Land-Lease Residential Communities · Metro-Adjacent
Housing you own.
Ground you rent.
Gated, resort-grade communities on metro-adjacent land, leased by the month and lived in year-round. You own the coach, we own the ground. No property tax, no mortgage, and a clubhouse, pool, courts and dining open to every resident.
“Hundreds of thousands of Americans have already solved the housing math by moving into something they own outright. Then they find out that almost nowhere will let them stay. We build the places that will.”
Arcadia Development Partners
The Thesis
Three problems that share one answer.
The housing math
Buying the median American home now takes about $120,000 of income, up from $66,000 in 2020. Rent in the counties we build in runs $1,790 to $1,963. A resident who already owns their coach pays around $1,425 a month here, all in, with no property tax and no mortgage.
The mobility problem
Careers move faster than leases. Taking a role in another city means breaking a lease, forfeiting a deposit, and paying movers. A resident who owns their home and rents only the ground beneath it can accept the job and drive to it.
The legal problem nobody solved
Almost everywhere, living in an RV full time is illegal. Codes define an RV park as a transient use and cap stays at 14, 30 or 90 days, so the ban sits inside the definition and cannot be varianced. We researched twenty metros jurisdiction by jurisdiction to find the places where year-round residency is lawful, and we build only there.
Who this is for
Professionals who need to be able to move.
Twenty to sixty. Travel nurses and contract engineers, tradespeople following the work, remote employees, consultants on eighteen-month assignments, people between houses or after a divorce. Earning well, and still unable to make the arithmetic of a metro apartment work, or unwilling to sign away five years to a mortgage for a job that might move next spring.
They are not downsizing into this. They are choosing the one housing product that lets them take the promotion in another state without losing a deposit.
The Resort
Five hundred sites. Four ways to live here.
Spacing is the product. Lots are wide enough for a private patio, an outdoor kitchen and planting between neighbors, because the difference between a park and a resort is what sits in the gap.
Short-stay sites sit at the front, near the gate and the chargers. Long-term residents are at the rear, where the traffic never reaches: quieter, more secluded, and stable enough that you know your neighbors. A weekend crowd and a neighborhood do not belong on the same road.
Villas, owned or reserved
A private casita with a plunge pool, covered outdoor kitchen and lounge, alongside full motorcoach hook-up on stone paving. Sold outright, or reservable at any Arcadia property through the membership.
Premium
The largest leased lots on the property. Private patio, outdoor kitchen and fire feature, set back from the through road.
Garden
Full-service sites, generously spaced, with patio and mature landscaping between neighbors rather than a shared curb.
Standard
Full hook-up sites on the same grounds with the same access to every amenity. The way in, not the compromise.
On the grounds
- Clubhouse
- Resort pool
- Fitness center
- Walking and jogging paths
- Quick-service dining and bar
- Sit-down restaurant (later phase)
- Tennis courts
- Pickleball courts
- EV charging
- Dog parks
- Village shops (later phase)
The Offer
A resort address, on a monthly rent.
This is the part that makes it housing rather than hospitality. Residents own the coach and rent the ground beneath it, month to month, with the utilities in the rent and the amenities open to every tier.
Monthly, not nightly
Year-round leases are the product, not an off-season fallback. Residents sign by the month and stay by the year, lawfully, because of where we build.
No property tax
You own your coach and rent the ground. There is no land assessment, no escrow, no annual reassessment when the market moves.
Water and waste in the rent
Water and sewer are in the monthly rate. Power is individually metered, so you pay for what you use and nothing more, which is typically around $125 a month.
Gated and staffed
A single controlled entrance, cameras on the perimeter, and staff on site. A resort standard of security, not a campground gate code.
Every amenity, no upcharge
Clubhouse, pool, courts and dining are open to every resident on every site tier. Standard sites are the way in, not the compromise.
No mortgage, no HOA
No closing costs, no twenty-year commitment, no board. If the job moves, the home moves with it.
Protections in writing
Arcadia records Fannie Mae’s eight tenant site lease protections at every property: renewable one-year leases, notice before any rent increase, notice before a sale, and the right to sell your home in place.
The Villas
Own one. Or reserve one anywhere.
Villas are the one product at Arcadia that is sold rather than leased. A casita, a private pool, and a motorcoach pad on the largest lots on the property, held outright the way a lot at a motorcoach country club is held.
The rest are held for members. An initiation fee and monthly dues carry villa reservation rights across every Arcadia property, so a coach owner moves between markets on one membership instead of chasing availability. Twenty markets is the point of the network, not a growth slide.
Ownership
Buy the villa
Deeded or long-leasehold, with the option to place it into the rental pool when you are not on site. Capital back to the project, an asset to the owner.
Membership
Join the club
A one-time initiation and monthly dues, carrying villa reservation rights at every Arcadia property. One membership, twenty markets, no closing on any of them. The structure a vacation club uses, applied to a network of resorts rather than a single resort.
$1,425
A month, all in, if you own your coach
500
Sites at full build-out
20
Markets, one membership
The First Community
Orlando, on the US-27 corridor.
Twenty minutes from Disney
Phase OneThe US-27 corridor between Four Corners and Haines City, inside the Orlando metro, where the jobs, the tourism trades and the retirees already are.
Year-round living is lawful
Phase OnePolk County sets no cap on how long a resident may stay. That is the reason the first community is here and not somewhere with cheaper land.
County water and sewer
Phase OneMunicipal water and sanitary sewer only. No package treatment plants, no septic. It is a pass or fail test on every parcel we look at.
Out of the flood zone
Phase OneThe ridge along US-27 sits in flood Zone X, which keeps insurance sane and lets residents build the patio, deck and landscaping that make a lot feel like a home.
120 sites first, 500 at build-out
Phase OnePhase one opens with 120 sites, ten villa lots and the amenity core. The land carries 500, and the rest follows the waiting list rather than a forecast.
Then nineteen more
NextJacksonville, Columbus and Denver are next, chosen the same way: the law first, then the utilities, then the land.
Siting
Close enough to commute. Zoned to actually allow it.
Most codes define an RV park as a transient use, which bans living there inside the definition itself. Charlotte prohibits year-round residency outright. Some counties cap a stay at thirty days. A variance cannot fix a definition, which is why so little of this product exists anywhere.
So we read the law first. Twenty metros, jurisdiction by jurisdiction, before a single acre was priced. We build only where year-round occupancy is already lawful, on municipal water and sewer, outside the flood zone. Entitlement comes before construction, and before any promise to a resident.
Target Markets
Orlando first. Eleven more where it is lawful.
Twenty metros were researched jurisdiction by jurisdiction. Eight were ruled out because year-round residency is prohibited there, including Charlotte, Salt Lake City and Nashville. The twelve below are the ones where it is lawful, in the metro itself or in a named county beside it.
The first community is Orlando, on the US-27 corridor in unincorporated Polk County. Jacksonville, Columbus and Denver follow. No site is under contract and no community is under construction.
Florida
- Orlando
- Jacksonville
- Tampa
Texas
- Dallas
- Austin
- San Antonio
Southwest
- Phoenix
- Riverside
Midwest
- Columbus
Mountain West
- Denver
Southeast & West
- Athens
- Sacramento
Twenty metros researched · eight ruled out · no site under contract
The Overview
Request the private overview.
A written overview of the model, the unit economics, and the siting criteria, sent directly and followed by a conversation. Arcadia is in pre-development. Nothing here is an offer to sell a security or an interest in real property.
