At a glance
| Location | 10000 US Highway 98 N, Lakeland, FL 33809 |
|---|---|
| Community type | Gated, 55+ manufactured-home community (land lease) |
| Homes | About 1,604, built from 1987 to 2016 |
| Golf | Two 18-hole courses at the Big Cypress Golf Club |
| Monthly cost | Lot rent to the community owner; ask for the current amount and history |
| Operator | Cove Communities |
What Cypress Lakes Village is
Cypress Lakes Village sits on US 98 in the far north of Lakeland, in ZIP 33809. Cove Communities, which runs it, markets it as a 55+ manufactured-home community for active adults, set among cypress trees and lakes inside a gate. 55places lists about 1,604 single-family homes built between 1987 and 2016, with most sales now resales.
Amenities listed by the operator include two 18-hole golf courses at the Big Cypress Golf Club, a 32,000-square-foot clubhouse, a full-service restaurant and tavern, two heated pools, a 5,000-square-foot fitness center, and tennis, pickleball and other sports courts. An activity program runs clubs and events.
How lot rent works at Cypress Lakes
In a land-lease community you own the manufactured home but not the land under it. You pay monthly lot rent to the community owner for as long as you live there. That is the main difference from owned-land 55+ communities in Lakeland such as Highland Fairways, where buyers own the lot and pay HOA dues instead.
Cove was advertising up to 12 months of free lot rent on new homes and a 50% lot rent discount on select pre-owned homes, valid through September 30, 2026. The operator did not publish the standard lot rent online. Ask for the current amount in writing, what it covers and how it has changed over the last several years, and what it will be once any promotion ends.
Florida's Mobile Home Act gives residents some protections. The park owner must give 90 days' written notice before raising lot rent, reducing services or changing the rules, and must explain the reasons to a homeowners' committee. Residents can seek mediation if they believe an increase is unreasonable. The 90-day notice right cannot be waived.
How to compare the cost with owned-land options
A manufactured home on leased land usually costs less to buy than a house with land, but the lot rent never ends. Build a five- or ten-year comparison:
- Purchase price and how you will pay. Ask a lender early, because a home on leased land is often financed differently from a house-and-land mortgage.
- Lot rent today, plus a range of possible annual increases.
- Property tax or other taxes on the home, and insurance for a manufactured home of that age.
- Golf and club costs if they are not included.
Then compare with owned-land options on our 55+ communities in Lakeland page.
What to check before you buy
- The community's prospectus, lease and rules, including pet, guest and rental rules.
- Age rules: at least 80% of occupied homes in a 55+ community must have a resident aged 55 or older. Ask how the community applies the rest.
- The home's year of manufacture, wind zone rating and roof and tie-down condition, which affect insurance.
- Whether golf is included in lot rent or requires a membership.
- Any approval process for new residents.
See the Lakeland ZIP code guide for how 33809 compares with the rest of Lakeland.
Common questions
Is Cypress Lakes in Lakeland a 55+ community?+
Yes. Cypress Lakes Village, at 10000 US Highway 98 North, is a gated 55+ manufactured-home community operated by Cove Communities. Under federal rules, at least 80% of occupied homes in a 55+ community must have at least one resident aged 55 or older. Ask the office how it applies its own age and guest rules.
Do you own the land at Cypress Lakes?+
No. Cypress Lakes Village is a land-lease community. You buy the manufactured home and pay monthly lot rent to the community owner for the land. Florida law requires 90 days' written notice before a lot rent increase. Ask for the current lot rent and its recent history before you buy.
How many golf courses does Cypress Lakes have?+
Cypress Lakes Village has two 18-hole golf courses, for 36 holes in total, at the Big Cypress Golf Club inside the community. Ask whether play is included in lot rent or requires a separate membership. The community also has a 32,000-square-foot clubhouse, two heated pools and a 5,000-square-foot fitness center.