and Professional Regulation (DBPR) oversees regulations covering land-lease communities (FS723), CoOps (FS719), and Sub-developments. (FS720). The work is done by the Division of Florida Condominiums, Timeshares, and Mobile Homes.
I've lived in Lakeland for over 6 years -- for anyone thinking about moving here WATCH OUT! Especially in North Lakeland. Lakeland Regional Hospital has only a 1 star from Medicare for very good reason. Watson Clinic is fine if you don't have any medical issue other than "standard old age" issues. For a town of this size there isn't even a senior center - so no services for are available for seniors. Even the public rec centers only offer one maybe two activities/classes for seniors. It used to be relatively inexpensive but no longer. My mobile home lot rent has DOUBLED in the last six years. Traffic is bad most of the year and absolutely horrible during the winter. Florida native will say "Oh you're from Polk County, that explains everything".......
@@RussellWatsonFMHL Had to stay for 3 1/2 years for a job and I'm currently looking to move now. Just don't want to make the same mistake I did when moving to Lakeland. I'm not sure that there is a better place in Florida but my husband is 91 with dementia and he likes the weather in Florida so I'm looking for another option in Florida for his last few years.
My name is Eugene Johnson and my girlfriend's name is Beatrice Bates. We are both on disability. Do you know anyone who can help us find a place. We would be relocating to Lakeland from Pennsylvania.
There are several resources on our website. I suggest you give the Four Star Homes office in Lakeland a call. Info is on the website: www.floridamfghome.com/Buyer-Resources
Do you know any manufactured homes in areas that allow you to own the land so there is no lot rent due? Prefer under an hour to the Disney area. Are there any locations like this available that you know of? Prefer little nicer double size, not singles, that have 2BR & 2Baths. Thank you.
There are hundreds of homes for sale on private lots where you own the land and the home. Just google homes for sale in the area of interest and look in your price range. Or, look at some of the online listing services and/or online ads listed on my website and ask what's available. www.floridamfghome.com/Buyer-Resources
Actually Florida can be quite dry in the winter and parks without irrigation tend to have brown areas. As soon as the spring rains start it all turns green adain. The important thing is it's (almost) never covered by white stuff ya gotta shovel.
![Downtown Lakeland Walking Tour [WHATS HERE!]](http://i.ytimg.com/vi/Te0MnGCrA84/mqdefault.jpg)
Thoroughly enjoyed the information. Like how you explain this subject.
Glad you enjoyed it!
I just moved from the north to Lakeland, Florida and absolutely love it!! Moved to a 55+ community. Been here since August 1, 2022 and so far so good. I see nothing negative about this area or my community!! Of course it will get busier when the snowbirds come in Oct/November so might be a different story then. But as for now, I am happy here in my town and community!! Everything is convenient!!! Found a new Doc, Dentist and barber shop very closeby!! Have not regretted moving from up north!!! Oh and one more thing, they don't clobber you with all kinds of silly nonsense taxes!!! I'm here to stay!!! :)
Great to hear Ira! Which community did you select? What made Lakeland your choice of area?
@@RussellWatsonFMHL Woodbrook Estates!! I moved here from Philly, Philly used to be a great city but not anymore......Sold my home there in less than 2 weeks. The home market a few months ago was great (before the interest rates went up) so I figured it was a good time to sell and move! I always loved Florida and I hate the winter. I picked Lakeland for a few reasons, I looked at some videos of Lakeland and it seemed to have everything I needed, medical, dental, convenient to every retail store and I work for Amazon and was able to transfer to their Lakeland facility!! It all worked out great for me! Paid cash for my modular manufactured home and the lot rent is not bad at all here!! 2 swimming pool and clubhouses with plenty of activities!! Nice neighbors! Plus as far as the state of Florida....NO INCOME TAX and NO AUTO STATE INSPECTIONS or Emissions!! Thank you Ron. LOL So overall for me it was a win win!! I will NEVER go back north. Just waiting to experience my first hurricane, so far all we have had are beautiful hot days and some monsoon rains in the evening which is great for the plant life here!!! So, there's my story and I'm stickin with it! Have a great day!!
