Kimball Estates MHP

For many Michiganders, finding a stable and affordable place to call home is a crucial step towards building a comfortable life. Mobile home parks often play a significant role in providing accessible housing solutions, offering a unique blend of independent living and community engagement. In Smiths Creek, Michigan, Kimball Estates MHP is one such manufactured home community that aims to provide a residential option for locals.

Smiths Creek, nestled in St. Clair County, offers a rural feel while maintaining connectivity to larger towns. Within this setting, Kimball Estates MHP provides a residential environment that has generated a diverse range of feedback from its residents. Understanding these varied experiences is key for anyone considering making Kimball Estates MHP their home.

The appeal of mobile home living often lies in its potential for greater affordability compared to traditional housing, coupled with the benefits of being part of a managed community. Residents typically own their manufactured homes while leasing the land, which usually includes access to shared infrastructure and, in many cases, community amenities. For those in Michigan exploring housing options, gaining a clear and factual understanding of what a specific mobile home park offers, and what current residents experience, is paramount.

This article aims to provide a clear, engaging, and factual overview of Kimball Estates MHP. We will delve into its location and accessibility within Smiths Creek, discuss the services it aims to provide, and highlight its features, as well as address the concerns raised in recent public reviews. By presenting a balanced view, we hope to help locals in Michigan determine if Kimball Estates MHP aligns with their housing needs and expectations, allowing them to make an informed decision about living in this St. Clair County community.

Kimball Estates MHP is located at 5148 Dove Rd, Smiths Creek, MI 48074, USA. Smiths Creek is a small community within Kimball Township in St. Clair County, Michigan. This location offers residents a blend of rural tranquility and reasonable access to essential services and larger towns.

Kimball Township, where Smiths Creek is situated, is generally regarded as a quiet place to live. It offers a "country feel with large lots, numerous large trees for shade and character," as described by the Michigan Manufactured Housing Association. This setting can be particularly appealing to those who prefer a less congested environment compared to more urban areas. While Smiths Creek itself is smaller, its proximity to larger towns ensures accessibility to a wider range of amenities.

For daily needs, residents would typically find local gas stations and perhaps a small grocery store nearby. However, for more extensive shopping, dining, and healthcare services, residents would likely travel to nearby towns such as Port Huron or Marysville, which are generally within a convenient driving distance. Marysville, for instance, is noted for its "small town feel," "camaraderie," and "exceptionally safe" environment, offering good schools and community events.

Transportation-wise, Smiths Creek benefits from its location in St. Clair County, with relatively easy access to major roads that connect to broader regions of Michigan. While public transportation might be limited in Smiths Creek itself, having a car allows residents to navigate to and from the park without heavy traffic. The quiet roads are often highlighted as a positive for residents, with "not a lot of traffic" on local roads.

The combination of a quiet, rural setting with convenient access to nearby towns makes Kimball Estates MHP's location suitable for those in Michigan seeking a peaceful home environment that is still connected to necessary services and regional opportunities.

Kimball Estates MHP provides the fundamental services expected of a mobile home park, aimed at facilitating a living environment for its residents in Smiths Creek, Michigan. However, based on significant resident feedback, there are substantial concerns regarding the quality and consistency of these services.

• Lot Rental and Management: The core service involves leasing individual land lots to residents who own their manufactured homes. Reviews indicate a highly problematic management style, with accusations of favoritism ("few people that could do no wrong"), rudeness from the manager ("tammy will text you yelling at you"), and unauthorized individuals attempting to exert authority ("tammys husband tearing down the old and rotted trailers gets ignorant and trys to be the boss when he has no say so"). This suggests a lack of professional and equitable management.

• Basic Utility Infrastructure (Water): The park is responsible for providing essential utilities, and reviews specifically mention water services. However, residents report frequent "water breaks" and that the park "dont give enough notice" when the water is shut off. One particularly alarming review states, "My youngest got lead poisiing from being there with all of the bad water breaks that they have had." This indicates severe and potentially dangerous issues with water infrastructure and communication.

