Thank you for your interest in Simple Life's cottage home communities. Click a question to expand and explore the answer. We encourage you to call us (904) 404 - 5114 or email us for answers to questions about your unique situation.
Frequently Asked Questions About Our Simple Life Homes
In a way, yes! After selecting your homesite, we’ll assist in the custom order of your home. You’ll choose your floor plan from our curated collection and designate your must-have upgrades, then we’ll provide a move-in ready price. Our manufacturing specialists will ensure your home meets stringent quality requirements and your move-in experience will be completely turnkey. Your home will include gutters, stairs and landing, and a porch if selected. Your personal homesite will have a two-car driveway, walkway, and area-friendly landscaping.
It depends (we know, that can be a frustrating answer!) Our manufacturing partners’ construction pipeline will ebb and flow due to seasonality and other factors. There is also a normal market fluctuation in the availability of materials. Based on our past experience, in 2020 it took an average of 4-5 months to get a home built, delivered, setup, landscaped, and ready for move-in. We usually have a selection of Quick Move-in Homes (QMIs) in each community, so that you can move into a new home right away if you prefer not to wait.
Rest assured, Simple Life homes meet and exceed all local building codes! Our homes are built with sturdy wood framing using 2x4 and 2x6 construction. Metal roofs fare best in wind and rain, so there are no shingled roofs in our communities. Our homes’ Hardie siding is immune to termites and other wood destroying organisms, prevents mold or mildew growth, and takes all kinds of paint. Homes are insulated for comfortable living year-round, and R-values meet or exceed local requirements.
Your home is built on a frame and remains on that frame once placed into the community. This custom, semi-permanent foundation enhances the home’s structural integrity and ensures air flow underneath. When your home is ready to move into, you can stay year-round. You may never want to leave!
Absolutely. There is a 12-Month Manufacturer Warranty, and Simple Life will pursue any claims on your behalf if needed. Additionally, we provide an extended 5-year service agreement on your home’s key elements, included in your purchase price.
After Hurricane Andrew, Florida building codes changed substantially and now require all homes to meet a minimum wind load standard of 155 miles per hour. Simple Life homes meet and exceed Florida building code standards in wind load, R factor (insulation), and wood framing with 2x4 and 2x6 construction. We prohibit shingle roofs since they are particularly vulnerable to loss and/or damage in a windstorm. In comparison, our metal roofs are superior in strong winds. Crawl spaces beneath our homes prevent ground water intrusion and promote greater airflow.
Carports are permitted for covered parking on most homesites, but we do not build or allow garages in our communities. For extra storage space, custom sheds are a popular choice among residents which are also available on most homesites! Our preferred shed supplier has a quick and easy order form to keep the process simple.
Some Simple Life homes can be customized to include wider hallways, ingress, and egress for wheelchairs and a motorized lift or ramp providing transport from the ground to the deck. We invite you to contact us to discuss your specific needs.
Natural gas is not available, but propane tanks are permitted.
In North Carolina, our park model homes are built in factories that certify quality using nationally recognized ANSI standards which all RVIA Manufacturers must follow. RVIA (Recreational Vehicle Industry Association) was established decades ago to certify quality for all homes 399 sq feet and less across the Nation. ANSI (American National Standards Institute) outlines specific building and manufacturing standards and codes that dictate the construction processes of these homes.
In Florida, where we can build homes up to 1,100 sq feet, our suppliers build to the national building code certification known as HUD standards. HUD is a Housing and Urban Development building code that certifies all manufactured homes above 400 sq ft. Although HUD codes vary by region, they all remain highly specific. Homes must also meet stringent Florida wind codes as well as insulation and foundation criteria. These standards are among the strictest in the USA.
At Simple Life, we offer a range of home prices, and you will only pay for what you want.
Quick Move-in Homes and Models
Our onsite Quick Move-in Homes (QMIs) and models are listed at a gross sales price. Beginning in 2021, all of our home prices include a one-time 6% sales tax as well as transfer and title fees, both required by and paid to the state of Florida. There are no hidden extras on top of the advertised price of Quick Move-in Homes (QMIs) or models.