Wonderful & a great community! I worked in Philly fairly often and even found the cause of a major oil spill in the river many years ago. Keep in touch as we will be expanding into helping those who are lucky like you and have found their ideal home. Also be sure to check the resources on our website as there is a lot there already for current homeowners.
@@RussellWatsonFMHL You have the best most informative videos on UA-cam!!! Thank you!
I saw the Holiday Mobile home park in your video. You didn't really go into much detail about that particular park. Would you say it's a nice park. Do you have any other information on that park
I’m only 26 but your videos are so helpful and informative ! Not sure of my life plans but an affordable home in Florida would be a dream to me. It’s awesome to see how attainable it is.
Should Florida beckon, there are many all ages parks and ROCs where you would be welcome.
Cypress lake was the place where my husband and I visited recently. Although, The houses have a very close proximity to each other, i still like it because the view is spectacular and serene
We are still trying to get permission to film there. Hopefully have so soon. Take a look at Shalimar also.
I am considering cypress lakes also
@@brendaadkins5521 It is a pretty park. I have been talking off and on with them to get permission to film there but so far no luck. There may be big changes coming so perhaps it's for the best this has been delayed. You might also look at Shalimar.
What big changes are you talking about?! (At Cypress)
@@colleenconger5265 According to an article recently published in Businesstimes Carlyle Group has put its portfolio of parks up for sale. That would include Cypress Lakes I presume.
I really appreciate the way you show a lot of maps, infographics, and actual pictures! Very helpful!
Glad you like them!
Awesome I'm presently in Lakeland and I'm now 55 and tired of renting so I will be interested In buying one of these homes, thank you bring more videos like this one God bless
You can see other community videos in this series: ua-cam.com/video/T7GwGKu4zns/v-deo.html
Wow, Russ, this has been one of the best videos I've seen. Initially thought I'd be over on the Vero Beach side of Florida but Lakeland has opened up my eyes; maybe hurricanes passing through aren't as bad there, don't know.
Glad you liked it. I think Lakeland has a lot of land between it and any hurricane landfall. Perhaps that why you see so many singlewides from the 60s & 70s still in service there.
@@RussellWatsonFMHL Absolutely right; don't need much a 2/1 with carport; not into to many social clubs, don't swim; just want a place to rest and relax in my last years. Thanks again!
Lots of opportunity for that around Lakeland. I suggest you follow the Four Star website - they post rents with their ads and you can see where bargains are. The have a pretty good search function too. I list them on my website. www.floridamfghome.com/Buyer-Resources
All of your videos have been very helpful. Thanks for doing them. 👍👍
You're very welcome!
I remember when on the weekends the Silver Moon movie park was a flea market on the weekends
Something to consider for my future retirement 😀
Used the general information from this page to by a mobile home in the Rio Grande Valley Texas. Similar lifestyle, lower cost of living. Thanks for the great information
Very cool! Never been to Texas - Best of luck to you.
Another great video Russ! We still have to get you into Cypress Lakes to do an exclusive on our beautiful community.
Yes please!
Thanks for a fellow UA-camr for creating this video. Had to watch it twice to try not to miss all the details. I had already been looking at the Lakeland area. Appreciate the time you took to create this video. Hope to take you out to dinner when I am in the area for a househunting trip.
Glad it was helpful! There are a lot of communities there and a few more nice ones I will cover in another video.
@@RussellWatsonFMHL Will be looking forward to seeing that video!! Maybe you can have a Lakeland Playlist?
You almost could! But there are some communities that stand out as bargains and those are the ones I like to try to highlight.
Wow, I live in North Lakeland and didnt know there were so many manufacture homes communities here. I live by a nice big senior gulf community but houses are not manufactured. My husband snowbird Dad had a manufactured home on a really nice gulf community on Winter Haven.