• Maintenance of Common Areas: Mobile home parks are expected to maintain internal roads and common grounds. However, reviews consistently state, "There is not maitance on the property because he quit and they wont replace him. So nothing gets done." Residents describe the park as looking "like a ghetto," with "tall grass around trailers," "flooded parking area," and roads that are "bumpy" and unsafe for wheelchairs. This points to a severe lack of property maintenance.

• Trash and Bulk Item Disposal: Residents report significant issues with waste management. They state that the park "wont bring in a dumpster or update the trash contract to be able to throw away bulk items." When residents place bulk items outside, "tammy will text you yelling at you." Furthermore, a "surprise inspection" allegedly led to violations for bulk items after the communal dumpster had been removed. This indicates a complete failure in providing adequate waste disposal services.

• Community Rules and Enforcement: While parks typically have rules to maintain order and appearance, reviews suggest inconsistent and arbitrary enforcement. Residents report being given notices for "kids toys in the yard" or minor lawn issues, while "houses that are half-painted their yards are destroyed and they let their animals run free and the management doesn't say anything." There are also reports of "bonfires" being allowed for "a group of people" but not for others, leading to "ignorant messages." This points to unfair and biased rule application.

• Home Condition and Rent-to-Own Practices: Reviews mention that the park engages in "rent to own to some people with only cosmetic fixes and leave the people who do rent to own to deal with the bigger damages that they cover up with paint or messed up drywall." This implies a practice of superficial repairs that hide significant underlying issues, leaving tenants with costly problems.

Kimball Estates MHP in Smiths Creek, Michigan, presents a challenging array of features, with significant discrepancies between what one might expect from a mobile home community and the realities described by residents.

• Rural and Quiet Setting (Location-Based): A primary "highlight," independent of park management, is the park's location in Smiths Creek. It offers a more rural and quiet environment compared to bustling urban areas. This can be appealing to those seeking peace and less traffic. The area around Smiths Creek is known for its relatively calm atmosphere, which is a draw for many looking to escape city noise.

• Large Lots and Trees (Potential Aesthetic): The Michigan Manufactured Housing Association describes Kimball Estates as having a "country feel with large lots, numerous large trees for shade and character." If these elements are properly maintained, they could contribute to a pleasant, spacious aesthetic for individual homes.

• Affordable Housing Concept (General Mobile Home Benefit): Mobile home parks are generally designed to offer a more affordable housing solution than traditional stick-built homes. This fundamental aspect of mobile home living typically provides a lower entry cost and potentially lower monthly expenses (excluding utilities), which can be attractive to individuals and families seeking budget-friendly housing in Michigan.

• Potential for New Ownership/Management (Historical Information): Some external sources suggest Kimball Estates has been "under new management" with "improvements already under way." While severe negative reviews seem more recent, indicating ongoing issues, this highlights a potential aspiration or past attempt to improve the community. Any prospective resident would need to verify the current status of such improvements directly.

It is crucial to acknowledge that the reported severe negative experiences from residents, including accusations of a "dump" environment, "ghetto" appearance, significant maintenance neglect (tall grass, unfinished work, junk, damaged fences), safety concerns ("lead poisoning" from water, unsafe conditions for handicapped people), unaddressed complaints, and disrespectful management interactions (cursing, yelling, unauthorized property access), overshadow these potential highlights significantly. These aspects suggest that while the location might offer quiet, the living conditions within the park are a major concern.

Specific promotions or special offers for Kimball Estates MHP are not publicly detailed in the provided information or readily available through general searches. Mobile home parks, like other residential communities, may introduce various incentives periodically to attract new residents or assist existing ones.

However, given the extensive negative feedback from residents regarding the park's condition, management, and living environment, it is highly unlikely that any promotional offers, if they exist, would outweigh the reported issues. In cases where a park faces significant challenges, any "promotions" might primarily be in the form of very low rental rates for older, problematic homes, or "rent-to-own" schemes that, according to reviews, hide major structural issues.

General types of promotions that might be seen in a mobile home community include:

• Reduced Security Deposits: A lower upfront cost to move in.

• Move-In Specials: Such as a discount on the first month's lot rent or waived application fees.

