Highlands

For Michiganders considering manufactured home living, the Highlands community in Mt. Morris, MI, represents a complex picture of long-term residency and ongoing operational challenges. Like any large residential community, Highlands has a diverse range of resident experiences, reflecting both positive aspects of neighborhood life and areas that require significant attention from management. Understanding these perspectives is crucial for anyone looking to make Highlands their home.

Many residents have established deep roots within the Highlands community, with some having lived there for over a decade, indicating a certain level of stability and familiarity. As one long-term resident noted, "I have lived there for 15 years it's a pretty good place to live." This longevity often points to the fundamental appeal of the location and the potential for residents to build a sense of belonging among their neighbors. The positive mention of the manager, Sherri, who "will work with you," suggests that individual interactions with staff can be supportive and helpful, providing a personal touch that can be highly valued in a residential setting.

However, the community also faces significant and consistently voiced concerns, particularly regarding maintenance, communication, and rising costs. Over the past four years, residents have reported substantial increases in lot rent, which can pose a challenge, especially for those on fixed incomes. This financial aspect is a critical consideration for prospective residents, as affordability is often a primary driver for choosing manufactured home living. The recurring issue of annual rent increases highlights a need for transparent communication and potentially more predictable financial planning for residents.

Operational issues, particularly concerning maintenance of common areas, snow plowing, and tree care, are also prominent. Residents express frustration with perceived neglect in these areas, describing maintenance as minimal and snow removal as poor, often leading to property damage. Furthermore, the functionality of promised amenities, such as the security gates, which have reportedly been broken for years, raises questions about the delivery of advertised features and overall park security. The issue of dogs running freely in common areas also points to a need for more consistent enforcement of community rules to ensure safety and comfort for all residents.

The core takeaway for Michiganders considering Highlands is that while the community offers the potential for long-term residency and positive individual interactions with management, it also presents significant challenges related to ongoing maintenance, amenity functionality, and the financial impact of annual rent increases. Prospective residents should thoroughly investigate these areas and engage directly with current residents to form a comprehensive understanding of what living in Highlands truly entails.

Highlands Manufactured Home Community is located at 2197 E Mt Morris Rd, Mt Morris, MI 48458, USA. This address places it within Mt. Morris, a township in Genesee County, Michigan. The location offers residents a blend of suburban living with access to the wider amenities of the Flint metropolitan area.

Mt. Morris is situated just north of Flint, providing residents of Highlands with convenient access to a variety of services, employment opportunities, and recreational facilities. The community's position on E Mt Morris Rd means it's easily reachable from major local thoroughfares, facilitating commutes within Mt. Morris and to neighboring cities. For instance, residents have relatively straightforward access to I-75 and US-23, key interstates that connect to other major cities across Michigan, including Detroit to the south and Saginaw/Bay City to the north. This connectivity is vital for residents who work outside of Mt. Morris or frequently travel throughout the state.

Within the immediate vicinity of Mt. Morris, residents can find essential services such as grocery stores, pharmacies, local businesses, and dining options. While specific public transportation links directly to the community are not detailed, the general Genesee County area does have some public transit options that might serve parts of Mt. Morris. However, like many suburban communities, personal vehicle ownership is likely common for most residents.

The area around Mt. Morris offers various recreational opportunities, including local parks and natural areas. While the community itself has common areas, concerns about their maintenance and use (e.g., as unsupervised dog parks) are noted. For broader outdoor activities, residents can access state parks and recreational areas within Genesee County or slightly further afield, such as those along the Flint River. The location of Highlands balances a sense of being set apart from direct urban density with the practicality of being near necessary amenities and major transportation routes, making it a viable option for Michiganders looking for manufactured home living in the Genesee County area.

Based on the provided resident reviews, Highlands Manufactured Home Community offers several services typical of a managed mobile home park, though the quality and consistency of these services are subjects of significant resident feedback.

• Lot Leasing: The primary service is the leasing of individual lots for manufactured homes. Residents pay lot rent for the space their home occupies, which typically includes access to common infrastructure.
• Common Area Mowing: Maintenance services are noted to include mowing of common areas, ensuring that these shared green spaces are kept cut.
• Road Patching: The park reportedly undertakes some efforts to patch holes in the internal roads, indicating a basic level of road maintenance.
• Snow Plowing (with caveats): A snow plowing service for internal roads is provided during winter months. However, resident reviews indicate that this service is "questionable" and "done poorly," often resulting in "damaged lawns" and piles of snow obstructing driveways.
• Community Management: The park has a management team, with one manager, Sherri, noted for her willingness to "work with you." However, broader feedback suggests issues with management responsiveness, communication, and providing accurate information.
• Utility Access: While residents pay their own utility bills, the park controls the water bill, indicating that the water infrastructure is managed by the community, though frequent "water line breaks underground" are a significant concern.
• Online Rent Payment: Residents are "forced to use their website to pay lot rent," with an additional $25 charge for money order payments, indicating a move towards digital payment methods.

Highlands Manufactured Home Community presents a mixed bag of features and highlights, reflecting both its potential and the challenges it currently faces, as described by residents.

