News & FAQ


We are a 55+ adult community located in a suburb of Greenville, South Carolina and close to Travelers Rest and Greer. It is an ideal location for those who are downsizing, retiring, or exploring a move into the greater Greenville, SC area. Surrounded by rolling hills and country, we are in the foothills of the Blue Ridge Mountains to the north. Pebble Springs is a beautiful community for those seeking a friendly, less congested, quiet, and safe area to live. It is nicely landscaped and the residents take pride in their homes.

Pebble Springs Community is close to shopping, state-of-the-art medical facilities, nearby recreation areas that offer boating, fishing, bike and walking trails, and world class golf. Theater, music, and art fairs abound in the greater Greenville area. Adult lifelong learning opportunities are also available at local universities and colleges. Residents have access to nearby farm produce, fruits, dairy, and free ranged meats and poultry.

Unlike years ago, manufactured housing is built to very high standards and no longer termed a “trailer.” Built in a controlled environment, they are referred to as sectional housing and are produced on the same assembly lines as modular housing. Building materials for today’s manufactured homes are similar to site-built homes. Homes are engineered for wind safety and energy efficiency based on the geographic location in which they are sold.

It’s what’s behind the walls that count.  We choose Champion Homes and require specific standards for our turnkey homes here in our community.  Included are 2x4 wall studs 16” on center, inside and outside walls, with 2x6 or 2x8 floor joists (depending on single or double wide size of home), dry wall, insulation in ceiling, walls, and under the floor, with all electrical and plumbing with shut-off valves installed all maintaining safety and reliability as in other high quality-built homes. Vinyl insulated windows are throughout. These Energy Star rated homes comply with all HUD regulations.

View our gallery of homes to see several attractive plans and designs. Newer designs also become available.  You are guided step-by-step in choosing a plan suitable to your lifestyle requirements.  

Monthly lot rent is $315 and includes grass mowing and trash pickup. There is also parking for two vehicles and you are welcome to add a carport. A small storage building may be placed behind the homes.  All utilities - water, sewer, electric, and cable - are underground.

Our residents arrive from many regions of the country to enjoy the milder weather and ease of living. They relish friendly neighbors in an atmosphere of peace and beauty. Collectively we are committed to have Pebble Springs remain a caring and respected community where careful consideration is given to all concerns.  Please contact us for further information or schedule appointment to visit.

INFORMATION:  Pebble Springs Home Advisor & Sales                              EMAIL:  PHONE: (864) 640-1516


(1)   How to you wish to spend your older years?

This is a valuable consideration and one that should be done with careful thought and perspective. Choices made NOW will affect your long-term future. Research your options and plan ahead.   A rule of thumb is to actually calculate your potential long-term income with consideration of living expenses that include your housing investment.

Quality and ease of living is an essential consideration as one ages. Everyone wants to remain as healthy as possible. Your living environment and life style choices can also attribute to your health and well-being.   Be mindful that just because one is a certain age doesn’t mean that health challenges are inevitable. Many people live very healthy well into their later years.

When planning your future begin with creating a list of your requirements and desires as to what will make you happy. What is important to you?

  • Do you wish to remain in your current home?
  • Should you invest in a condominium, smaller home, or retirement village?
  • Does it make sense to downsize and move into a more affordable and manageable home?
  • Do you wish to remain near your family?
  • Will you eventually require additional support to help you care for your home and property?
  • Is your environment safe? This includes inside and outside your home.
  • Is weather a consideration?

(2)   What is the advantage of leasing in a planned home community?

There are variable schools of thought on this with valid considerations. Leasing land, however, is not a new concept. Many commercial (restaurants, offices, retail) and residential properties are often on leased land. Furthermore, there are numerous leased-land retirement communities, especially in Florida and Arizona.[i] When purchasing a house or condo on leased land, your monthly mortgage may be less because the home’s purchase price is lower. It may also incur HOA fee that covers the upkeep of the common areas of the community. The fee will vary depending upon the community location and amenities.

Get the facts. There are many opinions when it comes to investing in land/home (real estate) versus home ownership on leased land. Fear tactics may also be used by those who have not worked out actual long-term costs of owning versus leased land may also come into play. Fear sometimes causes people to avoid making decisions.

Examine the long-term goals for your investments including what available money will be accessible to you in your older years. Do you wish to invest in land or is it more advantageous to invest those same dollars into a CD or similar vehicle with compounding interest? Compare your actual lot cost versus the average rate of return on investments.[ii]

(3)   I’ve been told that manufactured housing will lose its value.

As one reputable lender said, “location, location, location.”   Like with most homes, regional location, community and owner care are key considerations. According to several independent studies, when properly sited and maintained, manufactured housing receives the same market appreciation as site built homes.[iii] Considerations include:

  • Location and housing market within the area in which it is located
  • The community
  • The initial price paid
  • Age and maintenance of the home
  • Inflation rate
  • Availability and cost of community sites, which reflects the supply and demand that influences its value

Technological advances allow manufacture and modular homebuilders the opportunity to offer a variety of architectural styles and exterior finishes. Homes are built in a temperature-controlled environment. They are energy efficient and offer numerous options for the buyer. Home building must follow HUD code that regulates home design and construction, strength and durability, fire resistance, and energy efficiency.[iv] A home cannot be shipped from the factory without compliance to HUD code and receives a certification from an independent, third party inspection agency.

(4)   What are my home financing options?

We do not finance homes.  When you require financing, explore your options. It is recommended that you approach your bank or credit union regarding obtaining a mortgage.  Since the homes are on leased land, loans are defined as chattel loans.  As with any loan application, your credit score and other credit history and debt-to-income ratio are important. Some lenders may require a land/home package and others will finance homes on leased land. Moreover, there are national lenders who specialize in manufactured housing.    

(5)   Are we pet friendly?

Indoor pets are allowed with a limit of two pets per household. Pets should be on a leash when outdoors.  Under rare and unusual circumstances additional pets may be allowed and this is discussed during application process.  

(6)   What are the requirements for becoming a resident of Pebble Springs Community?

There are printable forms found under "Information" that are to be completed during the application process.   

  • Application form
  • Lease Agreement
  • Community Rules & Regulations
  • A criminal background check is required for each inhabitant of the home. 
  • Guidelines for setup of a single wide or doublewide home in our community.
 Copyright 2017, Pebble Springs Home Community


[i] Stevens, Joanne M. ACM, PHC, CCIM. Selling the Land Lease Concept to Potential Residents.
[ii] Fontinelle, Amy (June 2008) Should You Buy Property on Leased Land? Source:
[iii] Manufactured Housing – A Sound Financial Investment.
[iv] See citation 1