• Home Purchase/Rent-to-Own Programs: While mentioned negatively in reviews, some parks do offer structured paths to homeownership or rental, potentially with low down payments or monthly installments.

To get any accurate and current information on lot availability, pricing, or specific offers at Kimball Estates MHP, interested individuals must contact the park management directly using the provided phone number. It is imperative to inquire about the current state of the property, specific terms of any rental or purchase agreements, and to address all concerns raised in public reviews thoroughly before considering any commitment.

For those interested in learning more about Kimball Estates MHP, inquiring about lot availability, or discussing any questions regarding mobile home living in Smiths Creek, Michigan, please use the following contact information.

Address:

5148 Dove Rd

Smiths Creek, MI 48074

USA

Phone:

(810) 642-4646

Mobile Phone:

+1 810-642-4646

It is critically important to contact the park management directly via phone to discuss your specific needs. Given the very serious concerns raised in public reviews regarding water quality, property maintenance, management behavior, and unsafe conditions, prospective residents should use this contact to thoroughly investigate the current state of the park. It is highly advisable to visit the property in person, observe the conditions described in reviews, and directly question management about all reported issues before considering any tenancy or purchase.

For individuals and families in Michigan, especially those considering housing options in the Smiths Creek area, Kimball Estates MHP presents a unique and deeply challenging set of circumstances regarding its suitability. While the concept of a mobile home park often revolves around affordability and community, the consistent and severe negative feedback from residents suggests significant issues that prospective locals must carefully weigh.

On the surface, the park's primary theoretical suitability lies in its location in Smiths Creek. It offers a rural and quieter environment, appealing to those who prefer less traffic and a more subdued atmosphere away from urban centers. This can be a draw for individuals and families seeking a peaceful setting where they can enjoy a sense of space. Additionally, mobile home parks are fundamentally designed to offer a more affordable housing option compared to traditional homes, which can be an important consideration for budget-conscious Michiganders.

However, it is imperative that any local considering Kimball Estates MHP acknowledge and thoroughly investigate the extensive and alarming issues reported by residents. The reviews paint a picture of a community facing severe deficiencies in almost every aspect of park management and living quality:

• Health and Safety Concerns: Direct allegations of "lead poisoning" due to "bad water breaks" and a lack of proper notice for water shut-offs are extremely serious and demand immediate and thorough investigation by any prospective resident. The description of unsafe conditions for handicapped people and flooded areas further exacerbates safety concerns.

• Deteriorated Infrastructure and Maintenance: Reports of the park looking "like a ghetto," with "tall grass," "unfinished work on personal trailers," "horrible potholes," "junk fences," and unmaintained grounds, indicate a significant lack of upkeep that directly impacts living quality and property value.

• Problematic Management: Consistent complaints about a "rude" manager ("Tammy"), favoritism, "ignorant messages," unauthorized entry onto private property by management's associates, and a failure to address resident complaints about other residents or property issues are highly concerning. This suggests a hostile and unsupportive management environment.

• Unfair Practices: Accusations of "rent to own" homes having "bigger damages that they cover up with paint or messed up drywall" and arbitrary enforcement of rules (e.g., about bulk trash or bonfires) highlight potentially deceptive and inequitable practices.

In conclusion, while the location offers a quiet, rural setting and the inherent concept of a mobile home park provides affordability, the overwhelming and severe negative feedback from residents casts significant doubt on Kimball Estates MHP's suitability for most locals in Michigan. The concerns about health, safety, maintenance, and management create a living environment that appears far from desirable.

For any local still considering this park, extensive due diligence is non-negotiable. This must include multiple in-person visits to observe the reported conditions, direct and detailed questioning of management about every concern raised in reviews (especially regarding water quality and maintenance), and, if possible, conversations with current residents. Without verifiable proof that these severe issues have been comprehensively resolved, it would be highly advisable for locals in Michigan to explore other housing options that can provide a safe, well-maintained, and professionally managed living environment.

Kimball Estates MHP

5148 Dove Rd, Smiths Creek, MI 48074, USA