Wow this was a great video. Thank you for all you do.
Glad you enjoyed it!
The video I've been waiting for
Enjoying the video's. Have been contemplating a move to Florida. My son has lived there many years.
Thanks!
I grew up in Lakeland.
thank you!!
Thank you, this is the area that interests me the most for retirement. I'm somewhat surprised that you did not talk more about Cypress Lakes.
I have been in talks with folks at Cypress Lakes asking to do a complete video of the park for over 6 months. I have a good friend that lives there. Unfortunately; I have been unable to get permission to do the filming in the park required for the video. My friend is hesitant to offer that on his own and referred me to the HOA. I'm hopeful I will be able to do the park the justice it deserves at some point in the future.
@@RussellWatsonFMHL Thanks for the reply Sir. I have watched Chuck Kent's video material in the past. He and his wife live there.
@@RussellWatsonFMHL it’s definitely a beautiful community been there few times!
I am ready to move to Florida, and have decided on a mobile home. I wanted to look in Tampa, but now I think Lakeland would be a better option. I am going to start researching that area. Thanks!!!!
Glad I can help with your search.
We were also considering Cypress Lakes but I am now going to do some research on this now info you just provided. Also We are going to visit Lake County to see if it is an area we would like to live in, any info you could provide as you did in this video would be much appreciated.
We will be in FL the middle of April for a couple of weeks to find an area we like and then a home. We did visit Cypress Lakes last spring and liked it but the land rent is high so we are still researching.
I spoke with a friend of mine, that lives in Cypress Lakes, a few days ago. He said there were THREE houses for sale. As you can imagine, they will get top$$$. Be leery here if you suddenly see many homes up for sale; as you should in any park. If you are an ardent golfer, and can afford it, Cypress Lakes looks like a great option. BUT, here's another idea I floated in my video in Merritt Island. You can easily find nice parks in the Lakeland area with much lower lot rents. Take the difference and buy a membership in one of the fancy country clubs around that area. You'll meet a much more diverse group and most offer seasonal memberships if you plan to snowbird.
We have looked in there they are getting top dollar for doublewides and there selling over nite there lot rent just went up 30$ for the year also so it’s a lot to think about….
I have lived in lakeland all of my life and my grandparents have lived in Beacon Hill Colony ever since I was born petty much grew up there. I would like to say yes the homes there are older but I have seen a lot of them have been renovated since I work with my grandpa doing handyman work around the park. Preatty much all the people there have watched me grow up and treat me as their grandson lol, but in my opinion I think its a great place to live and the people there are verry nice in my opinion.
Ryan, thanks for the comment. I happen to have had the pleasure of knowing Dave Carr, who maintains a winter home in Beacon Hill Colony . It is a nice and very affordable community. One key to buying there is to insist on the original prospectus.
Very nice thank you 😊
You are so welcome!
I'm watching this video for the 2nd time already and you've definitely broadened my horizon in the Lakeland area. I was set on Cypress Lakes, like I'd said previously, however there's several other options in this video that I'm now considering. Foxwood Lake Estates is one of them. Plus, given Cypress's lot rent, if I decide to go that route, I'm concerned about being "priced out" by the time I'm ready to retire. Thank you for making this video.
Glad I could help!
Orion. Check Foxwood as they are under new management ( newby management) and lot rates have gone up.
@@tobeykress3213 There are two "Foxwoods" right next to each other. One, Foxwood Village, is a lease-land community. The other, Foxwood Lake Estates. is a deed restricted HOA community run under FS 720.
Might wanna visit Foxwoods we were NOT impressed very unkept!!no security gates …
@@angelasmith257 I've got several years before retirement. Hopefully it will change by then
I got another 10 years, can’t wait to retire to a nice golf course community in Florida.
We got a bunch of them. Just visited 3 more in Winter Haven today.
