Blackberry Hill Village

Independent Assessment

Blackberry Hill Village's evidentiary posture is solid: the community's own site is explicitly self-titled an 'Over 55 Community,' and this is independently corroborated by 55places.com and MHVillage's own community listing. The community is well-documented as a genuinely new build-out (rather than an older, established park), with a named ownership entity (Black Dog Realty, LLC / Mark G. Phillips) and a named home manufacturer (Pine Grove Homes) -- a level of specificity that supports confidence in the community's genuine, active existence rather than a speculative or thinly sourced listing.

Who May Find This Community Appealing

Buyers seeking a genuinely new-construction, energy-efficient manufactured home in a 55-plus land-lease community, with a full amenity package (clubhouse, pickleball, walking trails) and one-step, accessibility-minded home design, are the clearest match for Blackberry Hill Village. Its land-lease structure -- owning the home while leasing the lot -- may appeal to buyers seeking a lower entry cost than a comparable owned-lot new-construction home, in exchange for an ongoing monthly land-lease payment.

Homes, Builders & Development History

Blackberry Hill Village is owned and developed by Black Dog Realty, LLC, led by principal Mark G. Phillips, with homes manufactured by Pine Grove Homes -- winner of Energy Star's 2022 Market Leader Award for energy-efficient new homes. The community is planned for 77 total homes on 73 acres, one-story designs ranging from approximately 1,302 to 1,424 square feet with two or three bedrooms, two bathrooms, front porches, a deck or concrete patio, and an attached two-car garage.

Current Pricing & Market Positioning

At least one current listing near $439,000 was found. Buyers should request current base pricing, available floor plans, and any remaining lot inventory directly from the community's own management, since pricing for a still-building-out land-lease community can shift as phases are released.

New Construction vs. Resale Considerations

Blackberry Hill Village is a new, still-building-out community as of the most recent review, with 77 total homes planned on 73 acres and active home sales underway. Buyers should confirm current construction phase, remaining lot availability, and expected completion timeline directly with the community's own management.

Taxes, Insurance & Special Assessments

Blackberry Hill Village sits in Berwick, York County, Maine. Because the underlying land is leased rather than owned in a manufactured-home community, the specific property-tax treatment can differ from a conventional owned-lot home; buyers should confirm the applicable treatment directly with the Town of Berwick Assessor's office. Maine's own Human Rights Act, Title 5, Section 4581-A, governs the state's Fair Housing exemptions for age-restricted housing -- a legal nuance discussed in more detail on this state's own overview page.

Community Layout & Lifestyle

Blackberry Hill Village is organized as a new, land-lease manufactured-home community emphasizing energy efficiency and single-level, accessibility-minded living. The clubhouse, pickleball courts, fire pit, and walking/biking trails point toward an active, socially oriented community lifestyle for residents. Details of organized resident-activity programming beyond these shared amenities were not independently confirmed.

Shopping, Healthcare & Airport Access

Blackberry Hill Village is located in Berwick, Maine, roughly 45 miles south of Portland, with the community's own marketing describing convenient access to shopping, restaurants, recreation, golf, the Atlantic Ocean, and area healthcare. A specific street address and drive times to area hospitals were not independently confirmed; buyers should confirm these directly with the community's own management.

Age Qualification & Material Ownership Restrictions

The community's own site is explicitly self-titled an 'Over 55 Community,' independently corroborated by 55places.com and MHVillage's community listing. No conflicting signal on the age-restriction question was found. This community is presented here as legally age-restricted 55+ on the strength of this converging, direct-operator and independent-directory sourcing.

Tradeoffs & Limitations

Buyers should understand clearly that Blackberry Hill Village is a land-lease community: the home itself is owned outright, but the underlying lot is leased from Black Dog Realty, LLC rather than purchased, a meaningfully different long-term ownership and equity structure than a conventional owned-lot subdivision. Only one specific current listing price (near $439,000) was found; buyers should request current base and lot-specific pricing directly from the community. Buyers should also ask directly about lease terms, any rent-escalation provisions, and what happens to the home if the community's land use or ownership changes in the future, standard due diligence for any land-lease manufactured-home community.

Comparison With Nearby Communities

Blackberry Hill Village is a land-lease manufactured-home community in Berwick, as is Keywood Manor in Alfred. Unlike Keywood Manor, an established community dating to 1983, Blackberry Hill Village is a genuinely new build-out marketed as Southern Maine's newest 55-plus manufactured-housing land-lease community, with Energy Star-rated new construction throughout.

Current Listings

Buyers should contact Blackberry Hill Village's own management directly, or visit blackberryhillvillage.com, for current available homes, pricing, and land-lease terms.

Is Blackberry Hill Village age-restricted?

Yes. The community's own site is explicitly self-titled an 'Over 55 Community,' independently corroborated by 55places.com and MHVillage.

Do residents own their homes at Blackberry Hill Village?

Residents own their individual manufactured home outright, but lease the underlying lot from Black Dog Realty, LLC for $650 per month -- a land-lease structure distinct from owning both home and land.

How many homes will Blackberry Hill Village have?

77 total Energy Star-rated homes planned on 73 acres, per the community's own site.

What does the monthly land-lease fee cover?

$650 per month covers road maintenance and plowing, driveway snowplowing, lawn mowing and fertilization, weekly curbside trash pickup, and use of the pickleball courts and clubhouse.