I used to work for a brokerage that primarily sold manufactured & mobile homes, and my current brokerage has a division for these types of properties. It's my understanding that the 80/20 rule for Senior Communities is for residents who have family members over the age of 45, who may be added to the tile and inherit the home if the original owner who was over 55 were to pass away. You'll also find that most senior communities, regardless of the actual verbiage of the 80/20 laws, will make an exception for someone who is over 45 to buy a home in that community, if their percentage is far enough below the 20% allowance. But they have to make sure their percentage does not fall below 80% of residents who are over the age of 55. In doing so, they will typically make allowances only for potential buyers who are over the age of 45.
This is all a generalization of course, based on my experience selling mobile & manufactured homes in 55+ communities. As for the school taxes, at one time, the park owners (for parks where the home owners pay lot rent) DID have to pay those taxes when they originally bought the land, regardless of the type of PUD. However, people who buy homes in any type of senior community, are buying into a "lifestyle". That lifestyle does not include children. Even if their grand-children visit during the summer, they cannot stay for more than 30 days... actually, no children can stay for more than a total of 30 days during the entire year. In my own experience, the school taxes has not been an issue for the buyers. But it's only logical that they wouldn't be contributing to the taxes if they won't be using any of the school services.
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