08-28-2013, 08:13 AM
6 posts, read
22,255 times
Reputation: 17
Looking to buy a family vacation home in the Poconos with low taxes and fees. The communities that I think I have narrowed it down to are Towamensing Trails and Holiday Pocono. I have also looked into Big Bass and Indian Mountain lakes. Would like to get some homeowners opinions. I like having the ATV option but it is not a necessity. Trying to base decision on activities and amenities so everyone has something to do, but also do not want to be overrun by HOA rules and fines. Thanks!
08-28-2013, 09:54 AM
11 posts, read
46,659 times
Reputation: 16
We've just purchased the house -vacation- in Camelot Forest- location is super convenient, the lots are bigger. The place is small, two little lakes, woody and peaceful. We met a few very nice people.The HOA fees are around $360. We looked for the house in the same area as you are looking at for good 8 months- Camelot became a community of choice for us. But we don't like crowds.
08-28-2013, 01:14 PM
Location: Central, NJ
2,731 posts, read
6,115,107 times
Reputation: 4110
I like it in Towamensing. I don't find their rules to be anything I can't live with. We've owned our house about 9 years and my husband owned one before that. So over a period of 20 years we've never been fined or threatened. It's definitely community living though - there are rules about some things. We were having our roof replaced and the workers left for lunch. Before they came back they had left a note on the door about the materials. No fine, but a warning to have everything removed. They finished up and we didn't hear anything else about it. I like that I'm not going to have to worry about people NOT cleaning up something like that. And the ATVs can only be driven on the roads now. We love going to the lake and the pool. The basketball and tennis courts are always available. I like that everything is well maintained and that they're always changing and adapting and making small improvements. I really love the clubhouse restaurant/bar and the gameroom for our son. We love it there!
08-28-2013, 03:42 PM
6 posts, read
22,255 times
Reputation: 17
There are so many houses for sale it's overwhelming. I find a house I like but something missing from the amenities. I think I have looked at too many houses and now I'm just confused. However I have ruled out Big Bass due to fees. I was set on towamensing but then found a house I love in locust lake with higher fees and no pool. Thank you for your input, everything helps!
08-30-2013, 12:06 PM
Location: Summerville,SC formerly Long Island
159 posts, read
457,869 times
Reputation: 91
Amenities cost money to improve and maintain. You can find low dues, and you will wind up with poorly maintained amenities. It is always pay for what you get. I prefer to pay higher dues, have nice amenities, nice roads, gated access, 24hr security and well paved roads. Higher dues also translates in to less dirtbags. Sorry to be blunt, but that is my own experience. Rules are in place to protect property values and to protect amenities. I do not want neighbors that can park a rusty, junked car on their front lawn, or a dog that barks all hours, or let their yard go unattended for the whole summer. Do your homework before committing to a purchase.
08-30-2013, 03:33 PM
11 posts, read
46,659 times
Reputation: 16
There are fees and fees and communities and communities. I would not dare to call Wagner Forest or Camelot communities dirtbags. We don't have pools but we have central sewer, township roads- last paved two weeks ago- and township police. What we don't have is - loud neighbours next to your propety, foreclosures on every corner. We have a lot of rules, even more then many people like. Both of the communities are so called preservation communities,they are in great locations and retain decent values. Generalization is not always good. I live behind the gate in upscale suberb in our primary house- kind of don't appreciate always going up maintanance-nothing fees any more. Indian Mountain Lake is gated- kind of borderline with huge lake problems. Towamensing- also lake issues and not upscale at all IMHO. Sorry to be blunt too. There are differnt things for different people.
08-31-2013, 05:14 AM
6 posts, read
22,255 times
Reputation: 17
I don't mind people being blunt, looking for all opinions. I'm not looking for upscale either as I saw in another thread I'm not looking for a house in the suburbs that's where I live full time, I want a mountain house. I decided on a community because there are things for the family to do and when you aren't there people are still around. I'd like low fees because as m61 said I'm assuming they continue to go up. I would like to look around Lake wallenpaupack but have decided its to far at almost 3 hours. M61 what lake issues?
