Biltmore Estates MHC

- 8230 N Roanoke Rd, Roanoke, IN 46783

Hello, fellow Hoosiers! When you're considering your housing options here in Indiana, especially if you're looking for an alternative to traditional stick-built homes, manufactured home communities often come into the picture. Today, we're taking a deep dive into Biltmore Estates MHC, located at 8230 N Roanoke Rd, Roanoke, IN 46783. For those of us in the Indiana region, Roanoke offers a pleasant, smaller-town atmosphere that can be very appealing.

However, choosing a place to call home involves much more than just its address or the type of housing. It's about the community, the management, and the overall living experience. In the case of Biltmore Estates MHC, while the concept of manufactured home living can offer flexibility and potential affordability, it’s critical to understand the real-world experiences of its residents. This article aims to provide a clear, engaging, and importantly, highly informative overview of Biltmore Estates MHC, drawing directly from publicly available information and extensive feedback from current and former residents. Our goal is to give you a comprehensive picture, allowing you to make the most informed decision about your potential new home in Indiana.

Biltmore Estates MHC is a mobile home park situated in the charming town of Roanoke, Indiana. Manufactured home communities, often referred to as mobile home parks, offer a distinct housing model where residents typically own their manufactured home but lease the land it sits on. This arrangement can sometimes present a more accessible pathway to homeownership compared to purchasing both a traditional house and the land.

The concept of living in a manufactured home community often appeals to Indiana residents for several reasons: it can be a more affordable entry point into homeownership, offer a sense of community, and provide individual space not always found in apartment living. Biltmore Estates MHC, at face value, presents itself as such a community in Roanoke. The town of Roanoke itself is a desirable location, known for its small-town charm, local businesses, and a comfortable pace of life that many Hoosiers seek.

However, it is paramount for any prospective resident to be aware that the overall living experience in a manufactured home park is heavily influenced by the quality and responsiveness of its management. In the case of Biltmore Estates MHC, the provided resident reviews paint a very concerning picture of persistent issues, severe dissatisfaction, and significant challenges related to management practices, property maintenance, and tenant relations. These reviews suggest that while the idea of living in Biltmore Estates might initially seem appealing, the reality of the day-to-day living experience, particularly under the current management (implied to be related to "Harmony Holdings company" from similar reviews of other properties), is fraught with difficulties. This article will delve into these specific concerns to provide a transparent view of what potential residents might encounter.

Biltmore Estates MHC is located at 8230 N Roanoke Rd, Roanoke, IN 46783, USA. Roanoke is a quaint town in Huntington County, Indiana, known for its historic downtown, local shops, and community events. This location offers a quieter, more rural living experience compared to larger metropolitan areas in Indiana, while still maintaining reasonable access to amenities.

From the perspective of an Indiana local, the accessibility of Biltmore Estates MHC would generally be considered good for those seeking a balance between peaceful living and necessary conveniences:

• Town of Roanoke: The immediate area provides access to the local charm of Roanoke. Main Street in Roanoke features a variety of unique boutiques, galleries, and local businesses, offering a pleasant environment for daily errands and leisure. You can find shops like Ella Chic Boutique, Magnolia & Moss Mercantile, and local art galleries, fostering a strong sense of local community.
• Proximity to Fort Wayne: While Roanoke offers small-town living, it's conveniently situated a relatively short drive from Fort Wayne, Indiana's second-largest city. This means residents have easy access to a wider range of shopping (e.g., Jefferson Pointe, Glenbrook Square), dining, major healthcare facilities (e.g., Lutheran Hospital, Parkview Regional Medical Center), and extensive employment opportunities that a large city provides. Driving time to central Fort Wayne is typically within 20-30 minutes.
• Major Road Access: N Roanoke Rd provides direct access to US-24, a major east-west highway that connects Roanoke to Fort Wayne to the northeast and Huntington to the southwest. This makes commuting and traveling quite straightforward.
• Schools: Families with children will find the community located within the Huntington County Community School Corporation district. Nearby schools include Roanoke Elementary School (well-regarded), Crestview Middle School, and Huntington North High School. The proximity to these schools is a positive for families.
• Rural Surroundings: The address places the community in an area that blends residential living with agricultural land, offering open spaces and a generally quieter environment compared to dense urban neighborhoods. This is appealing to Hoosiers who appreciate fresh air and a less congested lifestyle.

