FAQ
The questions
everyone asks.
If yours isn't here, send it to Jen. She replies within a business day.
Do I really own the home?
Yes. Fully. Deed in your name, key in your hand, equity in your name when you sell.
What does "land-lease" actually mean?
You own your home — fully, outright, with a deed and a key and the freedom that comes with both. The land it sits on is leased from us, the community owners. It's the same model that's quietly made homeownership possible for generations of Americans, and it's the reason a new home in a Humanly Park starts at $79,000 instead of three or four times that.
What does the monthly lot lease cover?
The land, community roads, shared grounds, the local team that maintains it all, and the day-to-day stewardship of the neighborhood. Utilities and home maintenance are handled the way they would be in any home you own.
How is this different from renting?
Renters don't build equity. Owners do. When you own your home in a Humanly Park, every payment toward your home is a payment toward something that belongs to you — and when you decide to sell, the value you've built goes with you.
How is this different from buying a traditional house?
The biggest difference is the price of entry. Traditional homeownership in the Finger Lakes often means a half-million-dollar mortgage before you've turned the key. Land-lease lets you own the part that matters — the home — without buying the acreage underneath it. Lower cost in, lower cost to maintain, same pride of ownership.
Can I finance the home?
Yes. Manufactured-home financing is widely available, and we're happy to point you toward lenders who know our communities and the land-lease model well.
Can I sell my home later?
Of course. It's yours. When the time comes, you can sell it the way any homeowner would.
Can I make changes to the home — paint, renovate, build a deck?
Yes. It's your home. Larger projects (decks, sheds, additions) check in with us first so we can support the build and keep the community looking right.
Are pets welcome?
Yes, with reasonable guidelines. Ask Jen for the specifics in your community.
Are these new homes or pre-owned?
Both. Pre-owned homes start at $58,000 and new homes start at $79,000.
Who pays property taxes?
You pay the personal property tax on your home. We pay the real property tax on the land.
What about insurance?
You insure your home. We insure the community.
What if I need to move?
The home can be moved, though most owners sell in place — it's faster and simpler.
Who runs the community day to day?
A local team. Owner-led, never absentee.
Why is this so much more affordable than a traditional house?
Because you're not buying the land. The land stays with us; the home stays with you. Most of the cost gap in traditional homeownership is the land underneath the house.
What if I'm a first-time buyer?
A lot of our homeowners are. We'll walk you through every step.
Is this the same as renting?
No. Renters don't build equity. You will.
Who is Victor Mobile Home Parks?
Victor Mobile Home Parks is our locally owned and operated company — fourteen communities across the Finger Lakes, run by people who live here. Humanly Parks is the brand we're elevating those communities under, with new homes, renewed care, and a clearer promise about what living here should feel like.