Homes For Sale in Carriage ManorCarriage Manor: A Guard-Gated 55+ Resort Where You Own the Land
A resident-owned park-model resort in Mesa with a huge amenity set — pickleball, tennis, pools, and more — and you own your lot. Here’s what to know before you buy.
Curious about Carriage Manor? Reach out any time — we’re glad to help.
Carriage Manor is a standout among the East Valley’s 55+ resorts — a guard-gated, resident-owned community of park-model homes in Mesa, with more than 900 lots. Two things set it apart: it’s a true resort lifestyle, with one of the biggest amenity lineups you’ll find in a park-model community, and you own the land your home sits on. Add in the security of a staffed gate, and it’s an easy, active, lock-and-leave way to enjoy Arizona — especially for snowbirds and full-timers alike.
What makes Carriage Manor special
You own the land. Unlike the many park-model and RV resorts where you lease the lot, at Carriage Manor you own your home and your land — a real asset, and no lot rent.
Guard-gated security. A staffed gate keeps the community private and secure — a real plus for lock-and-leave living.
Resort-level amenities. Pickleball, four lighted tennis courts, pools, a woodshop, and much more — there’s always something to do.
Quick snapshot
Location: Mesa, AZ (southeast Mesa)
Type: age-restricted 55+ — guard gated, resident-owned
Homes: 900+ lots, mostly park-model homes — and you own the land
Amenities: pickleball, tennis, pools & spa, woodshop, lapidary, billiards, and more
Good to know: a professionally managed, resident-owned HOA
Why buyers choose Carriage Manor
- You own the land. Deeded ownership, no lot rent — a genuine advantage over lease-land resorts.
- Guard-gated and secure. A staffed gate and a private, tidy community.
- An enormous amenity set. Pickleball, tennis, pools, spa, woodshop, lapidary, billiards, shuffleboard, and more.
- An active, social lifestyle. Clubs, classes, and events keep the calendar as full as you like.
- A great snowbird fit. Easy to lock and leave, with everything handled while you’re away.
Where Carriage Manor sits
Carriage Manor is in southeast Mesa, close to shopping, dining, and medical care, with easy access to US 60 and the Loop 202. You’re near the Superstition Springs area and a short drive from the Superstition Mountains and the far East Valley’s outdoor recreation. It’s a convenient location that still feels like a getaway once you’re behind the gate.
Age rules
Carriage Manor is an age-restricted 55+ community. As with most 55+ communities, the exact rules on who can live there — and any limited allowance for younger residents — are set in the community’s governing documents. Rules like these can change, so before you buy we’ll confirm the current requirements for you.
Homes at Carriage Manor
Carriage Manor is made up mostly of park-model homes — compact, single-level, and easy to maintain — on lots you own. Because park models vary by age, size, and how they’ve been finished (many have lovely Arizona rooms and added features), condition and price range widely. That variety is great for buyers: there’s often a home to fit a range of budgets and tastes. We’ll pull the details on any home you like and help you compare.
Buying a park model? A few things we check. Age and condition, the roof and cooling, how any Arizona room or add-on was permitted, and the title all deserve a close look. That’s what the inspection period is for — and it’s where having us on your side pays off.
A must-read for pet owners
Pets work differently in park-model resorts, and Carriage Manor is no exception. There are some pet-friendly sections — but park-model communities generally have strict pet rules, and pets are only allowed in certain areas. Because the lots are small and close together, some park-model communities don’t allow you to walk a pet along the streets at all — instead, your pet rides on your golf cart to a designated dog area to do its business. If a pet is part of your life, this is the single most important thing to confirm before you fall for a home here. We’ll verify exactly which sections allow pets and what the current rules are.
Amenities & daily life
Carriage Manor’s amenity list is one of the biggest in any park-model resort:
- Lighted pickleball courts and four lighted tennis courts.
- A large heated pool and hot tub/spa.
- A clubhouse, social hall, and ballroom.
- Woodshop, lapidary, ceramics, and sewing rooms.
- Billiards (10 tables), card rooms, a library, and a fitness center.
- Shuffleboard, horseshoes, bocce, a putting green, and a dog park.
