Cumberland Village

Independent Assessment

Multiple independent directories consistently label Cumberland Village as an age-restricted 55+ community, including a manufactured-housing-specific listing platform (MHVillage) that specifically reported '55+' age restrictions and a stated lot rent, alongside general active-adult directories (55places, Seniorly, Homes by Marco) and senior-living aggregators. That combination of a housing-type-specific directory (which typically tracks age-restriction status carefully for manufactured-home communities, since it directly affects marketability) plus consistent general-directory labeling is treated as sufficiently credible evidence of active-adult marketing, though not as confirmation of a specific recorded deed restriction, which remains unconfirmed. An unusual and unreconciled reported home-construction date range (1982 to 2023) was also found for such a small community, which likely reflects a mix of original and later-replaced manufactured homes on the same lots rather than new subdivision development, though that explanation has not been confirmed directly.

Who May Find This Community Appealing

Buyers seeking the lowest available entry price point in the Hendersonville active-adult market, and who are comfortable with a manufactured-home ownership structure (potentially including land-lease/lot-rent costs) in exchange for a small, quiet, age-restricted community close to town, are the best fit for Cumberland Village.

Homes, Builders & Development History

Cumberland Village consists of roughly 33-35 manufactured-home sites. Reported construction dates for individual homes span an unusually wide range (1982 to 2023), which has not been fully reconciled but which may reflect replacement homes placed on established lots over time rather than an actively expanding subdivision. The identity of any original developer or community operator has not been independently confirmed.

Current Pricing & Market Positioning

Recent individual home listings ranged roughly from $175,000 to $229,000. Because manufactured-home pricing can reflect the home alone, the home plus a leased lot, or the home plus a fee-simple lot depending on the community's ownership structure, buyers should clarify exactly what is being purchased before comparing this pricing to fee-simple subdivisions elsewhere in the area.

New Construction vs. Resale Considerations

This is an established community with a mix of home ages reportedly spanning 1982 to 2023; no evidence of the community itself actively expanding with new sites was found. Buyers should have any manufactured home independently inspected, confirm the age and condition of its systems, and clarify the land-ownership structure (fee-simple lot versus leased lot) before purchasing.

Taxes, Insurance & Special Assessments

Property tax treatment for a home here depends on whether it is classified as real property (fee-simple lot) or personal property (home on a leased lot) under Henderson County's assessment rules; buyers should confirm this classification and current tax treatment directly with the Henderson County Tax Assessor. North Carolina's Elderly or Disabled Property Tax Homestead Exclusion (N.C.G.S. 105-277.1) allows qualifying owners 65 or older (or totally and permanently disabled), below an annually adjusted income threshold, to exclude the greater of $25,000 or 50% of their home's appraised value from taxation, by filing Form AV-9 with the county assessor by June 1, where applicable.

Community Layout & Lifestyle

Cumberland Village offers a modest, low-cost, low-maintenance lifestyle centered on single-story manufactured homes, a clubhouse, and a small outdoor pool, without a large activities calendar or resort-style amenity package, suiting residents prioritizing affordability and simplicity over amenity breadth.

Shopping, Healthcare & Airport Access

The community sits on Cumberland Drive on the outskirts of Hendersonville, within Henderson County, reported as just minutes from shopping, downtown Hendersonville, and medical facilities.

Age Qualification & Material Ownership Restrictions

Cumberland Village is consistently marketed and listed as an age-restricted 55+ community across multiple independent directories, including a manufactured-housing-specific listing platform that reported a stated 55+ age restriction alongside lot-rent figures. That is treated as credible evidence of an active-adult/age-restricted marketing status, but the legal basis and current enforcement of that restriction have not been independently confirmed through a specific recorded deed restriction or park rules document, consistent with the federal Housing for Older Persons Act (HOPA) framework many age-restricted communities rely on. Buyers should request the community's current park rules or association documents directly and confirm current age-verification procedures before purchasing.

Tradeoffs & Limitations

Buyers must clarify, before purchasing, whether Cumberland Village operates as a land-lease community (where the resident owns the home but rents the lot) or as a fee-simple manufactured-home subdivision, since this materially affects long-term costs, financing options, and resale value; that distinction could not be resolved from available sources. The community is also very small (roughly 33-35 sites), so resale/purchase inventory may be limited at any given time, and a specific recorded age-restriction covenant has not been confirmed.

Comparison With Nearby Communities

Cumberland Village is a manufactured-home community rather than a conventional single-family or condominium subdivision, generally offering a lower entry price point in exchange for a different ownership structure (potentially including lot rent) that buyers must carefully clarify before purchasing.

Current Listings

A connected local agent or manufactured-housing specialist can provide current available inventory and clarify the community's specific land-ownership and fee structure.

Is Cumberland Village a manufactured-home community?

Yes. Cumberland Village consists of roughly 33-35 manufactured-home sites. Buyers should confirm whether the land is leased (lot rent) or owned in fee simple, since this significantly affects total ownership cost.

Is Cumberland Village age-restricted?

It is consistently marketed and listed as an age-restricted 55+ community across independent directories, including manufactured-housing-specific listing platforms. A specific recorded deed restriction has not been independently confirmed, so buyers should request current park rules or association documents directly.

What does the monthly fee at Cumberland Village cover?

Sources are not entirely consistent: some describe a roughly $150/month fee covering trash removal, amenity upkeep, and lawn care, while a manufactured-housing directory describes a similar figure as lot rent. Buyers should confirm directly with the community exactly what the fee represents.

What amenities does Cumberland Village offer?

The community includes a clubhouse and a recently renovated, chlorine-free outdoor pool, along with walking areas.