09-03-2013, 01:56 PM
Location: Central, NJ
2,731 posts, read
6,115,107 times
Reputation: 4110
I don't know what lake issues M61 is referring to. Towamensing is large so the dues are pretty low. There have never been any large increases. A couple of years ago the dam had to be improved and there was a special assessment. But all the communities had to upgrade their dams at that time because of requirements for the 100 year flood or something like that. In larger communities pain like that is spread over many people so you feel it less.
I wonder if it would be most helpful for you to focus on 1 development. It's probably confusing to see many houses in all different places. Think about the 1 thing that is most important to you. We really liked the clubhouse and you can't get that easily. It has turned out to be the thing we still like the most. Another thing I like is the large lake. It's laid out in a way that it looks even bigger than it is. And it's just relaxing to sit and look at the water when it seems to go on for a while.
09-04-2013, 09:03 AM
6 posts, read
22,255 times
Reputation: 17
Locust Lake/Towamensing
I actually went up last weekend and drove around Towamensing. I found it to be nicer than I expected. The people were very friendly and waving as we drove around. The lake does look like a decent size however the swimming area looked a little small. I think I agree about picking the community to narrow it down. I'm going to check out Locust Lake Village next I am between the two. If you know anything about that community in Pocono Lake let me know! Thanks
09-04-2013, 06:01 PM
11 posts, read
46,659 times
Reputation: 16
Looks like Towamensing lake is OK now, sorry, I apparently had aged info from my first realtor. In Indian Mountains the largest lake is closed, I guess another assessment is coming. Locust Lake is not far from us, I have friends living there. It is nice as far as I've heard of. The other thing to consider is where you will be driving from, how far you want to be from the major roads. Especially in winter months that may matter a lot. Drive through Camelot when you will go to Locust, that was the way we found our house :L).
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Occupied housing units (%)
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Urban houses (%)
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Industry diversity
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Occupation diversity
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People in Group quarters - Barracks, unaccompanied personnel housing (UPH), (Enlisted/Officer), ;and similar group living quarters for military personnel (%)
People in Group quarters - Transient quarters for temporary residents (%)
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People in Group quarters - Other noninstitutional group quarters (%)
Residents speaking English at home (%)
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Residents speaking Spanish at home - Born in the United States (%)
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Class of Workers - Employee of private company (%)
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Class of Workers - Private not-for-profit wage and salary workers (%)
Class of Workers - Local government workers (%)
Class of Workers - State government workers (%)
Class of Workers - Federal government workers (%)
Class of Workers - Self-employed workers in own not incorporated business and Unpaid family workers (%)
House heating fuel used in houses and condos - Utility gas (%)
House heating fuel used in houses and condos - Bottled, tank, or LP gas (%)
House heating fuel used in houses and condos - Electricity (%)
House heating fuel used in houses and condos - Fuel oil, kerosene, etc. (%)
House heating fuel used in houses and condos - Coal or coke (%)
House heating fuel used in houses and condos - Wood (%)
House heating fuel used in houses and condos - Solar energy (%)
House heating fuel used in houses and condos - Other fuel (%)
House heating fuel used in houses and condos - No fuel used (%)
House heating fuel used in apartments - Utility gas (%)
House heating fuel used in apartments - Bottled, tank, or LP gas (%)
House heating fuel used in apartments - Electricity (%)
House heating fuel used in apartments - Fuel oil, kerosene, etc. (%)
House heating fuel used in apartments - Coal or coke (%)
House heating fuel used in apartments - Wood (%)
House heating fuel used in apartments - Solar energy (%)
House heating fuel used in apartments - Other fuel (%)
House heating fuel used in apartments - No fuel used (%)
