Issue link: https://read.dmtmag.com/i/532854
JULY 2015 18 THE JOURNAL Ask Eddie BY ED HICKS DEVELOPMENT MARKETING What are the primary differences between the housing and community wants/needs of seniors vs family home buyers? William J., Ojai, CA Of course both want basic features for living quarters, which include shelter from the ele- ments, heating/cooling for the interior, cooking facilities, bathing and toilet systems, and sleeping quarters. Depending on the number of residents, the more common minimum sized dwellings are in the range of from 400 to 6 00 sq.ft. for 2 persons. Many RV units including so-called "park models" will fit this size range. Most of the basic features of smaller homes are basically the same between seniors and family res- idents. The primary differences are in the bed- room and living room areas. Using a maximum of 2 persons per bedroom, to expand to 3 or more persons will generally require the addition of bed- rooms at 70 to 90 sq.ft., plus some additional liv- ing room/den space. Beyond these basic dwelling features, there are some important differences between the two groups of buyer's. First, seniors tend to be more interested in home structure, including feature s, which are perceived to make the home stronger and safer in natural disasters such as high winds, and earth- quakes. Features, which provide for a longer last- ing home, with minimal maintenance, are also higher on their list. Home financing is not as im- portant since many seniors either will pay for a home in cash or will have substantial down pay- ments, and more often than not, have much bet- ter credit which will qualify them for better financing terms when financing is to be used as a part of the purchase price. Of course fire retarding materials and built in emergency escape features are generally the same for both seniors and family buyers. Family buyers tend to be more interested in "bells and whistles" of a home, including built ins such as trash compactors, intercoms, vacuum cleaner systems, built in microwaves etc. Seniors are interested in higher ceilings, crown and base molding, and often have more interest in fully tape and texture, painted drywall in all rooms. Many years ago, it almost went without question tha t seniors bought two bedroom homes, sometimes with a den, but now days, many want a full third bedroom to be used as an office. And, it's not unusual for seniors to buy a home with two virtual master suites, each with it's own adjacent bath- room and shower facilities. In terms of location, the family buyer with school age children want to be in a "good" or pre- ferred school jurisdiction, and as close as possible without requiring a long bus trip or a drive by mom (or dad) to get them there on time in the morn- ing. Seniors would prefer the schools to be away from their communities because of the noise and possibility of "hooligan" type activities, which may be nearby. Nearby school bus pickup and drop off locations can often cause ingress/egress difficulties for seniors who are still working outside the home (currently estimated at over 60%). Mixing sen- iors and scho ol age children within the same com- munity can have it's problems, due to the prevalence of "latch key" afternoon children. If there is a common community center, it is almost always dominated by after school children unless provided for. Natural amenities such as lake front, waterfront near the beach, mountains, or in a more residen- tial, upscale part of town are preferred by seniors. They also are interested in traveling as short a dis- tance as possible for participation in advanced learning centers such as community colleges, or universities. Regular bus service to/from health care, shopping, and malls is also high on their list of nearby facilities. Drive time to employment for the family resi- dent is almost a must. Employment centers, which are far across town, or are otherwise time consuming to get to/from in the morning and evening can quickl y kill a family buyer's interest in a home. Of course, other obvious factors are of interest to both groups, but seem inherently more preva- lent in one over the other. For example, it is more often than not to find homes which are nicely taken care of, showing "pride of ownership" in a seniors or predominately seniors community. Compared to a family community, which are not as often as well taken care of, the preference is ob- vious. Maintaining a clean, clutter free, mani- cured, well-kept community can be a difficult chore for management in a family community. Whether it is a seniors or family non-age re- stricted community, keeping it clean and in good condition is paramount. On street vehicle park- ing should be discouraged, unless the homesites won't provide for it. Maintaining skirting (un- derpinnin g), safe steps, and lawns free of toys and clutter which should be the responsibility of the resident, may need strong action on the part of community management for enforcement. Street signs and internal directional markings should be kept in good order, and an easy to find, front en- trance with general postings should be highlighted which call attention to important community rules and regulations must be maintained. A clean, well run community which shows off the "price of ownership" of the homes and the common areas, is always a nice addition to a well built, safe, attractive home, regardless of the type of residents allowed. Edward "Eddie" Hicks, lic. RE Broker, and Lic. Mortgage Broker has been a manufactured housing community developer and indus- try consultant, retailer and home manufacturer since 1963, and is currently a manufactured home resident and the sales agent for a seniors Age 55+ m/h condominium homesite community in Cen- tral Florida: Hidden Harbor on Lake Harris. He He may be reached at (813) 300-6150 and at easteddie@aol.com His websites are: www.mobilehomepark.com www.factorybuilthome.com T J