Black Bear Village Cooperative

For many New Hampshire residents, finding an affordable and stable place to call home, especially in desirable areas like the Mount Washington Valley, can be a challenge. Black Bear Village Cooperative in North Conway, NH, presents a unique and compelling option: a resident-owned manufactured home community. This distinctive ownership model empowers residents, offering a sense of control and community that is often not found in traditional rental parks. If you're a local looking for a more secure and budget-friendly housing solution in the beautiful North Conway area, understanding the ins and outs of a cooperative like Black Bear Village is key.

A resident-owned community (ROC) means that the homeowners collectively own the land beneath their homes and manage the community as a cooperative. This model, promoted by organizations like ROC USA, aims to provide greater security, control over lot fees, and a stronger sense of community for residents. Black Bear Village Cooperative, formerly known as Lamplighter's, is one such community, comprising approximately 200 homes. This article aims to provide a clear, engaging, and factual overview of Black Bear Village Cooperative, helping prospective residents in New Hampshire understand its features, benefits, and suitability for local living.

Black Bear Village Cooperative is strategically located at 33 Lamplighter's Dr, North Conway, NH 03860, USA. This address places it just outside the bustling village of North Conway, providing a balance of peaceful living and convenient access to one of New Hampshire's most popular tourist destinations. North Conway is renowned for its charming downtown, tax-free outlet shopping, diverse dining options, and a wide array of outdoor recreational activities.

The park's proximity to major roadways like Route 16 (White Mountain Highway) ensures excellent accessibility. Residents can easily commute to work, access essential services, or simply enjoy the numerous attractions of the Mount Washington Valley. For instance, the entrance to the park is conveniently located just across from the Saco River Tubing Center and Leavitt's Bakery, highlighting its integration into the local landscape.

A significant highlight of the location is its abutment to the Saco River. This means residents have private access to the river, a cherished natural resource in New Hampshire, perfect for swimming, tubing, kayaking, and fishing during the warmer months. Beyond the river, the area offers endless opportunities for hiking, biking, skiing, snowboarding, and ice climbing, making it an ideal spot for outdoor enthusiasts. The community is also convenient to local schools, ensuring that families with children have access to the Conway School District. This blend of natural beauty, recreational opportunities, and urban conveniences makes Black Bear Village Cooperative's location highly desirable for New Hampshire locals.

As a resident-owned cooperative, Black Bear Village Cooperative operates differently from a privately owned mobile home park. While specific details are determined by the cooperative's elected board and bylaws, here are the general services and benefits typically offered in such a community, based on available public information and the nature of ROCs:

• Shared Ownership and Management: Residents are members of the cooperative and collectively own the land. This means they have a direct say in the park's management, rules, and long-term planning through democratic voting and elected board members.

• Lot Rent Inclusions: Monthly association fees for residents often include vital services. For Black Bear Village Cooperative, these fees typically cover sewer, water, and park rent. Some listings also indicate that plowing and recreation area maintenance are included, contributing to predictable housing costs.

• Maintenance of Common Areas: The cooperative is responsible for maintaining shared infrastructure and common areas. This includes roads within the park and communal amenities like playgrounds, basketball courts, and the private beach access to the Saco River.

• Utility Infrastructure: The park provides the necessary utility hookups (water, sewer, and electricity) for each manufactured home, though residents typically manage their individual utility connections and usage. Water is serviced by a privately owned community water system, and sewer is public.

• Community Amenities: The cooperative maintains various amenities for residents' use, which typically include a clubhouse, playground, basketball court, and private beach access to the Saco River, fostering recreational and social opportunities.

It's important for prospective residents to understand that while a cooperative structure offers control and stability, it also involves collective responsibility for the community's upkeep and governance.

Black Bear Village Cooperative offers several compelling features and highlights that make it an attractive option for New Hampshire locals:

• Resident-Owned Community (ROC): This is arguably the most significant feature. As a ROC, residents gain control over their living environment, including lot rent increases, park rules, and capital improvements. This model often leads to greater long-term affordability and security against arbitrary rent hikes or park sales.

• Private Saco River Access: A major draw for outdoor enthusiasts, the park boasts community private access to the beautiful Saco River, providing opportunities for swimming, tubing, kayaking, and enjoying the river's natural beauty right from the community.

• Proximity to North Conway Amenities: Located just outside North Conway village, residents enjoy easy access to renowned tax-free outlet shopping, diverse dining establishments, entertainment options, and numerous year-round recreational activities in the Mount Washington Valley.

• Family-Friendly Amenities: The cooperative includes amenities such as a playground and a basketball court, catering to families and providing spaces for children to play and engage in outdoor activities within the community. A clubhouse is also listed as an amenity, offering a potential space for community gatherings.