We have lived in mobile homes here in Pennsylvania. We will be retiring in the next year or so. We are planning to retire in Florida and will be looking at mobile home living there .
Great! Hope you find my videos helpful. Please consider my book. Things in FL are a bit different from PA.
Thanks for the info Russ!
You bet!
Great vid Russ.
Thanks!!!
My grandparents used to winter in Lakeland at Ken’s Trailer Park. My great aunt owned Myers Trailer Court. I’m guessing both are gone now.
I don't see them on our park list. There were a lot of parks closed in the 80s & 90s.
@@RussellWatsonFMHL I’m sure Myers was sold off. I’ve looked at maps and can’t even find the street names I remember. Kathy, Paul, and Debbie were the ones that come to mind. I’m guessing it was all plowed under and redeveloped. I think I last visited there in the mid-1990s. Grandma used to send us checks from her account at peoples Bank. Old school Lakeland, ha ha.
Looks very attractive. A carefree lifestyle for the retired! A good location - not that far from Tampa or Orlando. My concerns are many, though: isn't it true that land rents will probably increase and increase and increase year after year? What about the climate: heat, humidity, storms, hurricanes, flooding? Do the mobile home park owners have restrictions on things like pets and visitors and sub-leasing?
We have several videos covering those topics: ua-cam.com/video/PguQ8yFmttc/v-deo.html
Thanks for covering the Lakeland area, an area I’ve been watching. Great that you’re spreading out across the state. Would you say in general, that lot rents in the inland areas of Florida are generally lower than areas near the coast, and if so, by roughly what percentage? Thanks. Really enjoy your informative videos.
I would say the rates, in general, correspond to local apartment rents. Also to how much competition there is in the area. In general, inland might be 20% cheaper than along the shores but there are resort communities in Lakeland where lot rent is over a thousand and resort communities with similar amenities much closer to the shore with lot rents of $750. And there are communities in Lakeland that I would call equivalent but one is $750 and the other $550/mo. Some areas have very few parks in a highly desirable area and the owners charge far more than an equivalent park 30 miles away. You are paying for the address. In short, there is no single generalization. My book covers all this analysis in greater detail; Retirement in Florida - Manufactured Homes & The Land-Lease Option
amzn.to/3c3UMPJ
@@RussellWatsonFMHL is there a video related to the northwest Florida areas like around PC Beach, Desting, Ft. Walton? I can't really find 55+ communities in those areas. Please direct me as your videos are very interesting.
@@mlkemiller1945 For community lists join our Inner Circle (free) and download them: www.floridamfghome.com/Buyer-Resources
Russ: just a question. I live at Cypress Lakes and was disappointed that you glossed right over it, didn’t go into details, or tour the property. We are a premier gated community where the grounds are pristine and the amenities abound. Any reason why we were not highlighted to the same detail as the other locations you showcased? Thank you.
@Tobey Kress do you own the land at Cypress lakes or pay lot rent?
@@noreenn6976 we pay lot rent, but the community is a mix of lot lease and land owned homes.
@@tobeykress3213 thanks for the info Tobey
Sure. I have been in talks with folks at Cypress Lakes asking to do a complete video of the park for over 6 months. I have a good friend that lives there. Unfortunately; I have been unable to get permission to do the filming in the park required for the video. My friend is hesitant to offer that on his own and referred me to the HOA. I'm hopeful I will be able to do the park the justice it deserves at some point in the future.
@@RussellWatsonFMHL let me know if you need help. I have connections to the HOA
Russ - I missed the name of the steakhouse. Were you talking about Texas Cattle Company?
Yes - a bit pricy but I have been to some of the finest around the country and this one easily matches them.
I love your videos and would like to retire to Florida but the hurricanes scare the crap out of me. I live in AZ right now, but have lived in Florida (mainly the panhandle) about 4 different times and really love it...except for the hurricanes. Was just out there a few years ago in Pensacola when Michael hit and came back Tucson and then Sally hit. Barely missed Ivan and Dennis back in 04 so I have been lucky, but don't know how long that luck will last if I move there and now Ian was bad. What kind of insurance rates are you paying for mobile homes there? And what do 55 plus people do after they have been hit by a hurricane in their communities?
