Maple Valley
Manteno, Illinois · Kankakee County
Maple Valley is a land-lease, age-restricted (55+) manufactured home community in Manteno, Kankakee County, built in 1992 and totaling 201 home sites. The community is on-site managed by Hometown America -- the same national operator behind Saddlebrook Farms, a much larger land-lease community in Grayslake, Lake County. Streets throughout the community are paved and served by city water and a city-provided sewer system, and reported monthly lot rent ranges from $500 to $1,300 depending on site. A clubhouse serves as a community gathering space, and the community's location near Kankakee River State Park places residents roughly an hour from Chicago.
Last researched 2026-09-17
- Price positioning
- Not publicly confirmed for individual home sale prices
- HOA
- Not applicable in the traditional HOA sense; residents pay monthly lot rent, reported at $500-$1,300/month depending on site
- Community size
- 201 home sites
- Home types
- manufactured_home
- Builder
- Not applicable (manufactured home community, not a single-builder subdivision); on-site managed by Hometown America
- Age policy
- Age-restricted (55+) manufactured home community per multiple independent listing-aggregator descriptions and consistent with operator Hometown America's active-adult community positioning; the recorded lease-agreement age-restriction clause was not independently reviewed
Interested in Maple Valley?
Connect with a local agent who understands the community, current homes, and buying process.
Overview
Independent Assessment
Maple Valley's core land-lease structure is confirmed directly via a listing-aggregator detail page (MHBO/similar), which is the strongest available secondary-source evidence for this community's tenure model. The 1992 build date, 201-site count, and Hometown America on-site management were each corroborated across more than one independent manufactured-housing marketplace listing (Redfin's community page, MHVillage, and the operator-linked wintercohen.com subdivision page), giving reasonable confidence in these figures. However, an official, dedicated Hometown America page specifically for Maple Valley with the same depth of detail Hometown America's site provides for some of its other properties was not found, and the recorded lease-agreement age-restriction clause was not independently reviewed; buyers should confirm current exact terms with the on-site management office.
Who May Find This Community Appealing
Budget-conscious buyers wanting an established, age-restricted land-lease manufactured-home community managed by a large, experienced national operator (Hometown America) in a quieter Kankakee County setting near Kankakee River State Park -- roughly an hour from Chicago -- will find Maple Valley appealing.
Homes & Prices
Homes, Builders & Development History
Maple Valley has operated since 1992 as a land-lease manufactured home community in Manteno, Kankakee County, with a total of 201 home sites, on-site managed by Hometown America. Homes are individually owned manufactured units placed on leased lots; whether new-home placement is currently offered alongside resale of existing homes was not confirmed.
Current Pricing & Market Positioning
Current individual home sale prices at Maple Valley could not be independently verified. Buyers should request current available inventory and pricing directly from Hometown America's on-site management office or from manufactured-housing marketplaces (MHBO, MHVillage) listing current homes at this community.
New Construction vs. Resale Considerations
Whether Maple Valley currently offers new manufactured-home placement in addition to resale of existing homes within the community remains unconfirmed. Buyers of a resale unit should request a full independent inspection of the home and confirm the community's current lease terms and transfer/approval process required when purchasing an existing home on a leased lot.
Want current listings in this community?
Pricing changes fast. A connected local agent can send current active listings and recent comparable sales.
Fees
HOA Fees, Capital Contributions & Recurring Costs
Maple Valley does not operate under a traditional homeowners association fee structure; instead, residents pay monthly lot rent to lease their home site, reported at $500-$1,300 per month depending on site. Precisely what the lot rent includes at the community-specific level (e.g., water, sewer, trash) was not confirmed beyond the general note that streets are paved and water/sewer are city-provided; buyers should request the community's current exact lot rent and full list of included services directly from the on-site office.
Taxes, Insurance & Special Assessments
In a land-lease manufactured-home community, the home itself is generally taxed separately from the underlying land (which remains taxed to Hometown America as the land owner); buyers should specifically ask Maple Valley's on-site office and the Kankakee County Assessor's office how property taxes are assessed and billed for a home on a leased lot, and confirm whether the home is titled as personal property or as real property, which affects financing and taxation.
