Timberlake village

What is Full time vs Part-Time?

FULL TIME VS PART TIME - We purchased the park from the original developer many years ago. The Park was set up with TWO mobile homes sharing a septic tank/lateral field system. The original developer designated one home as the primary home with FULL-TIME year-round occupancy; these homes are typically the more EXTENSIVE, newer, and higher-priced homes. Some mobile homeowners live there, others are snowbirds, and some just come to the lake for 2-3 weeks at a time. FULL TIME is not restricted to TIME or LENGTH of occupancy.

The other home paired up on that same shared septic system, the original park developer/owner designated as the PART-TIME or WEEKENDER TYPE. The original developer set up this format/occupancy with several things in mind, not overloading the septic system, a bit more privacy for the full-time spot, and an advantage for the PART-TIME - WEEKENDER in that there is someone close that helps keep an eye on the adjacent home. The weekender homes have been used primarily for 31 years by people who want a place at the lake and don't want to spend $200,000+ that a lakefront home would cost. They don't want the care of docks/slip, water systems, trash, service roads, and such. There are some limitations. PART-TIME - WEEKENDER homes are limited to a maximum length stay of ONE WEEK, which must be followed by the same length of time as "unoccupied.”

The Park is open year-round and is NOT seasonal; we have some PART TIME / WEEKENDER who come almost every Fri-Sat-Sun and then go back to the city, which is fine as the unoccupied mobile during the weekdays fully satisfy the "vacant time" aspect, the lease states 50-50 for the basis of "occupied & vacant." Part time / Weekender spaces also have a lower monthly space rent. A septic system can accept a heavier load and then has time to rest. Some of our part-timers are avid fishermen.... they like to come on Mondays when the lake is much quieter, and they fish during the week and head home and are not at their lake mobile on the weekends....so when we say WEEKENDER...it means just PART TIME. It is most easily looked at as a (50% Occupied) (50%-Vacant) overall. No coordination is required with the other homeowner on the same system...just common sense when using any shared resource...if the neighbor has company and you also do…, then prudent use of the septic system is simply "wise"...Many tanks in the park have been upgraded to the newer, more significant types...but the fact remains...it is not wise to try and put 10 pounds in a 5-pound bag. We have an educational info sheet of (do and don'ts) for those who are unfamiliar septic systems. We have experienced very few problems, and we believe the original developer had some excellent ideas...so the Park has maintained this format...the homes have been bought and sold over the years under this same philosophy and terms as it has many advantages for all concerned.

ONLY IMMEDIATE FAMILY can use the home - you & your children...but we do not allow the home to be used or turned over to relatives, friends, business associates, etc... the people in the park have always liked this point in that they know who is around and that there is no "revolving door" which is also one of the reasons the Park has never had any issues with vandalism, theft, etc. Yes...your adult children can come down to the park by themselves...we always ask that they first come with you, learn the ropes-ins/outs of the park, neighbors, etc... this makes for good harmony and then afterward providing they are respectful of others...it is no problem for them to come when you are not at the park. We have had a few issues over the years with this aspect, as you might expect...but the kids either earn their way or burn their bridges... first with the direct/surrounding neighbors and eventually with the park management/ownership. Some of our people come to the lake, and they arrive and spend most of the time out on the lake...come home to sleep, some come for peace - keep to themselves...and others love to socialize and such. Each to their priorities...but we have an excellent overall group of people...and always have! This is one of the essential attributes of Timberlake Village! If you are looking for a place to party, be loud and obnoxious, Timberlake Village is NOT the place for you!

Occupancy is limited to a max. of 6 in one home at any one time. We do have park covenants, which many like as this keeps the park consistent, clean and prevents the park from slipping into the condition that most people envision of "mobile home parks.” We welcome you to visit with our park residents...they recommend our park, and many are VERY PROUD of where they live...and it shows in the upkeep and condition of their homes and the park in total.