Insurance is readily available for manufactured homes in Florida and somewhat less for mobile homes. There are too many factors to allow a generalization of price. I list agencies and originators on the website. I suggest you give them a call. www.floridamfghome.com/Buyer-Resources Personally I pay around $2K/year. What do people do when hit by a natural disaster. Depends upon their situation. Many repair/rebuild. Some give up and move back north. I don't mean to minimize the damage these storms do but the news media, like many threats, make it seem likely that if you venture outside you will simultaneously be hit by a train, face a mass shooting, and have your home destroyed by a hurricane. My community is 5 miles from the coast and was dead in the path of the last one a few weeks ago - a few awnings failed, a couple shingles might have been lost on a house or two. Most homes here were installed 1986 - 1990 and they are all still here. Same for hundreds of other communities. If you want to lesson your risk there are choices that can help. I will cover that and much more in a course I am building for release next year.
@@RussellWatsonFMHL Very Good....thx for the information.
Did you see that tornado yesterday? Whoosh!
I saw news clips on it. Interesting in that the major damage I saw was to stick built homes with roofs blown off.
I live in Lakeland
Do you provide information on non-retirement communities in the winter haven/lakeland area? The nicest you might recommend?
Sorry,
I do not offer personal consultation; preferring to reserve the time I have available for producing educational materials. With over 22,000 subscribers, I would be quickly overwhelmed if I tried. If you are looking for general guidance on choosing a community, may I suggest my book: Retirement in Florida - Manufactured Homes ; The Land-Lease Option.
amzn.to/3c3UMPJ
To download community lists, join my Inner Circle (free)
The website offers this and many more resources for finding, purchasing, and maintaining the right home for you:
www.floridamfghome.com/Buyer-Resources
Nice parks and outdoor activities but it seems like Lakeland has high crime not sure where exactly in the city.
Can you cite a source for your info? I looked at 25 worst cities in FL for crime and it was not there although places like Orlando and Daytona were.
It depends on what area ur in just like any town but the two large communities there hav3 a guards gate!
I am looking to buy
I am going to retire this month.
Need your help in buying in cocoa beach or Melbourne.
Please advise.
Sorry,
I do not sell homes or offer personal consultation; preferring to reserve the time I have available for producing educational materials. With over 20,000 subscribers, I would be quickly overwhelmed if I tried. If you have a specific question related to a video, just put it in the comments so all can benefit from the answer. If you are looking for general guidance on choosing a community, may I suggest my book: Retirement in Florida - Manufactured Homes ; The Land-Lease Option.
amzn.to/3c3UMPJ
To download community lists, join my Inner Circle (free)
The website offers this and many more resources for finding, purchasing, and maintaining the right home for you:
www.floridamfghome.com/Buyer-Resources Check out 4 Star homes and agent Molly Buck. Molly sells a lot in that area.
Thank you for your channel looking for a place around Ocala or just south can you help thanks again
Sorry,
I do not sell homes or offer personal consultation; preferring to reserve the time I have available for producing educational materials. With over 23,000 subscribers, I would be quickly overwhelmed if I tried. If you have a specific question related to a video, just put it in the comments so all can benefit from the answer. If you are looking for general guidance on choosing a community, may I suggest my book: Retirement in Florida - Manufactured Homes ; The Land-Lease Option.
amzn.to/3c3UMPJ
To download community lists, join my Inner Circle (free)
The website offers this and many more resources for finding, purchasing, and maintaining the right home for you:
www.floridamfghome.com/Buyer-Resources
How come you spent about 30 seconds on cypress lakes and several minutes on shalamar creek? Being the largest you would think there would be more about this park that you can convey.