• Variety of Home Types: The community accommodates both double and single-wide manufactured homes, offering a range of options for different household sizes and preferences. Homes within the cooperative are often well-insulated and built to modern standards, ensuring comfort in New Hampshire's climate.

• Affordable Homeownership Potential: Manufactured homes in a resident-owned community often represent a more accessible pathway to homeownership in a region where housing costs can be high. The cooperative model helps to maintain long-term affordability of lot fees compared to investor-owned parks.

• Established Community: With approximately 200 homes, Black Bear Village is a sizable and established community, which can foster a strong sense of neighborhood and provide opportunities for residents to connect with one another.

As a resident-owned cooperative, Black Bear Village Cooperative operates differently from a typical rental park or developer-owned community when it comes to "promotions" or "special offers." The emphasis is more on the inherent long-term benefits and stability of the cooperative model rather than short-term incentives. However, prospective residents should be aware of a few key financial aspects and potential opportunities:

• Consistent Lot Fees: One of the primary advantages of a ROC is that lot fees are determined by the residents themselves to cover the community's operating costs, rather than by a private owner seeking profit. While fees are subject to change based on actual expenses (like increases in water/sewer, plowing, or capital improvements), they are typically more stable and predictable than in commercially owned parks. The HOA fee currently stands at $619 monthly, covering sewer, water, and park rent.

• One-Time Buy-In Fee: As part of becoming a member of the cooperative, there is typically a one-time "buy-in fee" or secondary association fee. For Black Bear Village Cooperative, this fee is listed as $250. This is an investment in the cooperative that is often reimbursed when a resident sells their home and moves out.

• Affordable Home Purchase Opportunities: The real "promotion" for many is the opportunity to purchase a manufactured home within the cooperative. These homes often represent a significantly more affordable entry point into homeownership in the North Conway area compared to traditional stick-built homes. Current listings for homes within the cooperative showcase prices that are competitive for the region.

• Access to Specific Financing Programs: Organizations like New Hampshire Housing and the New Hampshire Community Loan Fund often offer specialized mortgage and financing programs for manufactured homes in resident-owned communities. These programs can provide favorable terms, lower down payment requirements, and assistance for low- to moderate-income buyers, making homeownership more accessible. Prospective buyers should explore these options directly with the cooperative or relevant housing organizations.

It is always best to directly contact Black Bear Village Cooperative for the most current information regarding lot fees, membership requirements, and any available homes for sale within the community.

For those interested in learning more about Black Bear Village Cooperative, inquiring about available homes, understanding the cooperative membership process, or clarifying any specific details, direct contact is highly recommended.

Address: 33 Lamplighter's Dr, North Conway, NH 03860, USA

Phone: (603) 901-1119

Mobile Phone: +1 603-901-1119

When contacting the cooperative, it is advisable to be prepared with questions regarding the application process, current availability of lots or homes for sale, details on the cooperative's bylaws and governance, and specifics of the monthly association fees. Their office hours are typically Monday to Friday, 8:30 AM to 4:30 PM, so calling during these times will likely yield the best response.

For New Hampshire locals, particularly those seeking an affordable and stable housing option in the highly desirable Mount Washington Valley, Black Bear Village Cooperative presents a compelling and unique opportunity. Its status as a resident-owned community is the cornerstone of its suitability, offering a level of control and security over housing costs that is increasingly rare in today's market. Residents are not merely tenants but active members who collectively govern their community, ensuring that decisions are made in the best interest of the homeowners rather than an outside landlord. This democratic structure fosters a strong sense of pride and collective responsibility, which can lead to a more engaged and cohesive neighborhood.

The cooperative's location in North Conway is another significant advantage. It provides the tranquility of a residential setting while being minutes away from the vibrant town center, offering unparalleled access to shopping, dining, and cultural attractions. More importantly, for those who embrace New Hampshire's outdoor lifestyle, the private access to the Saco River and proximity to endless hiking, biking, and skiing opportunities make it an ideal base camp for adventure. The community's amenities, including a playground and basketball court, cater to a diverse resident base, including families.

While recent reviews indicate some challenges with board governance and infrastructure concerns in specific areas of the park, these are common issues that ROCs, by their very nature, are designed to address through resident engagement and collective action. The cooperative model itself provides the framework for residents to work together to improve their community and address any issues. For those willing to participate in the cooperative spirit and embrace the responsibilities of shared ownership, Black Bear Village Cooperative offers a genuine pathway to affordable homeownership and a quality lifestyle in one of New Hampshire's most beautiful regions. It is a chance to not just live in a place, but to truly own a piece of it and actively shape its future.

Black Bear Village Cooperative

33 Lamplighter's Dr, North Conway, NH 03860, USA