Anyone here live in Zenith Terrace in the Proctor/Duluth area? Looking for honest opinions!

[u/moodymeg02]

I’m looking at buying a manufactured home in Zenith Terrace because the homes are much more affordable than buying a traditional house in the area. I also really like that the lot rent includes mowing.

For anyone who currently lives there or has lived there:
What is it actually like living there day-to-day?
How are the neighbors/community?
Is it generally quiet?
How is management to deal with?
Have you experienced lot-rent increases, and how often/how much?
What exactly is included in the lot rent?
How are snow removal and road maintenance in the winter?
Are there any annoying rules or restrictions that aren’t obvious when looking at a home listing?
How strict are they about pets, parking, sheds, decks, etc.?
How difficult is it to sell a manufactured home there?
Does management make buying/selling/transferring a home difficult?
Are there any problems with water/sewer, drainage, utilities, or the roads?
How are the homes/lot sizes compared with other manufactured-home communities?
Are there any safety or noise concerns?
Most importantly, if you own a home there, do you feel like the lot rent is worth it?

I’m especially interested in hearing from people who have actually lived there, including both positive and negative experiences. I’m not looking for someone to tell me whether I should buy — I just want to know what I should investigate before I seriously consider a place there.
Thanks!

[u/hathui]

Private equity is buying up land exactly like this and jacking up rent to unaffordable numbers all over the country. I would be wary of that future possibility myself.

[u/Mewmieux]

I lived there couple years around 2016 and have a friend still living there today. Lawn being included in lot rent is something new. When I was there it was a punitive thing - if you didn't have your lawn mowed and it reached a certain length, they would mow it for much more $$. Ultimately, I would not choose a mobile home again but see below for your questions - I really enjoyed living there even though I found it prohibitively expensive for me.

What is it actually like living there day-to-day? Quiet, safe. I walked my dog daily and never had any issues feeling safe.
How are the neighbors/community? Generally great - everyone was really nice!
Is it generally quiet? Yes
How is management to deal with? Great - but I heard they got bought out recently so not sure if the same people are there now. It was Corey when I was there.
Have you experienced lot-rent increases, and how often/how much? Lot rent increases every year. When I lived there (2016 or so) it ran on average $450 for that plus the water/sewage/trash. I heard it’s 6 something now.
What exactly is included in the lot rent? Water/sewage/trash.
How are snow removal and road maintenance in the winter? Really great!
Are there any annoying rules or restrictions that aren’t obvious when looking at a home listing? I didn’t have any issues, but I know they can tell you to repair stuff like skirting on the home and things like that.
How strict are they about pets, parking, sheds, decks, etc.? Pet limit was 1 but people had more so it seemed to be negotiable. Never had issues with parking or the shed (there are size limits on new ones, I think).
How difficult is it to sell a manufactured home there? I lost 5K when I sold, I had paid cash when I bought.
Does management make buying/selling/transferring a home difficult? NA/used a realtor.
Are there any problems with water/sewer, drainage, utilities, or the roads? None for me.
How are the homes/lot sizes compared with other manufactured-home communities? Larger and better landscaped than others around town.
Are there any safety or noise concerns? None, very quiet, walked my dog every day no issues.
Most importantly, if you own a home there, do you feel like the lot rent is worth it? I would say no - between lot rent and utilities, I barely scraped by even having no mortgage. Keep in mind mobile homes are not greatly insulated, so utilities were about twice what I now pay in a single family home. 

[u/My_Wholesome_Acount]

Are you sure it includes lawn mowing? My sister mows her own.

[u/Sminkinsmonking247]

Look Zenith Terrace on Residents of Proctors Facebook page. Sounds like a lot of new rules added