Cypress Lakes is a gated community. I have been emailing back and forth with the HOA for almost a year to do a video there that would do it justice. Unfortunately, while I have been told they are in favor of it, my e-mails generally go unanswered. Perhaps I'll try the current owner or if it sells, the new owners.
Besides Martin Estates, what is the other COOP in Lakeland?
You can request a statewide CoOp list by joining our Inner Circle. It's Free! www.floridamfghome.com/Buyer-Resources There may be other ROCs, such as subdivisions or condo communities, but lists are not readily available. I feature many of these in my area videos. Also check Real-Estate listings in the area for manufactured homes. www.floridamfghome.com/Buyer-Resources If you are looking for a guide to researching and selecting communities, I suggest my book: Retirement in Florida - Manufactured Homes & The Land-Lease Option
amzn.to/3c3UMPJ Much of what we present applies to ROCs as well.
Are there any mobile home communities 55 + in the panhandle. My sister got a place in barefoot bay acouple years ago. I retired the end of last year
Join my Inner Circle (free) and download a complete list for the state. www.floridamfghome.com/Buyer-Resources
Do you know anything about Bobby Shores mobile home park Lakeland Fl. Some of the reviews weren't great but you certainly cannot always trust them. You visit a lot of parks. I was wondering if Bobby Shores was one of them
I don't recall visiting that one. I don't find it on the list of parks in that area. Perhaps you mean "Bonnie Shores"? Thats a park of about 165 homes, some with docks on a small lake. I haven't visited that park but it looks interesting on Google Earth.
On Mhvillage it's Bonny Shores MHP. It is a small park on the lake but it's not gated and it has no pool. The lot rent seems very high for a park that small with really no amenities. The lot rent is $640. That does not include any utilities
There are many resources on our website to help with community choices: www.floridamfghome.com/
What did the owners of these homes prepare to face hurricanes, and do these homes withstand
I have no idea what these homeowners have done to prepare for hurricanes. If you are looking for general guidelines I suggest you Google it. There are sites that offer such advice. Many of the homes in this video were built and installed in the 1980s and earlier. The fact they are all still there and in good shape pretty much covers it. Virtually nothing will withstand a direct hit by a CAT 4 or 5 hurricane and that includes manufactured homes. Homes built for Wind Zone II (most of Florida at the time) prior to 1994, but after 1976, are designed to withstand sustained winds of 100mph. Homes after 1994 meet the current HUD wind zone requirements.
Hello Russ, Thanks for your great video's. I am a new out of state buyer and are not familiar with Florida's 55+ system. How long does it take roughly when I submit a application to a 55+ community before I hear back from them if I was accepted or not?
55+ is not just a Florida thing. It also has nothing to do with how fast an application is processed assuming one of the residents is over 55 and all are over whatever the minimum age the community has set. See my video on 55+ for more info: ua-cam.com/video/h-dS6CxVjN4/v-deo.html
As for applications, it's totally dependant on the park. It can range from 15 min to a couple weeks and I have heard a few horror stories of parks that take much longer. This is where a local agent can really help. They know the parks in their area and can answer such questions. Most are glad to talk with you even if you are not buying today. Just don't waste their time on things you should be researching yourself.
Thank you!
I applied at my park and within 10 minutes I was accepted. Unless you have a criminal record, you'll be accepted!! :)
Don't know if you addressed this but how common is it for these communities to offer rentals to snowbirds?
Most rentals in parks are by the homeowner. These are usually booked by past renters or those with friends in the park and access to local bulletin boards or Facebook groups. Some agencies list rentals and some may be found through Facebook groups. Both are listed on my website. www.floridamfghome.com/Buyer-Resources There are also some parks where the park owner rents homes. Try ELS, Cove Communities, or Google something like "Rental mobile homes (add area of interest)"
I'm about a year or so from retiring...I currently live in the Fort Lauderdale area, but rent is rising precipitously....my daughter and granddaughter live in Orlando, but am afraid that just my social security and a few hours working will not allow me to live there comfortably, since they have also experienced huge increases in cost of living ....what area in central Fla would you suggest withing driving distance of Orlando and give me a good level of living...AND...and I know this isn't your specialty, but since I am a gay man, I'd like to retire where I can feel comfortable and safe.....