Amenities
Community Layout & Lifestyle
Maple Valley's amenity base centers on its on-site clubhouse and its established, paved-street layout with city utility service, offering residents a straightforward, low-density land-lease manufactured-housing lifestyle. A detailed current activities calendar or additional recreational amenities beyond the clubhouse were not confirmed.
Location
Shopping, Healthcare & Airport Access
Maple Valley is located in Manteno, Kankakee County, near Kankakee River State Park, with secondary sources describing the community as approximately one hour from Chicago.
Restrictions
Age Qualification & Material Ownership Restrictions
Maple Valley is described by multiple independent manufactured-housing marketplace listings as an age-restricted (55+) community, consistent with operator Hometown America's positioning of its properties (including Saddlebrook Farms in Grayslake) as active-adult communities. This consistency is treated as a reasonably confirming signal, though the recorded lease-agreement clause or a state manufactured-housing-community filing specifying the exact legal age-restriction language and verification procedure was not independently reviewed. Buyers should confirm current exact restriction terms directly with the on-site management office.
Pros & Tradeoffs
Tradeoffs & Limitations
As a land-lease community, buyers own the home but not the underlying land, meaning monthly lot rent (reported $500-$1,300/month, a notably wide range) is an ongoing cost separate from any home financing, and lot rent can be adjusted over time subject to Illinois's manufactured-home-community regulations. Current individual home sale prices, why the reported lot-rent range is so wide (likely reflecting different site sizes/locations within the community, though this was not confirmed), and the precise legal age-restriction language in the community's lease agreement remain unconfirmed; buyers should request these directly from the on-site management office.
Comparison With Nearby Communities
Maple Valley is a separate, independently operated land-lease 55+ manufactured-home community in Manteno, alongside Maple Ridge Mobile Home Park and Oak Ridge. It is larger (201 sites) than the nearby Maple Ridge Mobile Home Park (75 sites) and is managed by a different operator (Hometown America) than Oak Ridge (Sun Communities). Maple Valley shares its operator, Hometown America, with Saddlebrook Farms in Grayslake, Lake County -- a much larger property -- but the two are entirely distinct communities in different counties.
Listings
Current Listings
Manufactured-housing marketplaces (MHBO, MHVillage, Zillow's community page) and Hometown America's on-site management office list current available homes; a connected local agent familiar with manufactured housing can also assist.
FAQs
Questions Buyers Should Verify
- Current exact lot rent for a specific site, and the reason for the reported wide $500-$1,300/month range
- Current individual home sale prices and available inventory
- Whether new-home placement is currently offered alongside resale of existing homes
- The community's current lease agreement terms, including the exact age-restriction clause and rent-escalation provisions
- Whether homes are titled as personal property or real property, and how this affects financing and taxation
- Is Maple Valley a land-lease community?
- Yes. Residents own their individual manufactured home but lease the underlying lot, confirmed via listing-aggregator detail describing the community's land-lease structure.
- Who manages Maple Valley?
- Hometown America manages Maple Valley on-site -- the same national operator that manages Saddlebrook Farms in Grayslake, Lake County, though the two communities are entirely separate properties.
- How many home sites are at Maple Valley?
- 201 home sites, per secondary manufactured-housing marketplace listings.
- What is the lot rent at Maple Valley?
- Reported at $500-$1,300 per month depending on site; buyers should confirm the current exact figure directly with the on-site management office.
- When was Maple Valley built?
- 1992, per secondary manufactured-housing marketplace listings.
Sources
- Maple Valley MHC | 1 Silver Circle, Manteno, IL 60950 | MHBO.com — accessed 2026-09-17
- Maple Valley Mobile Home Park in Manteno, IL | MHVillage — accessed 2026-09-17
- Maple Valley | 55+ Retirement Community in Manteno, IL (operator brand site) — accessed 2026-09-17
Interested in Maple Valley?
Connect with a local agent who understands the community, current homes, and buying process.