Shadow Stone Adult Community

- 12 W Cedar St, Palmyra, PA 17078

The decision to transition into an active adult lifestyle often involves seeking housing that provides convenience, safety, and a sense of community. For many Central Pennsylvania residents, the answer lies in the streamlined living offered by a manufactured home community. Shadow Stone Adult Community, also known as Shadowstone Village, in Palmyra, PA, presents itself as one such option—a dedicated 55+ neighborhood nestled within the desirable Lebanon County landscape.

Shadow Stone offers a unique model of home ownership that is common in manufactured home parks: residents purchase their home, but they rent the land, or 'lot,' on which the home sits. This model can often provide a more affordable entry point into the real estate market in a high-demand area. Located right in the Borough of Palmyra, this community aims to create a tranquil environment where older adults can enjoy their retirement years with the ease of single-story living and the peace of a dedicated adult-only setting. The governing Rules and Regulations of Shadow Stone Village are designed to promote a "safe, comfortable, attractive and enjoyable environment," which is a key priority for many prospective 55+ residents looking to downsize.

The sense of safety and the absence of the typical bustle associated with family neighborhoods are consistently cited as significant positives. However, as with any regulated community, the financial structure and the enforcement of neighborhood rules are critical considerations that prospective Pennsylvania buyers must thoroughly investigate. The cost of living involves a monthly lot rent fee, which has been cited in the approximate range of $425 to $570, but this fee is not all-inclusive, requiring residents to budget for substantial out-of-pocket expenses.

Introduction / Overview

Shadow Stone Adult Community is a private, age-restricted (55+) manufactured home park located in Palmyra, Lebanon County, Pennsylvania. It is governed by corporate management and structured around the principle that residents own their individual manufactured or modular home while leasing the lot from the community owner. This distinction is foundational to the resident experience, as it dictates the financial obligations, maintenance responsibilities, and adherence to community-specific rules. The primary appeal of Shadow Stone is the quiet atmosphere that comes from being an adult-only community, offering safe, single-level living in a convenient location near local Palmyra amenities. The community is focused on providing an environment for active adults who prioritize a low-maintenance, simplified lifestyle.

Location and Accessibility

The community is situated at 12 W Cedar St, Palmyra, PA 17078, positioning it in a highly convenient and central area of the Palmyra Borough.

• Central Proximity: Shadow Stone is centrally located, often cited as being just one block from Main Street, offering residents easy, walkable access to local businesses, salons, pizza shops, and other restaurants without needing to drive.
• Regional Convenience: Its location in Lebanon County provides excellent accessibility to major regional centers, including Hershey (famous for its attractions and medical facilities), Harrisburg (the state capital), and Lancaster, making it a viable option for those who wish to remain connected to the broader Central Pennsylvania region.
• Community Access: The central location allows residents to quickly access local amenities and services within Palmyra itself, fostering a sense of neighborhood integration.

However, potential residents should be fully aware of a significant geographical feature: the proximity to active train tracks. Public feedback indicates that trains pass through the area multiple times a day and night. While this is a factual characteristic of the location, individuals sensitive to noise should factor this into their decision-making process, as it is a permanent aspect of life at this location.

Services Offered

The monthly lot fee at Shadow Stone Adult Community covers the rental of the land and is designed to manage the core infrastructure of the park. However, prospective residents must be diligent in understanding the exclusions, as they significantly affect the total cost of living.

What the Monthly Lot Fee *Typically* Covers (Subject to Change):

• Ground Rental: The lease of the land lot on which the resident's home is situated.
• Main Road Snow Removal: Maintenance and clearing of the community’s main thoroughfares.
• Community Area Maintenance: Upkeep of any common grounds, community center, or shared features, where applicable.
• Access to Community Center/Pavilion: Use of any designated common gathering spaces for social events or personal use (subject to community rules).

