Rustic Ridge MHP

- 3010 W 49th St, Davenport, IA 52806

For those of us in Iowa considering manufactured home living as an affordable and independent housing solution, understanding the nuances of a community is paramount. Mobile home parks offer a unique residential experience, often providing a sense of neighborhood and a more manageable cost of living compared to traditional stick-built homes. Today, we’re taking a detailed look at Rustic Ridge MHP, located right here in Davenport. This article is written from your perspective, fellow Iowans, aiming to provide a clear, factual, and comprehensive overview of this community, drawing heavily on direct resident feedback and vital information regarding Iowa's mobile home laws.

The landscape of manufactured housing in Iowa is governed by specific state laws designed to protect both park owners and residents. As Iowans, it's crucial to be well-informed about your rights and responsibilities when considering a mobile home park. Rustic Ridge MHP, currently managed by Blank Family Communities, has recently been the subject of significant resident commentary. While all communities have their challenges, the feedback for Rustic Ridge highlights a critical need for prospective residents to be fully aware of the experiences shared by current and former tenants. Let's delve into the specifics of Rustic Ridge MHP, focusing on its location, general services, and the crucial insights provided by its residents.

Rustic Ridge MHP is situated at 3010 W 49th St, Davenport, IA 52806, USA. This address places the park within the city limits of Davenport, a major hub in the Quad Cities metropolitan area that straddles the Mississippi River and the Iowa-Illinois border. The location on W 49th Street suggests a suburban setting, offering residents a blend of residential tranquility with relatively easy access to the broader urban amenities of Davenport.

Being located in Davenport provides residents with convenient access to a wide array of essential services and recreational opportunities. Within a reasonable driving distance, residents can access numerous grocery stores, diverse dining establishments, retail shopping centers, healthcare facilities, and educational institutions. The Quad Cities region itself boasts attractions like riverboat casinos, various parks, golf courses, and cultural venues, ensuring that residents have plenty of options for leisure and entertainment. The park's address in Davenport means good connectivity to major roads, facilitating commutes for work or travel throughout Iowa and beyond. However, while the location offers convenience, the current state of internal park infrastructure, specifically the roads, appears to be a significant concern according to recent reviews.

As a manufactured home community, Rustic Ridge MHP provides the fundamental services inherent to this type of housing. These primarily revolve around lot rental and the maintenance of common areas and essential utilities. However, direct public information regarding the full scope of specific services for Rustic Ridge MHP is limited, and resident feedback points to significant issues in the delivery and transparency of these services under the current management, Blank Family Communities.

Typically, mobile home parks offer:

• Lot Rental: Residents own their manufactured homes and lease the land (lot) from the park. This lease agreement dictates the terms of occupancy.
• Utility Hookups: Each lot is expected to have connections for essential utilities, including water, sewer, and electricity. However, reviews explicitly mention concerns about "Water billing transparency" and water being "repeatedly shut off for non payment" by the park, suggesting issues with consistent service provision or billing practices. Iowa law (Iowa Code Chapter 562B) mandates detailed billing information for utilities.
• Community Management: The park is managed by Blank Family Communities, a company that manages numerous manufactured housing communities. Residents report ongoing issues with management responsiveness, communication, and adherence to Iowa law, specifically regarding notice periods for rent increases. One review highlights "it took over a month of calling and emailing for the new manager, Chris, to finally tell us, 'Well, it's going up anyways.'" This directly contrasts with Iowa law, which generally requires 90 days' written notice for rent increases in manufactured home communities.
• Common Area Maintenance: This typically includes maintenance of internal roads and shared spaces. However, a critical issue highlighted by residents is that the "Park road is almost undrivable," indicating a severe lack of maintenance for a fundamental park amenity. The state of mailboxes also appears to be a long-standing issue, with residents having to pick up mail at the post office.

The feedback suggests a significant disconnect between expected services and actual provision, particularly concerning communication, utility billing, and infrastructure maintenance.

The "features" and "highlights" of Rustic Ridge MHP, based on the provided resident reviews, are currently overshadowed by serious concerns. While a well-managed mobile home park would typically highlight community amenities, safety, and well-maintained infrastructure, the recent feedback paints a different picture:

• Location in Davenport: The physical location in Davenport remains a consistent feature, offering proximity to urban amenities and major transport routes.