In summary, the location of Biltmore Estates MHC in Roanoke offers a desirable blend of small-town charm with practical accessibility to a major Indiana city, making it a potentially attractive spot for those looking for manufactured home living in a quieter setting.

Biltmore Estates MHC, as a mobile home park, is expected to offer essential services related to lot rental and community maintenance. However, based on the provided resident reviews, there are significant discrepancies and issues regarding how these services are delivered and communicated. Here’s a breakdown of the services typically offered and the reported problems:

• Mobile Home Lot Rentals: The core service is leasing land plots where residents place their manufactured homes. Residents are responsible for their home's maintenance, while the park manages the common areas and infrastructure.
• Utility Provision (Water, Sewer, Trash):
  • Water: Residents were initially told water was part of one bill with lot rent and trash, then informed it was a separate charge based on individual trailer usage. Subsequently, residents "found out that water is charged as a whole and split between all the trailers." This inconsistent billing and lack of transparency are major concerns. Furthermore, residents reported initial refusal to turn on water, and multiple instances of water being turned off for hours without notice. Severe issues like sewage backing up into homes (taking 3 months to fix) and prolonged water leaks from neighbor's properties (leading to flooded yards and residents being charged for water they didn't use) highlight critical failures in water and sewer management.
  • Trash: While initially told trash was included, residents later discovered it was an extra charge. There are also complaints about waste management not properly emptying bins, leaving them half full, and management being unresponsive to these issues.
  • Gas/Electric: Although not explicitly detailed regarding billing, one resident noted they were refused water until gas was turned on, indicating that residents are responsible for their own gas hookups and billing.
• Property Maintenance and Repairs:
  • Home-related Repairs (Park Responsibility): Reviewers cite severe issues that management allegedly failed to address, including:
    • Refusal to provide an AC unit despite it being in the purchase agreement.
    • Moldy and caving floors.
    • Improperly fixed roofs, leading to leaks.
    • Human feces backing up into pipes (taking a month to "fix not even properly").
    • Underneath belly leaks (denied by management despite evidence).
    • Failure to remove old carpet from previous owners in sheds.
    • Soft spots in flooring and ongoing roof leaks.
  • Community Maintenance: Complaints include "all the potholes that are doing damage to our vehicles" and "stray cats are everywhere and getting underneath not only our trailer but others," leading to "cat urine inside our home." This indicates a severe lack of attention to basic infrastructure and pest control.
• Management and Communication: This is a critically problematic service area.
  • Lack of Sympathy/Regard: Management is described as having "no sympathy or regards to problems."
  • Unresponsiveness: Residents report that management "never answer you or fix anything," are "hard to contact," and corporate "either hangup on you or don't return phone calls."
  • Limited Office Hours: "Their hours are 9a-5p so that way they cannot be bothered when people get off work an may have a complaint."
  • Billing Issues and Late Fees: Management is accused of falsifying posting dates for bills, leading to unfair late fees on water bills that were not posted on time. Residents are told they must check daily for water to be posted to avoid fees.
  • Title Delays: It took a year and a half for one resident to receive their trailer title.
  • High Turnover: The park has gone through "3 property managers" in a short time frame, indicating instability.
  • Refusal to Uphold Agreements: Verbal agreements for doors and lighting fixtures were not honored, requiring a lawyer's intervention for lighting.
• Rule Enforcement (Selective/Problematic): While rules for residents (like mowing flooded areas or dogs on leads) are mentioned, there are complaints that other tenants "let their dogs constantly run loose an not on leads," indicating inconsistent enforcement.

The extensive and severe nature of these reported service failures suggests that while a list of services may theoretically exist, the actual delivery and quality of these services at Biltmore Estates MHC are deeply problematic for residents.

While a mobile home park typically aims to provide a comfortable living environment, the "features" and "highlights" of Biltmore Estates MHC, as revealed by resident reviews, largely consist of significant operational and maintenance failures that severely detract from any potential positives. It is crucial for prospective residents in Indiana to understand these reported issues as defining characteristics of the community.