For custom homes, we will work with you to collect all the details of your new home, then we will check with our manufacturing partner for their most current pricing. After this, we can quote a firm price that is move-in ready and will not change. This fixed price includes delivery, set up, landscaping, pre move-in cleaning, and a one-time 6% sales tax as well as transfer and title fees. Even if the price we pay for your home increases by the time it reaches the manufacturing line, Simple Life protects you from all increases once your contract is signed, deposits are paid, and selections are confirmed with the manufacturer.
Quick Move-in Home and Models
Our onsite Quick Move-in Homes (QMIs) and models are listed at gross sales price for the home. While sales tax is not collected or due in the state of North Carolina the state does collect a one-time highway use tax, which funds improvement of state roads, and a title fee. The highway use tax is a fixed $2,000 irrespective of how much your home costs and is paid by personal check payable to the North Carolina DMV. The title fee is $56 and is also paid by personal check payable to the North Carolina DMV.
For a custom home, we will work with you to collect all the details of your new home, then we will check with our manufacturing partner for their most current pricing. After this, we can quote a firm price that is move-in ready and will not change. This fixed price includes delivery, set up, landscaping, and pre move-in cleaning. While sales tax is not collected or due in the state of North Carolina the state does collect a one-time highway use tax, which funds improvement of state roads, and a title fee. The highway use tax is a fixed $2,000 irrespective of how much your home costs and is paid by personal check payable to the North Carolina DMV. The title fee is $56 and is also paid by personal check payable to the North Carolina DMV.
Even if the price we pay for your home increases by the time it reaches the manufacturing line, Simple Life protects you from all increases once your contract is signed, deposits are paid, and selections are confirmed with the manufacturer.
On closing day (an exciting day in both North Carolina and Florida!) we first walk you through your new home to check that everything is as you expect it to be. Then we guide you through your closing paperwork in our community office. There are no expensive attorney fees in either North Carolina or Florida, as we convey your home in the comfort of our office at no expense to you.
For a cash purchase, we require 50% down with your order and the balance due at closing. We can also refer you to lenders that generally require 20% down.
If you have serious interest in our community, we can even get you pre-approved through Equifax before you visit Simple Life. This is a soft credit check and will not be reflected on your credit report, but it gives an indication your credit qualifications and is a great benchmark for a formal application. Click here to explore our prequalification application.
Absolutely, although your lender may not be able to loan on a Simple Life home because of our unique ‘buy your home & lease your land’ model. Some lenders are required to lend on a home and land together. This is also why lenders may require a higher interest rate on a Simple Life home than they would on traditional real estate. However, because our home prices are typically lower, buyers spend less in both down payment and in interest pay back over the course of their loan.
No more county property taxes or personal property taxes for you in Florida! You will pay a one-time sales tax on your purchase and a small title registration fee, BUT we have already included that in your home’s purchase price. In North Carolina you will pay no sales tax, and only a one-time Highway Use Tax of $2,000 to the state and a small title registration fee.
All counties across the State of North Carolina also collect an annual personal property tax on Simple Life homes. This tax is calculated using the current county mill rate and the home’s assessed value and includes a fee for fire service. We can give you a good estimate on this cost up front, as it ranges from $450-$650 a year, and is due each year end.
Yes, all residents are required to carry homeowner’s insurance. Premiums do vary, so it’s worthwhile to comparison shop. Depending on the level of coverage, annual premiums are typically $800 to $1,500. Our residents have told us that national providers Geico and Farm Bureau are very competitive for North Carolina and local providers The Hager Group and Frank Slaughter Insurance are very competitive for Florida.
Simple Life’s Florida lease term is 10 years. In North Carolina, you can choose from a 3, 5, or 10-year lease. Ninety days prior to the end of your lease, our Community Office will contact you to initiate an easy lease renewal.
If you decide to sell your home, upon the sale, your lease is canceled immediately at no cost, hidden fee, or burden to you. There is no penalty charged to end the lease early because the new owner of the home will sign their own new lease.
There are penalties in North Carolina if you break your lease to move your home out of our Simple Life community. This is why shorter-term leases are permitted in NC. In Florida, none of the homes can be removed from our communities.