Question 1

When is rent due?

Accepted Answer

Rent is due on the 1st of each month. Leases are month-to-month. If you are ever unsure of your balance or due date, reach out to your community manager and they will confirm it for you.

Question 2

How do I pay my rent?

Accepted Answer

Please contact your community manager for the current accepted payment methods and where to send or drop off your payment. Your manager's direct number is listed on your community's page.

Question 3

How much is lot rent?

Accepted Answer

Lot rent depends on the community: Country Oaks is $250/month, Vasseur Avenue is $200/month, and Ferne Cliff is $250/month. Some communities also have park-owned homes available to rent at a higher monthly rate. See each community's page for details, and contact the office to confirm current pricing and availability.

Question 4

Are leases month-to-month?

Accepted Answer

Yes. All of our leases are month-to-month.

Question 5

Which utilities am I responsible for?

Accepted Answer

It depends on the community. At Country Oaks, residents pay their own water (sub-metered), sewer, and trash. At Ferne Cliff, residents pay their own water, sewer, trash, and electric (through Jackson Purchase Energy). At Vasseur Avenue, residents pay water, sewer, electric, and gas — and trash service is included in the lot rent.

Question 6

Is trash pickup included?

Accepted Answer

At Vasseur Avenue, yes — trash service is included in your lot rent. At Country Oaks and Ferne Cliff, residents pay for their own trash service. Contact the office if you'd like help arranging it.

Question 7

How is water billed at Country Oaks?

Accepted Answer

Water at Country Oaks is sub-metered (a RUBS-style setup), so your water charge reflects your usage. Your community manager can explain how it appears on your statement.

Question 8

How do I apply?

Accepted Answer

Start on our Apply page. Every adult 18 or older who will live in the home submits a separate application and pays a separate $65 application fee before screening begins. We recommend reviewing the Qualifications page first so you know what we look for before you pay.

Question 9

How much is the application fee?

Accepted Answer

The application fee is $65 per adult (18+), collected before screening. If you are approved, it is credited toward your move-in costs. If you are denied or withdraw your application, it is non-refundable. That is why we ask you to review the qualifications carefully first.

Question 10

Does every adult in the home have to apply?

Accepted Answer

Yes. Every adult 18 or older must submit their own application, pay their own $65 fee, and pass their own background check.

Question 11

How much income do I need to qualify?

Accepted Answer

Your gross household income needs to be at least three times the monthly rent, and we verify it with pay stubs or bank statements (two years of tax returns if you're self-employed). As a worked example, if the lot rent is $250 per month, three times that is $750, so you would generally need at least $750 per month in gross household income. Contact the office to confirm the exact figure for the home you're interested in.

Question 12

What credit score do I need?

Accepted Answer

A credit score of 600 or higher is required. A score between 550 and 599 is reviewed individually by ownership. A score below 550 is an automatic denial.

Question 13

What if I have an eviction on my record?

Accepted Answer

Any eviction on record — even a filing that was later dismissed — is an automatic denial, with no exceptions.

Question 14

How is criminal history handled?

Accepted Answer

Criminal history is reviewed individually and case-by-case, consistent with Fair Housing guidance. There is no blanket ban; we weigh the nature, severity, and recency of an offense together.

Question 15

How long until I hear back?

Accepted Answer

We aim to return a decision within three business days of receiving a completed application and fee. If you are denied, you'll receive an Adverse Action Notice naming RentPrep, the screening company we use.

Question 16

Are pets allowed?

Accepted Answer

It varies by community, so please contact the office to confirm before you apply. Pets are welcome at Ferne Cliff. For Country Oaks and Vasseur Avenue, contact the office about the current pet policy, including any breed or size restrictions.

Question 17

Do you accept Section 8 / Housing Choice Vouchers?

Accepted Answer

Country Oaks and Ferne Cliff accept Section 8 Housing Choice Vouchers. For Vasseur Avenue, please contact the office to confirm. Bring your voucher details when you apply so we can coordinate with your housing authority.

Question 18

Who is my community manager and how do I reach them?

Accepted Answer

Country Oaks and Vasseur Avenue are managed by Dan Fulton at (270) 556-5472. Ferne Cliff is managed by Leonard Romaine Jr. at (270) 832-5208. Each community's page lists the right contact. Our office hours are Monday through Friday, 8:00 AM to 4:00 PM Central.

Question 19

What are your office hours?

Accepted Answer

Our office hours are Monday through Friday, 8:00 AM to 4:00 PM Central.

Question 20

What's the difference between renting a home and leasing a lot?

Accepted Answer

Renting a home means you rent a park-owned home and pay a single monthly home rent. Leasing a lot means you own (or bring) your own mobile home and pay lot rent for the space it sits on. Country Oaks has some park-owned homes for rent (a few as rent-to-own). Ferne Cliff is primarily lot-lease — you bring your own home — with home-and-lot rentals available at times. Contact the office for current availability.

Question 21

Can I bring my own mobile home to a lot?

Accepted Answer

Yes, especially at Ferne Cliff, which is primarily a lot-lease community and also welcomes investor lot leases. Contact the office to confirm lot availability and any requirements for placing a home.

Question 22

Do you offer rent-to-own homes?

Accepted Answer

Some park-owned homes at Country Oaks are available as rent-to-own. Availability changes, so contact the office to see what's currently offered.

Frequently asked questions

Rent & Payments

Utilities

Applying & Screening

Pets

Section 8 & Vouchers

Your Manager & Contacts

Homes for Rent vs. Lot Lease

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