• Convenient Roanoke Location (Potential Positive): If there's any inherent positive, it's the park's physical location in Roanoke, IN. This offers a quieter, small-town atmosphere with access to local shops and community charm, while still being reasonably close to the larger city of Fort Wayne for extensive amenities. This geographic aspect is the only "feature" not directly criticized by residents, but its value is diminished by the internal problems.
• Individual Home Space (Standard for MHCs): As a manufactured home community, it offers individual home sites, providing more personal space than traditional apartment living. Residents typically have their own yard space, which can be appealing.

However, the overwhelming "highlights" from the resident feedback are negative and represent critical failures in community management and property upkeep:

• "Nightmare" Living Experience from Day One: The overarching highlight is the consistent description of a "nightmare" experience since moving in, characterized by "one problem after another." This sets a stark tone for the resident experience.
• Severe Maintenance Neglect:
  • Unfixed Water/Sewer Issues: Sewage backing up into homes, taking months to "fix not even properly"; refusal to turn on water for two weeks upon move-in; multiple unannounced water shut-offs; and charging residents for water from a neighbor's leak are critical health and financial hazards.
  • Structural and Appliance Failures: Floors with mold and soft spots, caving in; roofs leaking due to improper fixes; AC units not provided despite being in purchase agreements; and severe, unaddressed leaks underneath homes causing flooring issues are major structural deficiencies.
  • Pest Infestation: Uncontrolled stray cats getting under homes, causing a persistent smell of cat urine inside, indicates a significant pest control problem.
• Extremely Poor Management Responsiveness and Communication:
  • "New very bad management": A consistent complaint across reviews.
  • Complete Lack of Communication: Management reportedly refuses to answer phone messages or emails, is "very seldom in the office," and corporate either hangs up or doesn't return calls. This makes it impossible for residents to resolve issues.
  • Dishonest Billing Practices: Inconsistent and false information regarding utility billing (water and trash) and accusations of falsifying bill posting dates to charge late fees. The expectation that residents must "check every day for water to be posted" to avoid late fees on a bill that can be deliberately posted late is highly unethical.
  • Refusal to Honor Agreements: Management reneging on verbal agreements for home repairs (doors, lighting) and requiring legal intervention highlights a lack of integrity.
  • High Management Turnover: "Been through 3 property managers" in a short time frame indicates instability and likely contributes to the lack of consistent problem-solving.
• Safety and Upkeep Neglect:
  • Potholes: "All the potholes that are doing damage to our vehicles" shows a lack of basic road maintenance, impacting vehicle safety and maintenance costs for residents.
  • Uncontrolled Pets: Dogs running loose and not on leads, despite likely community rules, indicates a lack of enforcement and potential safety concerns for other residents and pets.
  • General Lack of Care: The overall sentiment that management "do not care about safety or upkeep" is a recurring theme, suggesting a deeply entrenched problem.
• Delayed Legal Documents: Taking over a year and a half to receive a trailer title is a significant administrative failure and can cause legal complications for homeowners.

In essence, the "highlights" of Biltmore Estates MHC are a litany of severe and unresolved issues that would deter any prospective resident seeking a stable, safe, and well-managed living environment in Indiana.

Based on the provided resident reviews, there are no mentions of any promotions or special offers at Biltmore Estates MHC. The feedback is entirely focused on severe operational issues and negative experiences, rather than any incentives or attractive deals. In fact, one reviewer explicitly stated, "They are only worried about making money," which implies a focus on revenue generation over resident satisfaction or promotional benefits.

Furthermore, given the nature of the complaints, such as being told different things about billing (water and trash costs changing, or being charged for a neighbor's water leak), and facing unexpected charges like property taxes in the first year, it is highly unlikely that any beneficial promotions would be reliably offered or honored.