The individual owner of a home is responsible for their own home's care and maintain 25 feet around the perimeter in all directions which includes above ...flowers, trees, grass, etc. Some mobile homeowners decide they want to contract this maintenance to the on-site park manager (Justin) this includes (grass mowing, weed eating, and fall leaf clean up)

1. Justin - the ON-SITE Park Manager, has many yards, which he takes care of as needed. We don't water the grass....so Justin mows/trims only as needed and charges only for the work completed. Some of the residents just want to come to the lake and just play; others are physically not able to do the job. Some also do the yard work themselves...so this is a mixed bag regarding yard maintenance...but it works out for the benefit of all as the park is VERY WELL cared for by many.

All the common areas like waterfront, docks, roads, etc., are all taken care of by the Park-Justin. The Park is also in a NO WAKE cove which makes it great for boat care - no big waves to damage boats, plus we have a concrete swim dock in the back area of the cove for the safety of swimming and grandchildren. The Park has level ground - suitable for walking and enjoying the deer & turkey we often see...the Park is not on a cliff-side as much of the lake can be, and our residents like the flat terrain. 70% of our residents have golf carts for transportation to/from boat docks, trash containers, or just to socialize. Some of our boat slips are tied to specific homes because of lift ownership; some they boat slips are lift capable...others are not, we have 20' and 24' sizes...all covered, "properly electrified, tested regularly, and are GFI protected"...this has become an issue at Lake of the Ozarks in years past. As you may have experienced ...some individuals  just don't do things correctly ... unfortunately. Our motto has always been..." if it is worth doing...it is worth doing RIGHT!" We also have a private boat launching ramp on site and open field storage for boats/trailers in the off-season. There are 2 marinas close by just 2 coves over...but only 1/4 mile away by road...so they are very close by for inside storage of boats during the winter, gas, and repairs. These marinas also have those larger size boat slips if needed...good advantages to have so close.

Homes typically sell for a bit more in this park based on our location-quiet side with great boating around the 40-45MM, but close enough to the main intersection of the Big Niangua - Osage - Linn Creek, so you can boat in any direction. The Park's location is only about 2 miles by car to Laurie, Missouri - a small town with multiple grocery stores, lumber, doctors, dentists, movie theater, Elks, Lions, American Legion, a bunch of good local restaurants, and more. There are also good restaurants by boat...several within 1-4 miles...again...the residents of the park think that this is a great feature...location is ideal by both boat and car.

Leases are standard...but we have never put limits (short or long) as many residents...full or part-time are here for long terms...we have some who have been here for 30+ years, some who come for a short duration and end up selling their weekender place to buy a full-time home and retire at the park. Timberlake residents purchase because they want a reasonably priced option with a good location and a better clientele than what is usually experienced at mobile home parks in general. We allow small dogs...on a leash.... but do not allow large dogs...something our residents have requested many years back, and we have accommodated.

When a home is to be placed up for sale by a resident the Park acts as the representative for the residents. Most residents often don't want to deal with all the marketing/selling aspects and can not be available for all the showing times that would be required .... we have our website, and also post homes for sale on other websites, show the homes in person and also assist in transfer via an approved purchase agreement. The purchase agreement contains included/excluded inventory, inspections/reports by good local reliable companies. We also take care of proration of taxes (personal). Another plus we like to mention...many people don't know this fact...there are currently NO Missouri sales taxes on secondary sales of mobile homes...as you would pay when buying a boat or car. So this is a savings of around $500 on a 10K home or $1000 on a 20K purchase price. IN SHORT, WE KNOW WHAT IT TAKES TO TRANSFER A HOME FROM SELLER TO BUYER...AND DO IT RIGHT!

We do ask that you make an appointment in advance...and you can tour any of the homes that may fit your needs of size & price. At that time, we will be happy to answer any of your additional questions regarding Timberlake Village.

JUSTIN - PARK MANAGER : 573-207-0351 First Call
Park Manager Cell : 573-286-3588 Second Call

TERRY - PARK OWNER : 573-374-8618 Third Call
Park Owner Cell : 573-280-7487 Fourth Call

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