I do not offer personal consultation; preferring to reserve the time I have available for producing educational materials. With over 18,000 subscribers, I would be quickly overwhelmed if I tried. If you have a specific question related to a video, just put it in the chat so all can benefit from the answer. If you are looking for general guidance on choosing a community, may I suggest my book: Retirement in Florida - Manufactured Homes & The Land-Lease Option.
amzn.to/3c3UMPJ
To download community lists, join my Inner Circle (free)
The website offers this and many more resources for finding, purchasing, and maintaining the right home for you:
www.floridamfghome.com/Buyer-Resources
I ran into this by accident. Me and my wife are in our early fourties’ with our kids in college. We’ve been looking to escape Idaho winters for a few months at a time now that I work a lot remote. Would this work for us?
Many of these communities are 55+ and require one member of the household be over 55. But, there are all ages communities also. Some deed restricted communities are also all ages. Take a look at this one if you are looking for an active lifestyle: ua-cam.com/video/4G_FcZOZv-E/v-deo.html There's a lot to consider in choosing a park and in considering this lifestyle. You might consider my book as a place to start: Retirement in Florida - Manufactured Homes & The Land-Lease Option
amzn.to/3c3UMPJ
@@RussellWatsonFMHL thank you.
You are welcome! Be sure to check out the resources on my website: Florida Manufactured Home Living - You Tube
ua-cam.com/users/FloridaManufacturedHomeLiving
👍
I tried signing up to your Inner circle but never got a email verification and when I went back to try again it wouldn't let me try to sign up. Please help. Thanks
Check spam or junk mail. It will not allow repeat applications for 24 hours so you could sign up again tomorrow. Or, you could click on one of the offers - the statewide park list as an example, and just fill out the form.
More information on lot rent would be appreciated
Unfortunately that's not possible. Each park has it's own rents and most will have several (interior, exterior, waterfront, etc.) That data is not published anywhere and changes annually so even if I could get accurate data it would change and folks would be upset when the video was incorrect. The concept behind the video is to give the viewer an idea of what the area is like and what kind of manufactured housing is available. You can then research the parks that interest you. If you need guidance researching parks I suggest my book: Retirement in Florida - Manufactured Homes & The Land-Lease Option
amzn.to/3c3UMPJ
👍👍👍
Thanks!
You need to show some manufactured homes that have a garage.
As you can see, most older parks don't offer them. But, check out this video: ua-cam.com/video/tmDFVEycxnc/v-deo.html
Looking for a cost effective monthly Lot Rent.
Cost effective is specific to your resources. And, you need to factor in increases and risk. A nice looking family owned park that has low lot rents and low annual increases is the #1 target for investment groups. On the flip side a park with higher rents owned by a larger company unlikely to go anywhere might be more stable and predictable. Obviously we all have limits to what we want to spend. So what do you think cost effective is?
I lived on Twin Lakes Circle until Hurricane Charlie destroyed it
Why don’t you include pricing in these communities
There are a lot of problems posting lot rents in videos. First, they are often specific to the lot so a park can have many different lot rents. Second, they change every year so three years from now someone interested in Lakeland will be commenting on how disappointed they were when they found all the rents I disclosed were way lower than they were told when they got to the park. (Videos cannot be edited once posted even if I wanted to try to update them all every year) Third, I could make a mistake and cause folks to claim I was falsely promoting a particular park or had it way overpriced which would upset the park owner. I do present the lot rent when we video a particular home and note that it is at the time of sale. This helps folks see what a bargain a home is (or not). The only way to get an accurate lot rent for a park is to call them or get it on a particular home from the seller. (Even then you need to be careful as discussed in a recent tip sent to Inner Circle members).