• Long-Term Residency: A notable highlight is the presence of residents who have lived there for 15 years or more, suggesting a core group of individuals who find the location and community appealing despite challenges. This indicates a certain level of stability for long-term residents.
• Individual Manager Support: One specific manager, Sherri, is highlighted for her willingness to "work with you," which points to instances of positive, personalized resident-management interactions.
• Community Potential: The park is recognized for its "potential to do so much better," implying that the underlying structure and location hold promise for a desirable living environment if managed differently. Residents explicitly wish for "massive improvements."
• Opportunity for Homeownership: As a manufactured home community, Highlands provides an avenue for more affordable homeownership compared to traditional housing, making it a financial consideration for Michiganders seeking this option.
• Located in Genesee County: Its location in Mt. Morris offers proximity to the broader amenities and employment opportunities of the Flint metropolitan area, balancing suburban living with urban access.

However, it's crucial to acknowledge the significant challenges identified by residents which counteract these potential highlights:

• Broken Security Gates: A major highlight for residents seeking a gated community is the consistent malfunction of the security gates since at least 2021, undermining the promised security.
• Poor Maintenance of Common Areas: Beyond just mowing, residents report issues with road patching, lack of tree maintenance (including fallen limbs), and damaged lawns from snow plowing that are not repaired.
• Questionable Snow Plowing: The snow removal service is consistently criticized for being poorly done, creating obstacles and damaging property.
• Frequent Water Line Breaks: A critical ongoing issue is recurrent underground water line breaks, leading to water outages and dirty water without compensation for residents, despite the park controlling water billing.
• Unsupervised "Dog Park" Issues: Common areas intended for general enjoyment are reportedly being used as unsupervised, non-gated dog parks, with dogs running freely, raising safety concerns for other residents.
• Significant Annual Lot Rent Increases: Lot rent has seen substantial annual increases, making the community less affordable, especially for those on fixed incomes.
• Management Communication Issues: Complaints about management include not returning calls, providing false information, lying, and refusing to address resident issues, despite promises to do so.

Based on the provided resident feedback, Highlands Manufactured Home Community appears to offer a specific incentive for current residents to encourage new residents to move in. However, the review strongly advises against taking this incentive, implying that the resident's negative experiences outweigh any referral bonus.

• Resident Referral Incentive: The review explicitly states, "I do not recommend this park to anyone even though they offer an incentive for residents to do so." This indicates that some form of financial or other benefit is provided to existing residents who successfully refer new tenants.

Beyond this, typical "promotions" for a manufactured home park would usually revolve around attracting new residents through:

• New Resident Specials: This could include reduced lot rent for an introductory period, waived application fees, or other concessions for those signing a new lease.
• Home Purchase Assistance/Partnerships: While Highlands leases the lots, they might have relationships with manufactured home dealers who offer special pricing or financing for homes being placed in their community.

Given the significant and vocal concerns raised by current residents, prospective Michiganders should approach any advertised incentives with caution and conduct thorough due diligence. It is crucial to verify any promises made, particularly regarding community features like working security gates, and to understand the full financial commitment, including the history of annual lot rent increases. For the most accurate information on current lot rent and any available offers, direct contact with Highlands management is necessary, but should be coupled with independent research and potentially speaking with current residents on site.

If you wish to contact Highlands Manufactured Home Community to inquire about lot availability, current lot rent, or any other details, you can use the following information:

• Address: 2197 E Mt Morris Rd, Mt Morris, MI 48458, USA
• Phone: (810) 687-2199
• Mobile Phone: +1 810-687-2199

It is strongly advised for prospective residents to prepare a list of specific questions regarding the concerns highlighted in resident reviews, such as the functionality of security gates, maintenance schedules, water line break history, and detailed information on lot rent increases. Direct communication is essential for obtaining current information, but independent verification through visiting the park and observing conditions, and potentially speaking with current residents, is highly recommended.

For Michiganders considering manufactured home living, Highlands in Mt. Morris presents a complex decision. On one hand, the presence of long-term residents, some spanning 15 years, suggests that for some, the community provides a stable place to call home. The individual positive feedback regarding manager Sherri indicates that direct, supportive interactions with staff are possible. For those prioritizing an affordable path to homeownership in Genesee County, this community theoretically offers that entry point, with its location providing access to the amenities of Mt. Morris and the broader Flint area.

However, it is crucial for prospective local residents to be fully aware of the significant and consistent challenges highlighted by current residents. Concerns about substantial annual lot rent increases, particularly for those on fixed incomes, indicate a potential financial strain. The consistent reports of poor maintenance – including questionable snow plowing, unaddressed tree issues, and damaged lawns – along with frequent water line breaks and related service interruptions without compensation, point to considerable operational deficiencies. The non-functional security gates, despite being a major selling point for some seeking a gated community, represent a clear discrepancy between promise and reality.

Ultimately, while Highlands may offer the initial affordability of manufactured home living and a long-standing presence in the community, the widespread and serious concerns about management responsiveness, maintenance standards, and rising costs demand careful consideration. For Michiganders, suitability here would depend heavily on their tolerance for these ongoing issues. While the potential for improvement is acknowledged by residents, the current reality suggests that prospective occupants should conduct extensive due diligence, including on-site visits and direct conversations with existing tenants, to ensure it aligns with their expectations for a comfortable and well-managed home environment. It is a place with established roots but also significant challenges that must be weighed carefully.