Century Oaks

Independent Assessment

The age-restriction finding for Century Oaks is unusually well corroborated: activeadultliving.com, Seniorly, retirenet.com, and MHVillage's manufactured-home park registry all independently describe it as a gated, private community reserved for adults 55 and older, and one source goes further, stating directly that 'the community operates as an age-restricted residential area' and that rentals are not permitted. That consistency across four independent source types (a directory, a listing aggregator, a retirement-focused site, and a manufactured-home-park-specific registry) is a strong confirmation of the age restriction for a manufactured-home community. At the same time, two material numbers could not be firmly settled: MHVillage's park registry lists 71 manufactured-home sites, and independent resale listings describe pricing roughly in the $85,000-to-mid-$200,000s range. Both gaps are large enough that they cannot be attributed to simple rounding or a stale snapshot, and neither figure should be treated as settled until checked against current live listings or the community office directly. Lot rent is independently confirmed at approximately $675 per month plus water, plus a $24.25 monthly trash fee, which confirms Century Oaks is structurally a land-lease community (the home is owned, the underlying lot is rented) rather than fee-simple ownership. Separately, and without asserting a conclusion, several senior-care aggregators (Mirador Living, A Place for Mom, Olera.care) list a same-zip-code 'Century Oaks' under an 'Assisted Living' category. The most likely explanation is that these aggregators have mislabeled this same age-restricted manufactured-home community under an ill-fitting senior-care taxonomy rather than that a second, distinct assisted-living facility of the same name exists nearby, but the latter could not be fully ruled out without a direct site visit or phone call, and buyers researching Century Oaks should be aware of this ambiguity if they encounter assisted-living-branded listings under the same name.

Who May Find This Community Appealing

Century Oaks suits buyers seeking a lower-cost entry point into age-restricted 55+ housing on the Mississippi Gulf Coast, particularly military retirees and veterans given the community's position directly between Keesler Air Force Base and the VA Medical Center, which operate as a formally designated DoD/VA 'Centers of Excellence' joint partnership -- a distinguishing draw. Buyers who are comfortable with a land-lease manufactured-home structure (owning the home, leasing the lot) rather than fee-simple ownership, and who want a gated, quiet, pet-friendly setting with a dog park less than a mile from Gulf beaches, are the natural fit.

Homes, Builders & Development History

The specific original developer and the community's founding/construction-start year have not been independently confirmed. As a land-lease manufactured-home community, individual homes have likely been replaced, upgraded, or added by residents over time rather than built out in a single defined construction window. The total lot count is not firmly established (71 per MHVillage's manufactured-home park registry); buyers should request the community's current, exact site count and any available site-development history directly from the community office.

Current Pricing & Market Positioning

Pricing at Century Oaks is a genuinely disputed figure and should not be assumed without checking current listings. Independent resale listings describe a range of roughly $85,000 to the mid-$200,000s. This is too large a gap to resolve by picking either figure as more likely correct; buyers should request current comparable sales and active listings from a local agent or the community office before forming price expectations. As with any land-lease community, buyers should also evaluate total monthly housing cost -- home purchase or financing cost plus the independently confirmed lot rent of approximately $675/month plus water, plus the $24.25/month trash fee -- rather than comparing the home's purchase price alone against fee-simple homeownership elsewhere on the Gulf Coast.

New Construction vs. Resale Considerations

As a land-lease manufactured-home community, Century Oaks' housing stock likely includes a mix of older and newer manufactured homes sited on leased lots over time rather than a single defined construction window, and no evidence of active builder sales continuing was found. Buyers should request the specific age, condition, and manufacturer/model information for any home under consideration, and confirm whether the lot lease transfers with a home purchase or requires a new lease application and approval process with the community office.

Taxes, Insurance & Special Assessments

Manufactured homes at land-lease communities like Century Oaks are typically taxed differently than conventional real property -- often as personal property rather than real estate, depending on how the home is titled -- and the specific tax treatment applicable here has not been confirmed. Buyers should confirm the applicable property/personal-property tax treatment directly with the Harrison County Tax Assessor; Harrison County's effective property tax rate is confirmed at approximately 0.62%, well below the national median, with a modest $300 homestead exemption credit, though this may not directly apply to a personal-property-titled manufactured home. Mississippi completely exempts retirement income (Social Security, pensions, and IRA/401(k) distributions) from state income tax with no income limit or age threshold. Coastal Harrison County homeowners insurance, including mandatory windstorm coverage, is a materially larger cost variable than property tax for any Gulf Coast property and can run $3,000-$6,000 or more per year depending on proximity to the coast, home age, and construction type; flood insurance is a separate expense for any property in a flood zone, and much of the Gulf Coast qualifies. Insurance for a manufactured home also typically requires a manufactured/mobile-home-specific policy rather than a standard homeowners policy; buyers should request current, home-specific insurance quotes directly.

