Hickory Village

For many Colorado residents seeking a practical and affordable path to homeownership in the highly competitive Northern Colorado market, a manufactured home community like Hickory Village in Fort Collins offers an essential and viable alternative. Located at 400 Hickory St, Fort Collins, CO 80524, Hickory Village is an established, all-age mobile home park that provides a foundational element of unsubsidized affordable housing for individuals and families in the city. The dynamic of owning a home while renting the land—the lot rent—is the core structure, designed to keep the cost of entry significantly lower than traditional single-family homes.

As a community, Hickory Village is set on the northern edge of Fort Collins, offering a blend of convenient city access and proximity to natural spaces. The community’s official materials highlight its status as a lifestyle community featuring professional onsite management, maintenance services, and planned activities, all intended to make life enjoyable for its residents. Homes within the village typically range from older, more budget-friendly units built in the 1970s to newer, quality-built manufactured homes with modern amenities like open-concept floor plans and island kitchens, appealing to a wide spectrum of buyers. The community is pet-friendly, specifically welcoming dogs, which is a major benefit for many Colorado households.

It is important for prospective residents to understand the current resident experience, which has seen some volatility following changes in ownership. While past management was highly praised for responsiveness, recent years have brought significant challenges related to maintenance, communication, and rapidly escalating lot rent—issues that are unfortunately common across the state’s mobile home park sector. These concerns are actively being addressed by local government services, which recognize the crucial role mobile home parks play in providing affordable housing. Prospective residents should diligently confirm current management practices and lot rent structures prior to committing.

### Location and Accessibility

Hickory Village boasts an excellent location on the northern side of Fort Collins, providing quick access to essential services, major roadways, and significant community assets. The official address is 400 Hickory St, Fort Collins, CO 80524, USA.

• Connectivity: The community provides convenient access to U.S. Highway 287, making regional travel to nearby cities like Loveland and Cheyenne straightforward.
• Downtown Access: It is approximately a five-minute drive from Downtown Fort Collins and the historic Old Town Square, which is a key hub for dining, arts, and entertainment.
• Education: The park falls within the highly-regarded Poudre School District (Poudre R-1), with assigned schools like Putnam Elementary, Lincoln Middle School, and Poudre or Rocky Mountain High School accessible for families. Colorado State University (CSU) is also about a 10-minute drive away.
• Nature and Recreation: A significant advantage of this location is its immediate proximity to several cherished Fort Collins natural areas. The community is described as being within walking distance of Soft Gold Park, McMurry Natural Area, Salyer Natural Area, and Legacy Park. This adjacent access to public parks, walking trails, and open space provides valuable outdoor recreation opportunities for all ages.
• Accessibility: The park is committed to accessibility, featuring a wheelchair accessible entrance, parking lot, restroom, and seating, ensuring that it can accommodate residents with diverse mobility needs.
• Transportation: While the neighborhood is classified as "Car-Dependent," it is rated as "Very Bikeable," with bus service also available at the front of the park, offering alternative transportation methods.

### Services Offered (Onsite and Community Support)

The structure of a manufactured home park focuses on providing core lot services and maintaining common areas. While the official promotional materials emphasize a suite of services, recent resident feedback indicates that the practical execution of these services can be inconsistent.

• Onsite Management and Office: The community is intended to have a professional, on-site management team and office to handle leasing, payments, maintenance requests, and community concerns, though availability has been a recent point of contention among residents.
• Maintenance Services: Scheduled and emergency maintenance services for community-owned infrastructure, such as water lines, street lighting, and common areas, are officially offered, though issues like persistent water leaks and unlit streetlights have been reported.
• Utility Hookups and Billing: Services for individual homes include hookups for essential utilities, including city water, city sewer, electricity (City of Ft Coll), and natural gas (XCEL). Residents are subject to lot rent and typically pay their own utility costs, with recent reports indicating that water rebilling practices have been controversial and lacked transparency.
• Pet-Friendly Policy: Dogs are allowed within the community, making it a viable option for pet owners.
• Financial Services: Accepts various forms of payment, including debit cards, for easy processing of lot rent and fees.
• Snow Removal: Common area snow removal is a class-A perk included to ensure accessibility during Colorado winters.
• Onsite Parking: Available on-site parking is provided for residents' vehicles.
• Accessibility Features: Includes Wheelchair Accessible Entrance, Parking Lot, Restroom, and Seating in common areas.

### Features / Highlights (Official and Practical)

Hickory Village is highlighted by a mixture of advertised amenities and practical benefits inherent to its location and housing model.

• Unsubsidized Affordable Housing: The primary feature is its status as an affordable housing option, offering a lower entry point into homeownership in Fort Collins compared to other housing types.
• Access to Green Space: The immediate, adjacent location to Soft Gold Park and multiple Natural Areas is a significant recreational highlight, providing vast public space for exercise and enjoyment just a short walk away.
• Community Amenities: Includes a basketball hoop for recreation and a focus on planned community activities to foster a strong sense of community.
• Top-Rated School District: Being located within the highly-regarded Poudre School District is a major benefit for families with children.
• Owner Support Programs: The community is a known focus area for the City of Fort Collins' Neighborhood Services, which offers programs like backflow preventer installations (completed in 2023 to protect drinking water) and Mobile Home Improvement Grants to help residents upgrade and maintain their homes.
• Strong Community Bonds: Despite management challenges, the neighbor-to-neighbor relationships are described as "cool enough" and generally supportive, which is vital in a close-knit manufactured home community.

### Contact Information

For current lot rent rates, availability, or to address concerns, prospective residents are encouraged to contact the leasing office directly. Given the reported issues with management response times, persistence is advised.

Address: 400 Hickory St, Fort Collins, CO 80524, USA

Phone: (970) 493-3089

Mobile Phone: +1 970-493-3089

### What is Worth Choosing

Hickory Village Mobile Home Park is worth choosing for the discerning Colorado resident who prioritizes long-term affordability and an exceptional location above all else. Its key value proposition is offering a tangible path to owning a home—a physical asset—in a city where traditional housing costs are soaring. The location provides an unparalleled mix of urban accessibility (close to Downtown, CSU, and major amenities) and immediate access to beautiful Northern Colorado nature, a feature not often available at this price point. Prospective buyers must be prepared for the realities of the lot-rent model and the current challenges with park maintenance and the non-responsive management that has been an issue since 2024 and 2025. However, for those who are resilient, who value the benefits of the Poudre School District, and who need a home base directly adjacent to great public parks, Hickory Village remains a fundamental source of economical housing in Fort Collins. Furthermore, the active involvement of the City of Fort Collins in supporting mobile home park residents indicates that there is ongoing external support and advocacy to address and resolve the noted livability issues.

Hickory Village

400 Hickory St, Fort Collins, CO 80524, USA