However, the prevailing "highlights" from recent resident experiences are unfortunately negative, pointing to critical issues:

• Frequent and Potentially Illegal Rent/Utility Increases: Residents report that the "Park constantly raises rents and utilities sometimes without 90 day notices required by law." Iowa law explicitly states that landlords must give at least 90 days' written notice before any rent or utility rate increases in manufactured home communities.
• Lack of Lease Agreements: A significant concern raised by residents who own their homes is the alleged absence of formal "leases under your company," questioning how the park can legally "alter leases that do not exist." Iowa law (Iowa Code section 562B.14) states that a written rental agreement is not required, but the landlord must offer the tenant the opportunity to enter into one.
• Water Billing Transparency Issues: Residents claim they are "not provided with detailed water usage statistics as required by law," indicating a potential violation of Iowa's mandates for detailed utility billing information.
• Deteriorating Infrastructure: The park road is described as "almost undrivable," and mailboxes have been broken for "months," forcing residents to collect mail elsewhere. These point to severe neglect of basic infrastructure.
• High Resident Turnover: The statement "Over half the park has moved out after Corey Woodruff took over and Blank Family Communities now runs the property" suggests a significant exodus of residents, indicating widespread dissatisfaction. The visible "numerous 'For Sale' signs" corroborate this.
• Allegations of Title Retention and Disputes: A particularly alarming claim involves the park allegedly retaining a home's title after it was fully paid off, leading to a public dispute. This raises serious questions about property rights and fair dealing.
• Legal Disputes: References to a lawyer quitting during a water dispute and impending public sharing of contact details for former residents suggest ongoing and serious legal conflicts between residents and management.

These points suggest that the primary "features" experienced by residents are currently related to management disputes and deteriorating living conditions rather than positive amenities.

Based on the provided information, there are no specific promotions or special offers explicitly mentioned for Rustic Ridge MHP. In manufactured home communities, typical "offers" might relate to incentives for new home purchases or lot lease agreements.

However, given the extensive and severe negative feedback from residents, any claims of "promotions" or "specials" would need to be viewed with extreme caution. Prospective residents are strongly advised to thoroughly investigate all terms, conditions, and the current living environment before considering any financial commitments. Direct contact with residents (if possible and ethical), as well as consultation with legal counsel regarding Iowa's manufactured home landlord-tenant laws (Iowa Code Chapter 562B), would be essential steps before considering any offers from this park.

For inquiries regarding Rustic Ridge MHP, or to attempt to speak with management, you can use the following contact details:

• Address: 3010 W 49th St, Davenport, IA 52806, USA
• Phone: (563) 213-5560
• Mobile Phone: +1 563-213-5560

It is imperative for any prospective resident to understand that direct communication with the park management is crucial, but it should be accompanied by thorough independent verification of all claims and a clear understanding of your rights under Iowa law. Considering the serious allegations made by current and former residents, it would be prudent to approach any interactions with caution and to seek legal advice if considering moving into this community.

For us Iowans seeking a manufactured home community in Davenport, Rustic Ridge MHP presents a challenging and concerning outlook based on recent resident feedback. While its location in Davenport offers access to urban amenities, the pervasive issues highlighted by current and former residents significantly undermine its suitability. The fundamental expectations of a residential community—clear communication, adherence to legal requirements, maintenance of infrastructure, and a safe living environment—appear to be severely compromised.

The reported practices regarding rent increases, water billing, absence of proper lease agreements for homeowners, and the deteriorating condition of roads and mailboxes are serious red flags that directly contravene established Iowa landlord-tenant laws for manufactured home communities. The significant resident turnover and strong "AVOID AT ALL COSTS!" warning from a current resident indicate a widespread and deeply negative living experience. Therefore, while manufactured home parks generally offer an affordable housing solution, Rustic Ridge MHP, as described by its residents, currently appears unsuitable for Iowans looking for a stable, secure, and well-managed place to call home. Any local considering this park must exercise extreme caution, understand their legal rights under Iowa Code Chapter 562B, and undertake extensive due diligence, potentially including legal consultation, before making any commitments.

Rustic Ridge MHP

3010 W 49th St, Davenport, IA 52806, USA