Everything you need to know about living at Glenwood
In a land lease community, such as Glenwood, residents own their home and pay a monthly fee to lease the land. They pay no property tax (which is high in Madison County). They get a beautiful home for about half the price of an equivalent home in similar residential neighborhoods. All homes are owner occupied to maintain stability.
The monthly fee covers maintenance of roads, common ground, trees and underground utilities. This fee may increase periodically to cover cost of living increases and other expenses such as maintenance.
Glenwood is an age 55 and above community. Prospective residents will be interviewed by the manager and must pass a credit check. They must sign a lease but can get out of it when they sell their house (no need to pay for the full year as in an apartment lease). Glenwood rules are carefully enforced to maintain the high standards of our community. When an empty lot becomes available, we bring in a new home appropriate for that particular lot and set it up.
It is simpler than buying a residential home. Legally it is similar to buying a car in that a title is exchanged. A sales contract is signed, where the price, closing date and other conditions are agreed to. The seller arranges for an Occupancy Inspection from the city of Alton, where the city checks for working CO detectors in gas homes, smoke detectors in each bedroom and GFCIs. The seller provides proof of payment of the Madison County Privilege Tax. This tax is typically about $100/year. On closing, the buyer receives a mobile home title from the seller or later from the seller’s lender. The buyer then takes this to an Illinois Drivers License Bureau (e.g. 20 Terminal Dr, Bethalto, IL, 258-0600) and files it in his name.
Selling a home is as simple as putting a sign in your yard with flyers. Glenwood has many visitors so it will be seen by many people. You may also list your home on our website for free. Buyers must be approved by Glenwood.
Many banks offer their customers personal loans or lines of credit, which can be used to buy a manufactured home. Also, there are companies that specialize in financing manufactured homes. Some examples are:
Glenwood is in the city of Alton, so those utilities apply:
Electric and gas: Ameren Illinois, 800-232-2477, maintains the equipment and may provide your energy. The city of Alton has contracted with Homefield Energy , 866-694-1262, to be the default Alton electric energy provider, but you may choose another.
Water & Sewer: Illinois American Water, 800-422-2782. Cost is about $60/mo.
Trash: Billed monthly by the City of Alton, 618-463-3550. You may pay online. Trash is collected by Republic Services 618-656-6883 on Wednesday in Glenwood. Trash must fit in the large blue trash container. Yard waste can be bundled with string in small piles or placed in trash cans marked with a big X. Recycled material is collected every other Wednesday in the large recycle container. Trash is $23/mo.
The best manufactured homes have ½” drywall, at least 5/12 roof pitch and dovetail joints in kitchen cabinet drawers. Proper setup is key to a long life for the home and to help insure doors and windows open properly. All the area around the home should slope away from it so that rain runs away from it. Underneath the home should be dry and clean with proper ventilation and steel tie down straps every 12’. Water and sewer lines should be supported by straps.
The following contractors have done good work in Glenwood.
If you have a sewer
problem,
call me first (Steve 618-401-2209) to determine if the blockage
is in the yard.
If
it
is, and does not involve flushable wipes, I will fix it or reimburse the following 3
plumbers:
Plumbing: Plumbing With Purpose 618-216-3158 – excellent, can tackle difficult jobs.
Plumbing: Rigdon Sewer 618-466-8406 – Does a great job.
Sewer cleaning: Rick Liljenberg 618-410-7184.
Small plumbing repairs: Mark Mobley 618-531-9458.
Mowing office & common ground: Brad Sweetman 618-920-1769 – great job.
Mowing lawns: Jim Mizell 618-520-5317 – Glenwood resident.
Stump removal: Godfrey Stump Removal 618-466-4711 – Steve Godfrey has removed many stumps in Glenwood.
HVAC: Gene’s Appliance AC & Heating 618-462-6732 – Has replaced several units in Glenwood.
Window repair: Lyons Glass 618-558-1429 – Can fix about any window.
Manufactured home parts: Royal Supply 636-296-9959.
Manufactured home parts: Arco Distributing 636-947-4111, St Charles, MO.
Vinyl skirting: Lowes (view product).
Locate utility lines: JULIE 800-892-0123.
Clean outside of home: E – Z House Wash.
Snow Plowing: Jared 618-799-7757.
Instead of paying real estate taxes, you pay the Madison County Mobile Home Tax. It is typically about $100/year, depending on the age and size of the home. If you are 65 or older, you can get a 20% reduction of your bill. The tax is due July 31 for the current year and tax bills are sent out in June. You may pay at your bank, by mail or at the Madison County Treasurer’s Office in Edwardsville.
Click here for instructions on how to move into Glenwood.
Click for Current Glenwood Rules.