Timberend Estates

- 528 Ruben Kehrer Rd, Muncy, PA 17756

For many residents across Pennsylvania, manufactured home communities represent an important, accessible pathway to homeownership, offering a more affordable alternative to traditional stick-built housing. Timberend Estates, situated in a scenic setting outside of Muncy, PA, is one such community that has historically provided this option. Positioned amidst the rolling hills and trees of Lycoming County, the park presents itself as a neighborhood designed for a relaxed lifestyle, appealing to Pennsylvanians looking for both a country feel and proximity to local conveniences.

Timberend Estates offers individual homes placed on leased land lots, allowing residents to own their home while benefitting from the structure of a larger, managed community. The park is sizable, featuring over 150 spaces across 70.6 acres, and is managed by ARX Communities, a firm that operates multiple properties across the region. While the promotional descriptions highlight the promise of a quiet life, spacious yards, and easy access to amenities, it is important for prospective Pennsylvania residents to conduct thorough due diligence, as current resident feedback indicates ongoing concerns regarding the aging infrastructure and management practices, a key consideration for anyone planning a long-term move to the area. The strength of the local neighborhood, with many residents reporting strong bonds and good neighbors, remains a highly valued feature of the estate.

Timberend Estates boasts a desirable location for Pennsylvanians who appreciate a blend of rural scenery and suburban convenience. Located at 528 Ruben Kehrer Road, the community sits in a tranquil area just outside the Muncy borough center, giving it a peaceful, country feel that is highly sought after in Lycoming County.

Despite its secluded atmosphere, accessibility is a significant benefit. The park is located near major commuter routes, specifically being adjacent to Highway I-180. This proximity ensures quick and easy travel to Williamsport, the largest nearby city, which offers extensive retail options, healthcare facilities, and cultural attractions. For local shopping, the community is conveniently located near the area that was once home to the Lycoming Mall and the surrounding commercial district, which includes gyms, restaurants, and other essential services. This balance of a quiet residential setting and convenient access to regional hubs like Berwick, Sunbury, and Bloomsburg makes the location practical for both working families and retirees who rely on ease of travel throughout Central Pennsylvania. However, note that with a low walk score, the community is classified as car-dependent, meaning personal transportation is necessary to access amenities.

As a structured manufactured home community, Timberend Estates provides the foundational framework and utilities necessary for residents to enjoy homeownership on leased land. The official community structure is designed to include a defined set of services, though their current operational status is a point of resident discussion.

• Lot Lease Services: Residents lease the individual lot their home sits on, which includes hookups to community-level utilities. Homes in the park are connected to community water and a private sewer system, which are essential services maintained by the park management.
• On-Site Management and Maintenance: The community is advertised as having on-site management and offering 24-hour emergency maintenance services. This structure is intended to ensure timely response to community-wide issues and resident concerns, although current residents have expressed significant dissatisfaction with the responsiveness and quality of infrastructure repairs, particularly concerning the aged water and sewer systems.
• Waste Management: Trash collection is provided as a contracted service, with residents paying a designated monthly fee for this essential utility.
• Infrastructure Oversight: Management is officially responsible for the maintenance of internal community roads and common areas. While the commitment to reinvestment is stated by the ownership, residents report major issues with broken and buckling road surfaces and deep drainage ditches that require attention.
• Pet-Friendly Policy: The community officially welcomes pets, a major draw for Pennsylvania homeowners, though this feature comes with additional pet rent and deposit fees.
• RV/Boat Storage: A beneficial convenience for homeowners, Timberend Estates offers designated areas for the storage of recreational vehicles and boats, helping residents keep their individual lots tidy and compliant with park standards.

Homes within Timberend Estates typically offer the attractive features that appeal to the modern homeowner, often at a lower price point than similar traditional housing in the Muncy area.

• Variety of Housing Stock: The estate contains a mix of homes, including both older and newer manufactured homes, with many built post-2000. These homes often feature modern amenities such as open concept floor plans, central air conditioning, updated kitchens with laminate counters, and laundry facilities.
• Large, Private Lots: The community's expansive 70-acre size allows for spacious lots, giving residents private yards suitable for gardening, barbecues, and outdoor activities, which is a major advantage over apartments or dense housing.
• Affordability of Ownership: The core appeal of manufactured home living—lower upfront purchase prices compared to site-built homes—is a significant draw for cost-conscious Pennsylvanians, including seniors, veterans, and single parents. However, prospective buyers should factor in the reported high and increasing combined monthly lot rent and utility fees.
• Natural and Wooded Setting: Located adjacent to the tree line, many lots offer views and a tranquil backdrop, enhancing the country living feel and contributing to a peaceful residential experience.
• Strong Sense of Neighborly Community: A defining and consistently positive element of the estate, according to residents, is the presence of good, supportive neighbors who look out for one another. This intangible benefit is vital for creating a lasting and comfortable home environment.

For Pennsylvania residents interested in learning more about lot availability or community policies at Timberend Estates, the management can be reached using the contact details provided:

• Address: 528 Ruben Kehrer Rd, Muncy, PA 17756, USA
• Phone: (570) 553-5743
• Mobile Phone: +1 570-553-5743

Timberend Estates offers a structured path to affordable home ownership in a picturesque corner of Central Pennsylvania. For local residents, the community’s suitability lies in several key areas. First, it democratizes homeownership, making it attainable for various demographics, including seniors and families, by drastically lowering the cost of the physical structure compared to traditional real estate. Second, its quiet, country location near Muncy provides the desired peace and tranquility without sacrificing access to major Lycoming County infrastructure, schools, and shopping centers via I-180. Third, and perhaps most importantly, the established neighborly bonds—cited by long-term residents as the community’s greatest strength—create a supportive and welcoming environment that is often difficult to find.

However, in line with the principle of factual representation, prospective buyers are strongly encouraged to thoroughly investigate the current state of infrastructure, including the reported issues with water and sewer systems and road maintenance, and to fully understand the total monthly financial commitment, including the multiple associated fees in addition to the base lot rent. Ultimately, the decision for a Pennsylvanian to move here should be based on a balanced view of the community's appealing setting, its core affordability model, the reported quality of its homes, and a clear-eyed assessment of the ongoing, publicly reported management and maintenance challenges.

Timberend Estates

528 Ruben Kehrer Rd, Muncy, PA 17756, USA