Between the sports, the clubs, and the events, it’s easy to stay as busy and social as you’d like — a true active-adult resort behind the gate.
HOA & fees (2026)
Here are the current 2026 figures. Remember, because you own your land, there’s no lot rent.
| Fee | 2026 amount | Notes |
|---|---|---|
| Monthly HOA fee | $235 | Guard gate, resort amenities & common areas |
| Resale disclosure fee | $200 | Seller’s expense |
| Transfer fee (one-time) | $400 | Paid at title transfer |
| Capital improvement fee (one-time) | $1,410 | Paid by the buyer at purchase |
Good to know: For everything Carriage Manor offers — the guard gate, the resort amenities, and owned land — the monthly fee is a strong value. Fees can change through the Carriage Manor resident-owned association, so we’ll confirm the current numbers and what they cover before you buy.
Is Carriage Manor right for you?
A great fit if you…
- Want a guard-gated resort lifestyle with big amenities.
- Like owning your land, not leasing it — with no lot rent.
- Love pickleball, tennis, and an active social calendar.
- Want an easy lock-and-leave home, perfect for snowbirds.
Worth knowing before you buy…
- Pet rules are strict and limited to certain sections — verify carefully if you have a pet.
- These are park-model homes — compact, and worth inspecting for age and add-ons.
- It’s a resort community; the vibe is active and social, not quiet and sleepy.
- Park-model financing can differ from a site-built home; we’ll help you plan.
If a guard-gated resort where you own your land sounds right, Carriage Manor is one of the best of its kind in the East Valley. Tell us what matters most and we’ll help you find the right home.
See what’s for sale in Carriage Manor
Live MLS listings, updated throughout the day.
See Homes for Sale Contact UsNearby 55+ communities in Mesa
If you’re comparing Carriage Manor with other Mesa options — including other communities where you own the land — start here:
Frequently asked questions
Do you own the land at Carriage Manor?
Yes — it’s a resident-owned community where you own both your home and your lot, so there’s no lot rent. That sets it apart from most park-model and RV resorts.
Is Carriage Manor gated?
Yes — it’s guard-gated, with a staffed gate for security.
Can I have a pet?
Sometimes — there are some pet-friendly sections, but park-model resorts have strict pet rules, and pets are limited to certain areas. In some park-model communities you can’t walk a pet on the streets at all; your pet rides on your golf cart to a designated dog area. Always confirm the current pet rules and which sections allow pets before you buy — we’ll check it for you.
What are the fees?
For 2026, the monthly HOA fee is $235 (there’s no lot rent since you own the land). One-time fees include a $400 transfer fee and a $1,410 capital-improvement fee; sellers pay a $200 disclosure fee. Fees can change — confirm current figures before you buy.
Comparing the East Valley resorts? Ride with us
You don’t have to sort the park-model resorts out from your laptop. When you come to town, you ride with us and we drive — our gas, not yours. In a day we’ll run through Carriage Manor and the other resorts you’re weighing, walk the clubhouses and amenities, and you’ll cross half the list off yourself. The next day we go back into the finalists and tour real homes — and on a park model we’ll check the age, setup, and title, and confirm the pet rules for the section.
It’s the easiest, least stressful way to go from “there are too many choices” to “this is the one.” Ask us about setting up your community tour →
Thinking about buying — or selling — in Carriage Manor?
I’m Jarl Kubat, a licensed Arizona agent with 22+ years in the state’s 55+ communities. Park-model resorts on owned land are a great value — when you buy the right home and understand the rules, especially on pets. We’ll help you find the right one and negotiate with confidence.
Call or Text: (480) 710-6326 Contact
Listing accuracy: Property listings and availability are drawn from the Arizona Regional MLS and are believed accurate but not guaranteed. Listings change throughout the day; confirm details with your agent before relying on them.
Community information: Community facts are compiled from public sources and believed accurate but not guaranteed. Land at Carriage Manor is resident-owned. HOA fees (2026) are current as provided and subject to change by the Association. Pet rules vary by section and are strict; verify current pet policies, age rules, fees, home condition and title, and availability with the Association or your licensed agent before you buy. Jarl Kubat is a licensed Arizona real estate agent.
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