Tuttle Mobile Home Pk, Manhattan, KS

Introduction / Overview

For many individuals and families across Kansas, manufactured home communities present an essential option for finding affordable rental housing. The Tuttle Mobile Home Pk, located in Manhattan, KS, near the expansive Tuttle Creek area, is one such community that appears to offer homes at a lower entry cost than the Manhattan average. However, prospective local users considering this location must approach their decision with a clear and cautious understanding of the residential reality, as reported by recent and long-term tenants.

While the general appeal of a mobile home park is the lower monthly rent compared to typical apartment or single-family home rents in the Manhattan region, the overall cost of living and quality of the accommodation at Tuttle Mobile Home Pk are subjects of serious public concern. The reviews available paint a stark picture of significant property-wide and unit-specific maintenance deficits, coupled with extremely high, possibly prohibitive, utility costs.

This article serves as a factual, professional resource for Kansas residents, detailing the community’s basic information while transparently highlighting the critical challenges reported by those who have lived there. It is strongly advised that any interested party conduct a thorough, in-person inspection of the specific unit and request verifiable documentation on the home’s energy efficiency and maintenance history before committing to a lease agreement. The goal is to provide a comprehensive, albeit cautionary, perspective on the housing experience at Tuttle Mobile Home Pk.

Reported Financial and Maintenance Concerns

The primary issue reported by current and former residents revolves around the poor condition of the rental units and the resulting financial strain on the tenants. One detailed review specifically mentions moving into a unit that was described as "completely redone" but was found to have only a "huge bandaid over it." This lack of foundational repair allegedly resulted in several serious issues. Tenants report walls "separating from the joints" and cracking beyond typical settlement, along with liquid leaks from the roof. A promise to replace a patio awning made in October was reportedly still unfulfilled by the following March, rendering the covering useless.

Furthermore, the high cost of utilities is a major concern. The reviewer noted that all-electric baseboard heaters, installed to replace gas heating, were a "joke" and failed to adequately warm the home, requiring them to be left on a high setting continuously. This resulted in electric bills "no less than $420 monthly," with a payment of over $1,140.30 for just three months of electric service. This utility expenditure essentially doubles the affordable advertised rent of $710 per month, making the total monthly housing cost comparable to, or higher than, the median apartment rent in the 66503 ZIP code area.

Health and Safety Environment

The substandard living conditions detailed by residents raise serious health and safety flags. The cold interior temperatures due to inadequate heating reportedly caused one tenant to "fall sick 3 times in this home in the last 4 months." More alarmingly, the presence of black mold, reportedly visible "under the sprayed texture on ceiling and walls," and floorboards "pulling apart" indicate significant structural and environmental decay within the housing units. Another resident succinctly described the location as an "absolute dump," noting that the mobile homes are "quite literally falling apart." These are critical factors that should deter potential tenants until a verifiable report of full unit remediation and structural integrity is provided by the property management.

Location and Accessibility

Tuttle Mobile Home Pk is located at 6030 Tuttle Terrace #24, Manhattan, KS 66503, USA. This address places the community in the northern part of Manhattan, positioning it close to one of the region’s most significant natural and recreational attractions, Tuttle Creek Lake. The 66503 ZIP code area generally borders the lake and is known for being somewhat outside the main rush of the central city and Kansas State University campus, providing a quieter, more "country setting" as advertised in some listings. This location provides proximity to outdoor activities and the natural landscape that defines this section of Northeast Kansas.

However, the convenience of the location is severely compromised by the internal condition of the park’s infrastructure. Residents report that the streets within the park are a "huge mud pit at all times" and contain "huge pot holes," which have resulted in vehicles becoming stuck. One reviewer stated the roads are "barely usable." While external amenities like shopping are advertised as being within a five-minute drive, and Tuttle Creek Lake is nearby, the poor condition of the internal roads significantly hampers daily accessibility and vehicle maintenance for all residents. The area is outside city limits, potentially impacting access to certain municipal services and increasing reliance on personal vehicles.

Services Offered

Based on the available rental listings and the experiences reported by tenants, the services provided by Tuttle Mobile Home Pk primarily center on the provision of the physical space and necessary basic hookups for manufactured home living.

Home Rental: Offering rental of manufactured housing units, typically 2- or 3-bedroom models, often with special offers such as a half-off first month's rent (which one reviewer cautions against).
Included Utilities: Advertisements for individual units indicate that water, sewer, and trash services are covered by the owner and included in the monthly rent price, which is a common and beneficial feature in manufactured home parks.
On-Site Maintenance (Reported as Insufficient): A maintenance person is on site; however, residents have reported that maintenance issues, even critical ones like roof leaks and structural separation, are not effectively addressed, with one tenant noting they got "absolutely nowhere" after discussing issues with the manager, 'Dan'.
Off-Street Parking: Parking is available for residents off the main street, though the quality of the parking area is negatively affected by the reported overall poor condition of the park’s ground and roads.

Features / Highlights

The highlights of the property are limited and are often overshadowed by the reported deficiencies. The key features center on the privacy of the detached housing format and the natural setting.

Individual Units with Appliances: Units are generally equipped with a stove, refrigerator, washer, and dryer, offering residents the convenience of in-unit laundry.
Country Setting Proximity: The community offers a quiet, country setting experience, being located outside of the main city limits yet within a short driving distance of Manhattan’s main retail hubs and amenities.
Tuttle Creek Lake Access: The location offers close access to Tuttle Creek Lake and its various outdoor recreational options, a significant natural feature of the Kansas region.
Affordable Base Rent: The monthly rent of approximately $710 (as of the date of the review) is positioned as a low-cost option for a multi-bedroom residence in the Manhattan housing market.

Contact Information

For local users in Kansas seeking to speak with management or inquire about unit availability at Tuttle Mobile Home Pk, the contact information is as follows:

Address: 6030 Tuttle Terrace #24, Manhattan, KS 66503, USA

Phone: (785) 210-6168

Mobile Phone: +1 785-210-6168

Conclusion: Why this place is suitable for locals

In a factual assessment, the suitability of Tuttle Mobile Home Pk for local Kansas residents is highly questionable due to the overwhelming negative feedback and documented concerns. While the base rent is attractively low for the Manhattan area and the location provides a quiet, country setting near a major recreational hub (Tuttle Creek Lake), these advantages are reportedly nullified by severe deficits in property maintenance and living conditions.

Local users are advised to understand that the low initial rent ($710) is reportedly offset by extremely high electric bills (no less than $420/month), which drive the true monthly housing expenditure to levels comparable to higher-quality apartment rentals. Furthermore, the reported structural defects, alleged black mold, failed heating systems, and unusable internal roads present significant health, safety, and financial risks. Until independent, third-party reports can confirm that all units have been thoroughly inspected, repaired, and brought up to a habitable standard, and that the internal infrastructure (roads, lighting) has been permanently fixed, this community is NOT recommended as a suitable housing option for locals in the Kansas region. Prospective renters must exercise extreme caution, demand written confirmation of maintenance schedules, and budget for significantly high utility costs.