For any Indiana local considering Biltmore Estates MHC, the absolute priority would not be to look for promotions, but to:

• Demand complete transparency on all costs: Get every single fee, charge, and utility breakdown in writing. Do not rely on verbal agreements.
• Understand the lease agreement thoroughly: Every clause, particularly those related to maintenance responsibilities, utility billing, and community rules.
• Verify property conditions: Conduct a meticulous inspection of any home or lot, looking for the issues mentioned by residents (mold, leaks, flooring, AC, etc.).
• Confirm management's responsiveness: Attempt to contact the office multiple times via phone and email to gauge their communication effectiveness before committing.

The resident experience described suggests that any potential "promotions" would be secondary to ensuring basic living standards and fair billing practices. The focus for prospective residents must shift from seeking deals to mitigating potential financial and living nightmares.

For Indiana residents who might still be interested in or need to contact Biltmore Estates MHC in Roanoke, despite the extensive negative feedback, here is the direct contact information:

• Address: 8230 N Roanoke Rd, Roanoke, IN 46783, USA
• Phone: (260) 676-2006
• Mobile Phone: +1 260-676-2006

Given the severe and consistent complaints from residents regarding management's unresponsiveness and difficulty in contact (e.g., "never answer you or fix anything," "hard to contact," "corporate either hangup on you or don't return phone calls"), it is crucial for any prospective resident to be prepared for potential challenges when attempting to reach them. If you do manage to make contact, it is highly advisable to:

• Document the date and time of all calls.
• Note the name of anyone you speak with.
• Follow up all verbal communications with an email summarizing the discussion.
• Request all information, particularly about fees, utility billing, and promises of repairs, in writing before making any commitment.

The feedback suggests that the management is often not in the office during posted hours, making direct visits potentially unproductive as well. Persistence and meticulous record-keeping will be essential for anyone attempting to engage with this property's management.

When considering Biltmore Estates MHC in Roanoke, Indiana, for local residents, a thorough and realistic assessment based on available public data is crucial. While the concept of a manufactured home community can offer an affordable housing alternative and the appeal of Roanoke's small-town charm, the extensive and severe negative feedback from current and former residents significantly impacts its suitability.

The primary theoretical suitability for Indiana locals lies solely in its geographic location. Roanoke offers a peaceful, rural environment that many Hoosiers desire, moving away from the hustle of larger cities. It still provides reasonable accessibility to amenities within Roanoke itself and the broader offerings of Fort Wayne, including shopping, dining, and educational and healthcare facilities. For those seeking to minimize housing costs while maintaining a sense of individual home ownership with a yard, manufactured home parks like Biltmore Estates can conceptually fit this need.

However, it is critical to state that based on the detailed resident reviews, Biltmore Estates MHC, under its current management, appears to be profoundly unsuitable for most Indiana locals. The sheer volume and severity of complaints paint a picture of a living situation that is, at best, deeply frustrating and, at worst, unsafe and financially exploitative. Key reasons for this unsuitability include:

• Severe Management Dysfunctions: Consistent reports of unresponsiveness, lack of sympathy, difficulty in contact, high turnover, and alleged dishonest billing practices create an unbearable living environment where residents feel ignored and exploited. No Indiana resident should have to "check every day for water to be posted" to avoid unjustified late fees, or require a lawyer to get basic repairs done.
• Critical Maintenance Neglect: Issues ranging from sewage backing up into homes, persistent leaks, moldy floors, unaddressed AC failures, to significant potholes and stray animal infestations, indicate a severe disregard for basic living standards, health, and safety. This translates into additional out-of-pocket costs and significant stress for residents.
• Lack of Transparency and Trust: The conflicting information about utility billing, the refusal to honor verbal agreements, and the delayed provision of legal documents like trailer titles erode any possibility of trust between residents and management.

For an Indiana local, finding a home that offers stability, fair treatment, and a safe, well-maintained environment is paramount. The feedback on Biltmore Estates MHC overwhelmingly suggests that these fundamental aspects are severely lacking. While the idea of affordable homeownership in Roanoke might be attractive, the documented daily challenges and lack of basic support from management would likely negate any initial benefits. Therefore, based on the provided information, Biltmore Estates MHC, in its current state, cannot be recommended as a suitable place for Indiana locals to live without significant, verified improvements in its management and maintenance practices.

Biltmore Estates MHC

8230 N Roanoke Rd, Roanoke, IN 46783, USA