What the Lot Fee *DOES NOT* Cover (Crucial Out-of-Pocket Expenses):

• All Utilities: This includes water, sewer, trash removal, electric, heat, and gas—all of which are the sole responsibility of the resident.
• Home & Lot Maintenance: Residents are responsible for all maintenance and repairs to their modular home, snow removal on their driveway/sidewalks, and cutting/maintaining their own grass and lawn.
• Property Taxes on Land Improvements: A significant and complex cost: residents are responsible for paying property taxes assessed on the home and potentially the land improvements, even though they do not own the land itself. Reports suggest this can total approximately $2,000 annually, necessitating careful financial planning.

Features / Highlights

The most compelling features of Shadow Stone Adult Community are centered on the lifestyle it provides for its target demographic:

• 55+ Age Restriction: The community’s primary highlight is the adult-only environment, ensuring a peaceful, predictable, and quiet atmosphere, free from the noise and activity of young children running around.
• Security and Safety: Residents frequently cite the community as a safe neighborhood, which is a paramount concern for older adults and those living alone.
• Home Ownership: Residents maintain ownership of their physical manufactured or modular home, allowing for personalization and building equity in the structure, even while renting the lot.
• Single-Story Living: Most homes are designed for convenient, accessible, single-floor living, a key benefit for active adults looking to downsize or age in place.
• Community Life Potential: The structure allows for organized social activities and neighborly interaction, offering the potential for a friendly and welcoming environment for residents seeking connection.

Important Considerations and Disclosures

In the interest of factual and professional reporting, prospective residents must be aware of the community challenges disclosed by current occupants:

The Pet Policy Controversy: While the community rules or contracts may state that Shadow Stone Village is pet-friendly, residents report that this is highly conditional. Issues have arisen where corporate management allegedly responds to complaints from a single resident by issuing uninvestigated "nuisance notices" and even eviction threats to dog owners. The prevailing sentiment among pet owners is that the rules are now enforced so strictly that they essentially prohibit any normal, brief dog noises, creating a "silent and unwelcoming" atmosphere for pet lovers. Prospective dog owners should investigate the current enforcement practices and obtain clarification on the specific, enforceable rules regarding animal noise and behavior before moving in, noting that some current residents feel the park’s enforcement contradicts the Borough of Palmyra's own animal nuisance ordinances.

Financial Clarity: The non-inclusive nature of the monthly fee, combined with the responsibility for local property taxes on a lot that is not owned, requires a higher degree of financial diligence than many other housing models. Potential buyers must obtain a current, itemized breakdown of all associated costs and taxes from community management to avoid unexpected expenses.

Contact Information

To get the most accurate, current information on lot rent fees, available home listings, and official community rules, prospective residents should contact Shadow Stone Adult Community directly.

Address: 12 W Cedar St, Palmyra, PA 17078, USA

Phone: (717) 838-5000 or Mobile: +1 717-838-5000

Conclusion: Why this place is suitable for locals

Shadow Stone Adult Community holds significant appeal for Pennsylvania locals, particularly those in the Central PA region, seeking a specific type of retirement lifestyle. It offers a clear path to home ownership in the desirable Palmyra area, which is typically more expensive for traditional stick-built housing. The 55+ environment guarantees a quiet, predictable, and safe neighborhood, eliminating the chaos of high-traffic areas and creating a strong sense of security—a major draw for active adults. The home design promotes ease of living with single-story floor plans, perfect for aging in place. However, the suitability of Shadow Stone is entirely dependent on a resident’s priorities and tolerance for the unique challenges. For individuals who prioritize an extremely quiet, adult-focused environment and are not deterred by the non-inclusive fee structure and nearby train activity, this community offers a value proposition as a well-situated, private, and secure option. For those who own dogs or require a truly amenity-rich, all-inclusive monthly payment, a deep and thorough investigation of the community’s current financial and pet-related policies is not just recommended—it is essential to ensure that Shadow Stone Village remains the peaceful, welcoming home they envision.

Shadow Stone Adult Community

12 W Cedar St, Palmyra, PA 17078, USA