Longview Hills

Independent Assessment

Longview Hills is a genuine land-lease manufactured home community: residents own their individual homes while paying space rent for the underlying land, and multiple independent sources, including the community's own portal, its management company HCA Property Management, and third-party directories such as activeadultliving.com, consistently describe it as an age-restricted 55-and-older community. A recorded deed covenant establishing the exact restriction language was not independently reviewed, so buyers should treat the 55+ designation as a community-rule-based restriction consistent with federal HOPA practice rather than a reviewed recorded covenant. Reported space rent increased from a $755-$805/month range for 2025 to $820-$865/month for the 2026-2027 year, which buyers should treat as a recent, material cost change to confirm directly with HCA Property Management.

Who May Find This Community Appealing

Buyers who want an owned-home, lower-maintenance lifestyle on the Oregon coast, with ocean-adjacent or ocean-view potential and a straightforward space-rent cost structure rather than a deeded lot, are a strong fit for Longview Hills. Its Newport location close to the beach, shopping, golf, and dining also suits buyers who want a walkable coastal-town lifestyle within reach of Lincoln County's broader tourism and healthcare infrastructure.

Homes, Builders & Development History

Longview Hills totals 177 homes, each with its own attached garage, in a gated setting above the Pacific Ocean in Newport. A single named original developer or a specific build year was not found in available sourcing. The community is managed today by HCA Property Management, Inc., with an on-site office at 450 NE 58th Street, and its brochure marketing, distributed in part through Pacific Coast Homes, emphasizes ocean, lake, and forest views available from many home sites.

Current Pricing & Market Positioning

Specific closed resale sale prices for homes within Longview Hills were not found in available sourcing; Zillow and REMAX listing pages for the community's 97365 zip code area were found but did not yield specific comparable-sale figures. Buyers should request current available homes and recent closed comparables directly from HCA Property Management or a local agent familiar with manufactured-home sales on the central Oregon coast; any price evaluation should be made together with the separate, ongoing monthly space rent rather than compared directly to deeded-lot or site-built pricing elsewhere in Newport.

New Construction vs. Resale Considerations

All current activity at Longview Hills is resale of existing manufactured homes within the community's 177 built-out homes; no active new-home construction was found in available sourcing. Buyers should budget for a manufactured-home-specific inspection, with particular attention to coastal weather exposure, and should request the community's current space-rent agreement, rent-increase history, and rules document from HCA Property Management before purchasing.

Taxes, Insurance & Special Assessments

Because homeowners at Longview Hills own their manufactured home but not the underlying land, Oregon generally taxes the home as personal property rather than real property when it sits on leased land in a manufactured home community; buyers should confirm the specific tax treatment with the Lincoln County Assessor's Office. Oregon's statewide Property Tax Deferral for Disabled and Senior Homeowners program is available to qualifying homeowners 62 or older (or younger homeowners receiving Social Security disability benefits) who have owned and lived in the home for at least five years, with a household income cap reported at $70,000 for 2026; buyers should confirm current eligibility and the program's manufactured-home-specific fee directly with the Oregon Department of Revenue, since this deferral program's 62-plus age threshold differs from Longview Hills' own 55-plus residency requirement. Coastal buyers should also obtain insurance quotes that account for wind and moisture exposure typical of an oceanfront-adjacent manufactured home.

Community Layout & Lifestyle

Longview Hills offers single-level manufactured home living with an attached garage at every home, set on a hillside above the Pacific with a clubhouse and a stocked pond as its social and recreational focal points. As a land-lease, space-rent community, day-to-day operations and site maintenance are handled by HCA Property Management rather than a resident-run association board.

Shopping, Healthcare & Airport Access

Longview Hills is located at 450 NE 58th Street, Newport, Oregon 97365, in the heart of Lincoln County on the central Oregon coast, perched above the Pacific Ocean. The community is minutes from Newport's beaches, with the town's shopping, golf, and fine dining, plus Yaquina Bay's fishing and tourism attractions, within a short drive.

Age Qualification & Material Ownership Restrictions

Longview Hills is consistently marketed and independently listed, including on its own community portal (titled 'Longview Hills 55+' in brochure marketing) and on activeadultliving.com's 55-plus-communities directory, as an age-restricted 55-and-older community. No recorded deed restriction or park-rule document establishing the exact age-qualification language, household exceptions, or occupancy percentage was independently reviewed; buyers should request the current written age-restriction policy directly from HCA Property Management before purchasing.

Tradeoffs & Limitations

Because Longview Hills is a land-lease, space-rent community, buyers own only the manufactured home itself and must budget for an ongoing, separately billed space rent that has recently risen (from a reported $755-$805/month range for 2025 to $820-$865/month for 2026-2027) and can continue to rise over time, subject to Oregon's manufactured-dwelling-park landlord-tenant law. A recorded age-restriction covenant could not be confirmed and specific closed resale prices within the community were not found, so buyers should get the exact current age-qualification rule, current available inventory, and pricing in writing from HCA Property Management. Coastal Oregon buyers should also budget for weather-related maintenance considerations (salt air, wind, and moisture exposure) typical of oceanfront-adjacent manufactured housing.

Comparison With Nearby Communities

Longview Hills is distinguished from the inland Eugene-area communities (Songbrook, Summer Oaks Park) and the Grants Pass community (Westlake Village) by its oceanview-adjacent setting and space-rent (rather than traditional lot-rent) cost structure. Buyers weighing a coastal lifestyle against an inland Rogue Valley or Willamette Valley setting should compare Longview Hills' space-rent history and coastal-maintenance considerations against those inland communities' land-lease terms.

Current Listings

A connected local agent experienced with manufactured-home sales in Lincoln County, or HCA Property Management's on-site office, can provide current available homes at Longview Hills, recent comparable sales, and the current space-rent schedule.

Do residents own their homes at Longview Hills, or is it a rental community?

Residents own their manufactured homes outright and pay a monthly space rent (also called a Resident Owner Fee) for the underlying land, reported at roughly $820-$865/month for 2026-2027. This is a land-lease ownership model, not a rental of the homes themselves, and there is no separate HOA fee.

Is Longview Hills legally age-restricted?

Yes, it is consistently marketed and listed as a 55-and-older community, including on its own community portal and on third-party directories such as activeadultliving.com. Confirm the exact written age policy directly with HCA Property Management.

How many homes are in Longview Hills?

Longview Hills totals 177 homes, each with its own attached garage.

What is the current space rent at Longview Hills?

Reported at roughly $820-$865/month for the 2026-2027 year, depending on home location and view, up from a reported $755-$805/month range for 2025. Confirm the current exact figure for a specific home directly with HCA Property Management.