What is the cost of rent ( park )
Lot rents in this area range from low 400s to 1200 or more. For more info on this topic, see my video What is Lot Rent?
ua-cam.com/video/Qt2324H2llo/v-deo.html
A few parks still have only one lot rent rate for residents and buyers but this is increasingly rare. The best way to determine lot rents is to call the park and ask what the lot rents are for new buyers. Generally they are in groups. Example: interior, perimeter, waterfront,estate. Do not rely upon what the current owner is paying and beware of ads that say something like "Lot rent is $$$ through 1 Jan." Park owners have the right to bump lot rent to "market" upon termination of the previous owners annual lease. They must disclose this and they do but often ads don't.
How do I find manufactured homes on privately owned land?
If you are speaking of single homes or homes in very small developments, the best way is through a local realestate agent. The online listing services - like Realtor.com and the Facebook groups often list them also. You can find them listed on our website: www.floridamfghome.com/Buyer-Resources
What is DBPR?
The Department of Business and Professional Regulation (DBPR) oversees regulations covering land-lease communities (FS723), CoOps (FS719), and Sub-developments. (FS720). The work is done by the Division of Florida Condominiums, Timeshares, and Mobile Homes.
I've lived in Lakeland for over 6 years -- for anyone thinking about moving here WATCH OUT! Especially in North Lakeland. Lakeland Regional Hospital has only a 1 star from Medicare for very good reason. Watson Clinic is fine if you don't have any medical issue other than "standard old age" issues. For a town of this size there isn't even a senior center - so no services for are available for seniors. Even the public rec centers only offer one maybe two activities/classes for seniors. It used to be relatively inexpensive but no longer. My mobile home lot rent has DOUBLED in the last six years. Traffic is bad most of the year and absolutely horrible during the winter. Florida native will say "Oh you're from Polk County, that explains everything".......
Wow Nina - I'm sorry you had such a bad experience there. I've met quite a few folks that love it. Why haven't you moved?
@@RussellWatsonFMHL Had to stay for 3 1/2 years for a job and I'm currently looking to move now. Just don't want to make the same mistake I did when moving to Lakeland. I'm not sure that there is a better place in Florida but my husband is 91 with dementia and he likes the weather in Florida so I'm looking for another option in Florida for his last few years.
My name is Eugene Johnson and my girlfriend's name is Beatrice Bates. We are both on disability. Do you know anyone who can help us find a place. We would be relocating to Lakeland from Pennsylvania.
There are several resources on our website. I suggest you give the Four Star Homes office in Lakeland a call. Info is on the website: www.floridamfghome.com/Buyer-Resources
Do you know any manufactured homes in areas that allow you to own the land so there is no lot rent due? Prefer under an hour to the Disney area. Are there any locations like this available that you know of? Prefer little nicer double size, not singles, that have 2BR & 2Baths. Thank you.
There are hundreds of homes for sale on private lots where you own the land and the home. Just google homes for sale in the area of interest and look in your price range. Or, look at some of the online listing services and/or online ads listed on my website and ask what's available. www.floridamfghome.com/Buyer-Resources
Is not that Sinkhole area?
Not that I know of. I haven't heard of any there.
It would seem to me that someplace called "Lakeland" is probably dense sinkhole country.
Hmmm...so do you think Lakeland, Minnesota, has 'em too?
Possibly so. But my initial inclination is to think that lakes in Minnesota were probably caused by the last ice age.
All the lawn grass looks dead. This is supposed to be Florida, not the dryness of California.
Actually Florida can be quite dry in the winter and parks without irrigation tend to have brown areas. As soon as the spring rains start it all turns green adain. The important thing is it's (almost) never covered by white stuff ya gotta shovel.
@@RussellWatsonFMHL Amen, Sir. You never have to shovel sunshine🙂
Joker mArchant stadium, not mErchant
Thanks!