Community Layout & Lifestyle

Century Oaks is laid out as a gated, quiet manufactured-home community along Pass Road in Biloxi, with pet-friendly amenities including an on-site dog park and HOA/operator-maintained common areas. Its defining lifestyle feature is location rather than an amenity-heavy clubhouse campus: residents are positioned directly between Keesler Air Force Base and the VA Medical Center and less than a mile from Gulf beaches, making it a practical, low-maintenance base for retirees -- particularly military retirees and veterans -- who prioritize proximity to medical care and the coast over a resort-style activity calendar.

Shopping, Healthcare & Airport Access

Century Oaks is located at 1718 Pass Road in Biloxi, Mississippi (Harrison County), between Keesler Air Force Base and the VA Medical Center, less than a mile from the Gulf Coast beaches. The Keesler AFB/VA Medical Center pairing operates as a formally designated DoD/VA 'Centers of Excellence' joint-venture partnership, a genuine and distinguishing draw for military-retiree buyers. Buyers should confirm current drive times to specific destinations, grocery, and shopping directly with the community office or a local agent.

Age Qualification & Material Ownership Restrictions

Century Oaks' 55+ age restriction is repeatedly and independently confirmed across activeadultliving.com, Seniorly, retirenet.com, and MHVillage's manufactured-home park registry, all of which describe it as a gated, private community reserved for adults age 55 and older. One source states directly that 'the community operates as an age-restricted residential area' and that the community does not permit rentals -- specific, legally-worded language rather than softer marketing framing. Because this consistency spans four independently-typed sources rather than a single directory's category label, Century Oaks is classified as legally age-restricted 55+ with reasonable confidence for a Mississippi manufactured-home community. Buyers should note that Mississippi has no general state Fair Housing Act of its own, so this restriction rests solely on the federal Housing for Older Persons Act (HOPA) framework with no state-law reinforcement; buyers should confirm the community's current age-verification procedure directly with the community office.

Tradeoffs & Limitations

The single biggest thing for buyers to understand about Century Oaks is that two material facts remain unresolved and must be verified directly before purchasing: the total lot count (71 per MHVillage's registry) and the price range (roughly $85,000-to-mid-$200,000s per independent resale listings). Buyers should request current, itemized listing data from the community office or a local agent rather than relying on either published figure. As a land-lease community, buyers also do not own the ground beneath their home; lot rent (independently confirmed at approximately $675/month plus water, plus a $24.25/month trash fee) is set by the community operator rather than negotiated collectively through a resident-controlled HOA, and future increases should be confirmed directly. Buyers should also be aware that some senior-care aggregators list a same-name, same-zip-code 'Century Oaks' under an 'Assisted Living' category -- almost certainly a taxonomy mismatch rather than a second facility, but worth a direct call to rule out confusion entirely.

Comparison With Nearby Communities

Century Oaks has a fully corroborated, legally-worded age restriction, unlike Sunshine Pass in nearby Pass Christian and Mineral Creek Landing in Hattiesburg, which carry unresolved classification questions. Compared with Sunshine Pass, which is a for-sale-versus-service-model ambiguity, Century Oaks' central open questions are instead about scale (71 versus 61 lots) and price range ($85,000-to-mid-$200,000s versus $38,000-$100,000) -- both administrative/data discrepancies rather than a structural ownership question. Buyers weighing Century Oaks against Sunshine Pass should understand the two communities differ fundamentally: Century Oaks is a confirmed, gated, land-lease manufactured-home community with a settled age restriction, while Sunshine Pass's underlying purchase-vs-rental model is still unresolved.

Current Listings

The community office, or a local agent familiar with manufactured-home land-lease transactions on the Mississippi Gulf Coast, can provide current available homes and open lots at Century Oaks, confirm the current total lot count and lot rent, and clarify the community's current age-restriction policy and enforcement practice directly.

Is Century Oaks legally age-restricted to residents 55 and older?

Yes. Century Oaks is repeatedly and independently confirmed across activeadultliving.com, Seniorly, retirenet.com, and MHVillage's manufactured-home park registry as a gated, private community reserved for adults age 55 and older, with one source stating directly that the community operates as an age-restricted residential area and does not permit rentals.

Do residents own their home or the land at Century Oaks?

Residents own their manufactured home outright but lease the underlying lot from the community. Lot rent is independently confirmed at approximately $675 per month plus water, plus a separate $24.25 monthly trash fee.

How many lots does Century Oaks have, and what do homes cost?

Both figures are genuinely disputed. MHVillage's manufactured-home park registry lists 71 sites. Independent resale listings describe pricing roughly from $85,000 to the mid-$200,000s. Buyers should check current listings or contact the community office directly rather than relying on either figure.

Is the 'Century Oaks' listed under Assisted Living by some senior-care sites a different facility?

It is most likely the same age-restricted manufactured-home community mislabeled by a senior-care aggregator's taxonomy, but this could not be fully confirmed. A direct call to the community would resolve any confusion.

Where is Century Oaks located?

At 1718 Pass Road in Biloxi, Mississippi (Harrison County), between Keesler Air Force Base and the VA Medical Center, less than a mile from Gulf Coast beaches.