Saddlebrook Farms

Independent Assessment

Saddlebrook Farms' core identity -- a 720-acre, Hometown America-managed, age-restricted 55+ land-lease community in Grayslake -- is confirmed through consistent agreement between Hometown America's own site, multiple manufactured-housing-industry sources, and independent real estate directories. Reported total home-site counts vary modestly (1,775 per several manufactured-housing-focused directories versus an estimated ~2,000 in at least one general real estate source), which is reported as a range rather than resolved to a single number. The land-lease ownership structure -- and its materially different tax and financing implications versus a standard deeded HOA or condominium purchase -- is well documented and consistently described across sources. Reported monthly fees also show some source variance (a small number of general-audience sources cite figures well below the $801-$1,321 range found across the majority of sources, which are treated as likely outdated or referencing a different, non-representative unit/fee type rather than the current typical fee).

Who May Find This Community Appealing

Buyers drawn to a lower-entry-cost path into a large, established, amenity-rich 55+ community -- with resale home prices reported roughly $160,000-$350,000, well below typical deeded-home pricing elsewhere in the Lake/McHenry corridor -- may find Saddlebrook Farms appealing, provided they are comfortable with a land-lease rather than fee-simple ownership structure. Its Grayslake location, with a historic lakeside clubhouse, walking trails, and community garden plots, also suits buyers who want a quieter, more rural-feeling setting within Lake County.

Homes, Builders & Development History

Saddlebrook Farms was established as a land-lease community in Grayslake around 1989-1990 and has continued adding and turning over home sites through 2025, per various sources; it is managed on-site by Hometown America, a national operator of manufactured-home and land-lease communities. The community spans 720 acres and reports more than 1,700 ranch-style home sites (most commonly cited as approximately 1,775). A 4,400-square-foot fitness center and a lakeside picnic pavilion were added in 2015. The community was recognized by the Illinois Manufactured Housing Association as its 2018 Land Lease Community of the Year.

Current Pricing & Market Positioning

Individual home resales observed in 2026 ranged roughly from $159,900 to $349,000, with an average list price around $247,000-$248,000 for single-family-style units within the community -- notably below the typical entry price of deeded 55+ communities elsewhere in this corridor, reflecting the land-lease structure (buyers are purchasing the home only, not the land). Buyers should request current comparables and the current monthly lease/fee amount directly from Hometown America or a local agent experienced with land-lease resales before purchasing.

New Construction vs. Resale Considerations

Saddlebrook Farms has reportedly continued adding and turning over home sites from 1990 through 2025, meaning both resale and newer/relocated manufactured homes may be available depending on current inventory. Buyers should confirm with Hometown America whether new home placement is currently available on any open lots, versus purchasing an existing home already on a leased site, and should request the current lease agreement, fee schedule, and any transfer requirements before purchasing.

Taxes, Insurance & Special Assessments

Because Saddlebrook Farms is a land-lease community, residents are taxed on the home itself (personal or real property, depending on classification) but not on the underlying land, which is owned by Hometown America -- a materially different tax structure than a standard deeded home in Lake County. Homes remain subject to Lake County and Illinois property tax administration on the home portion; Illinois applies a flat 33.33% assessment ratio to residential property outside Cook County. Buyers should confirm the current tax classification and treatment of their specific home with the Lake County Assessor's Office and Hometown America before purchasing.

Community Layout & Lifestyle

Saddlebrook Farms offers a quieter, more rural-feeling 55+ lifestyle across 720 acres in Grayslake, centered on a historic lakeside clubhouse that retains a cottage-like character distinct from the larger resort-style clubhouses common elsewhere in this corridor. With more than 1,700 ranch-style home sites, wooded walking paths, community garden plots, and a 2015-added fitness center, the community emphasizes outdoor, low-key recreation over large-scale golf or resort amenities (Saddlebrook Farms does not have an on-site golf course).

Shopping, Healthcare & Airport Access

Saddlebrook Farms is located at 1 Saddlebrook Drive, Grayslake, Illinois 60030, in Lake County. The community sits near W. Peterson Road, with access to Route 45 and Route 120, placing residents within reach of downtown Grayslake, the Metra commuter rail, and the broader Lake County retail and medical corridor.

Age Qualification & Material Ownership Restrictions

Saddlebrook Farms is marketed and operated by Hometown America as an age-restricted 55+ community, consistent with HOPA-style 80%-occupancy compliance. Illinois independently codifies a substantively similar 'housing for older persons' exemption directly into state law at 775 ILCS 5/3-106 of the Illinois Human Rights Act, requiring at least 80% of occupied units to have at least one resident 55 or older, published policies demonstrating that intent, and compliance with Illinois Department of Human Rights verification rules. Saddlebrook Farms' own recorded lease or community rules were not independently reviewed for the specific age-verification language; buyers should confirm current requirements directly with Hometown America.

Tradeoffs & Limitations

Because Saddlebrook Farms is a land-lease community, buyers do not own the underlying land -- they purchase the home and lease the lot for a reported $801-$1,321/month, a materially different structure from the deeded HOA or condominium ownership used by every other community in this Lake/McHenry corridor batch, with different financing (chattel/personal-property loans are common for manufactured homes rather than standard mortgages), resale, and long-term cost-of-ownership implications that buyers should fully understand before purchasing. Reported total home-site counts vary between sources (roughly 1,775 to 2,000), and a single authoritative current figure could not be confirmed. Buyers should also confirm whether a specific home is manufactured or site-built, since this affects financing options and long-term value.

Comparison With Nearby Communities

Saddlebrook Farms is the only land-lease community in this Lake/McHenry corridor batch, giving it a fundamentally different ownership and cost structure than deeded neighbors like Carillon North (also in Grayslake) or Grand Dominion (Mundelein). Its reported resale pricing (roughly $160,000-$350,000) reflects that buyers are purchasing the home only, not the land beneath it. Within Grayslake specifically, it shares a town with Carillon North, a gated, deeded 361-home Cambridge Homes community with a very different ownership and amenity profile.

Current Listings

A connected local agent experienced with land-lease resales, or Hometown America's own sales office, can provide current available homes, lease-transfer requirements, and current fee figures.

Do you own the land at Saddlebrook Farms?

No. Saddlebrook Farms is a land-lease community: you purchase and own the home itself, but lease the underlying land from Hometown America for a reported monthly fee of roughly $801-$1,321, which also covers amenity access and services like trash removal and landscaping.

How many homes are in Saddlebrook Farms?

Reported figures range from approximately 1,775 to 2,000 home sites depending on the source, across the community's 720-acre footprint.

Is Saddlebrook Farms age-restricted?

Yes. It is marketed and operated by Hometown America as an age-restricted 55+ community, consistent with Illinois's codified housing-for-older-persons exemption (775 ILCS 5/3-106), which requires at least 80% of occupied units to have a resident 55 or older.

Does Saddlebrook Farms have a golf course?

No. An on-site golf course was not found; the community's amenities center on its lakeside clubhouse, fitness center, walking trails, and community gardens instead.