FAQs
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.
Click to view a visual representation of Simple Life's cottage home foundation in Florida.
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.
FLORIDA
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.
Custom Homes
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.
NORTH CAROLINA
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.
Custom Homes
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.
Simple Life homes can be sold just like traditional real estate, so you’re welcome to list and sell your home with a local realtor or for-sale-by-owner. Alternatively, many residents utilize the services of their community’s Resale Envoy.
Frequently Asked Questions About Our Simple Life Communities
Golf carts are welcome. A dedicated power source can be installed at your home at your expense, but the location of this power source must be first approved by Simple Life.
The quality and finish of our homes, coupled with the value of our lifestyle communities, are superior and uniquely Simple Life. Our hybrid zoning captures the benefits of manufactured housing communities without the typical look or feel. Every Simple Life community master plan designates 35% green space for gardens and recreation. Communities are staffed by dedicated, trained professionals and leaders in the hospitality industry.
Our homes’ Hardie siding is immune to termites and other wood destroying organisms, prevents mold or mildew growth, and takes all kinds of paint. Plastic siding and skirting are strictly prohibited. Homes also feature beautiful craftsman interiors including granite, hardwood, shiplap, and stainless-steel appliances. Every home is built to exceed state and local building codes and certified to withstand Florida wind load.
Construction of our homes takes place in closed-in factories eliminating potential water intrusion and weather delays. Also, rather than the standard center-lot placement, our homes are located along the side of your lot line. This location creates more useable outdoor space and promotes an open neighborhood feel. So no, our communities are not mobile home parks.
Simple Life Florida is planning to offer RV and boat storage in all of our communities as an exclusive amenity for residents. RV and boat storage is an additional service, and will incur an added cost that can easily be included in monthly rent. During start-up, each community will offer up to 20 temporary spaces. These basic, secured, and protected spaces will be upgraded to permanent facilities over the course of community development. Both temporary and permanent spaces will be located in discreet corners of our communities, away from our cottage homes and amenities, and will be landscaped to blend into the existing topography. Rates will vary in each community based upon the type of vehicle and the level of service we are able to offer, (e.g., some communities will not be allowed to offer covered storage.)
RVs and/or campers cannot be parked within our North Carolina communities, but we do have limited spaces available in the Meadows for long term lease rental for RV’s and Tiny Towables, with a Simple Life discount also given at the nearby storage facility just minutes away.
In the initial phase of community development, we designate short-term parking areas for guests near the Club House (up to 3 nights). As development progresses, these designated areas are relocated and become a permanent part of the community. Our community management would be happy to guide your guests to these designated spaces during their visit.
Our communities are not age restricted; everyone is welcome!
Due to the Fair Housing Act, we are not able to track the ages of all our residents. So far, our residents range in age from approximately early 20s to mid 80s. Anyone who meets the requirements of the Resident Application form is welcome to enjoy the Simple Life. It’s wonderful to see all different age groups living in harmony!
We get asked this one from the non-locals in Florida! Alligators seem to turn up in all open bodies of water in the State of Florida. Our community management has relationships with several local alligator trappers if the need arises.
For home buyers, there are many advantages to Simple Life’s new approach to housing and active living. At Simple Life you can buy a new home from the low $130s. You can generally save anything from $30k to over $100k by not having to buy the homesite. As the cost of the land is eliminated you enjoy significant and immediate savings on down payment and carry costs.
You also lease your homesite starting at $245 per month. Although you enjoy full ownership privileges, because you don’t own the land, you will never pay real estate taxes. For most of our buyers, the monthly real estate taxes on a traditional home can far exceed Simple Life’s land lease.
When you compare buying a $179k cottage home to buying a $279k traditional home, you can see significant savings (exceeding $94,000) over a 10-year period, not including the lower down payment required. Email, call, or text our customer service specialists if you would like to see a copy of our cost comparison. We would be happy to share the details with you.
Your monthly lease amount can only be increased by 3% or CPI (cost of inflation) on the anniversary of the lease each year. A longer-term lease gives you greater financial control of your future without any downside.
Yes – it’s quick, easy, and painless! Simple Life will email you a link to a secure site where you can fill out our short residential application. Your information is sent to a third-party agency, and Simple Life gets the results via email in under 48 hours. We never see your social security number or other private information. The agency report shares your credit score, credit history, and any criminal record with us. It’s reassuring to know that your neighbors have gone through this same process! There is a $30 fee per person for the residential application. This can be paid by credit card. Once approved, you’re ready to go to contract on a Simple Life home.
We love pets! We include dog parks in our communities and poop stations at every intersection. We require that each pet has a full vaccination record, rabies shots, and picture submitted with the pet approval form.
North Carolina Pet Approval Form - Florida Pet Approval Form
There is no fee for the approval process. Pets are typically approved unless the breed is on the uninsurable list or exceeds the 70 lb. weight limit. Each of our properties has a specific rule on the number of pets allowed, based on their size – we are after all a cottage community! Check with the General Manager at your specific location for their “house rules” on this.
North Carolina Pet Policy - Florida Pet Policy
We want harmony in our communities and believe that this is achieved by a fair and balanced set of rules for everyone to follow. We call this set of rules “Schedule B,” and it’s included with your lease. For the benefit of all residents, the onsite General Manager and Community Manager are responsible for ensuring compliance. These rules help create a pleasant community where all residents live in a safe, respectful environment. As importantly, the rules and regulations ensure that we maintain and grow home values.
North Carolina Schedule B - Florida Schedule B
At Simple Life, we believe the best life lived is in a community of neighbors who become friends. Our communities offer a lifestyle that encourages neighbors to step outside and connect with others, and to live a healthier life in a home with a smaller footprint and less to maintain.
If you like making new friends, become a Simple Life Envoy or walk to the clubhouse and join in the week’s planned events. Befriending your neighbors, knowing the Simple Life team personally, and creating lifelong memories are pillars of Simple Life’s philosophy.
At any time, retreat to your peaceful cottage, private nooks in our clubhouse, or our open green spaces for some downtime or focused tasks.
Unlike some undercapitalized developers, Simple Life is funded by an elite group of private investors who also sit on our board. Their upfront financial commitment minimizes risk to our residents. Prior to a community’s Grand Opening, we establish the first 50-100 lots and amenity complex. Simple Life’s bond to the county also assures the funding and completion of all infrastructure in phases 2 and 3.
Simple Life communities are built with low leverage and ample cash reserves. We’ve grown from our flagship community, The Village, in the Asheville, NC area, to a second Western North Carolina community, The Hamlet, that will enjoy a grand opening in the spring of 2021. Our first Florida community, Lakeshore, launched in 2020, and in 2021 we will begin construction on our second Florida community located on the west side of the state in Punta Gorda.
To visit Lakeshore in Oxford, FL, please call 352-561-8114, to visit us in North Carolina, please call 704-312-7466 and speak to our customer service specialists. To help us find your perfect home and location, we’ll ask a few preliminary questions before scheduling your visit. You can also send general inquiries to info@simple-life.com. What are you waiting for, why not now?
Simple Life does not rent our homes. Our homes are for sale only.
Some of our owners do rent their homes when they are not owner occupied. This is done privately through the owner.