Armed forces status - In Armed Forces (%)
Armed forces status - Civilian (%)
Armed forces status - Civilian - Veteran (%)
Armed forces status - Civilian - Nonveteran (%)
Fatal accidents locations in years 2005-2021
Fatal accidents locations in 2005
Fatal accidents locations in 2006
Fatal accidents locations in 2007
Fatal accidents locations in 2008
Fatal accidents locations in 2009
Fatal accidents locations in 2010
Fatal accidents locations in 2011
Fatal accidents locations in 2012
Fatal accidents locations in 2013
Fatal accidents locations in 2014
Fatal accidents locations in 2015
Fatal accidents locations in 2016
Fatal accidents locations in 2017
Fatal accidents locations in 2018
Fatal accidents locations in 2019
Fatal accidents locations in 2020
Fatal accidents locations in 2021
Alcohol use - People drinking some alcohol every month (%)
Alcohol use - People not drinking at all (%)
Alcohol use - Average days/month drinking alcohol
Alcohol use - Average drinks/week
Alcohol use - Average days/year people drink much
Audiometry - Average condition of hearing (%)
Audiometry - People that can hear a whisper from across a quiet room (%)
Audiometry - People that can hear normal voice from across a quiet room (%)
Audiometry - Ears ringing, roaring, buzzing (%)
Audiometry - Had a job exposure to loud noise (%)
Audiometry - Had off-work exposure to loud noise (%)
Blood Pressure & Cholesterol - Has high blood pressure (%)
Blood Pressure & Cholesterol - Checking blood pressure at home (%)
Blood Pressure & Cholesterol - Frequently checking blood cholesterol (%)
Blood Pressure & Cholesterol - Has high cholesterol level (%)
Consumer Behavior - Money monthly spent on food at supermarket/grocery store
Consumer Behavior - Money monthly spent on food at other stores
Consumer Behavior - Money monthly spent on eating out
Consumer Behavior - Money monthly spent on carryout/delivered foods
Consumer Behavior - Income spent on food at supermarket/grocery store (%)
Consumer Behavior - Income spent on food at other stores (%)
Consumer Behavior - Income spent on eating out (%)
Consumer Behavior - Income spent on carryout/delivered foods (%)
Current Health Status - General health condition (%)
Current Health Status - Blood donors (%)
Current Health Status - Has blood ever tested for HIV virus (%)
Current Health Status - Left-handed people (%)
Dermatology - People using sunscreen (%)
Diabetes - Diabetics (%)
Diabetes - Had a blood test for high blood sugar (%)
Diabetes - People taking insulin (%)
Diet Behavior & Nutrition - Diet health (%)
Diet Behavior & Nutrition - Milk product consumption (# of products/month)
Diet Behavior & Nutrition - Meals not home prepared (#/week)
Diet Behavior & Nutrition - Meals from fast food or pizza place (#/week)
Diet Behavior & Nutrition - Ready-to-eat foods (#/month)
Diet Behavior & Nutrition - Frozen meals/pizza (#/month)
Drug Use - People that ever used marijuana or hashish (%)
Drug Use - Ever used hard drugs (%)
Drug Use - Ever used any form of cocaine (%)
Drug Use - Ever used heroin (%)
Drug Use - Ever used methamphetamine (%)
Health Insurance - People covered by health insurance (%)
Kidney Conditions-Urology - Avg. # of times urinating at night
Medical Conditions - People with asthma (%)
Medical Conditions - People with anemia (%)
Medical Conditions - People with psoriasis (%)
Medical Conditions - People with overweight (%)
Medical Conditions - Elderly people having difficulties in thinking or remembering (%)
Medical Conditions - People who ever received blood transfusion (%)
Medical Conditions - People having trouble seeing even with glass/contacts (%)
Medical Conditions - People with arthritis (%)
Medical Conditions - People with gout (%)
Medical Conditions - People with congestive heart failure (%)
Medical Conditions - People with coronary heart disease (%)
Medical Conditions - People with angina pectoris (%)
Medical Conditions - People who ever had heart attack (%)
Medical Conditions - People who ever had stroke (%)
Medical Conditions - People with emphysema (%)
Medical Conditions - People with thyroid problem (%)
Medical Conditions - People with chronic bronchitis (%)
Medical Conditions - People with any liver condition (%)
Medical Conditions - People who ever had cancer or malignancy (%)
Mental Health - People who have little interest in doing things (%)
Mental Health - People feeling down, depressed, or hopeless (%)
Mental Health - People who have trouble sleeping or sleeping too much (%)
Mental Health - People feeling tired or having little energy (%)
Mental Health - People with poor appetite or overeating (%)
Mental Health - People feeling bad about themself (%)
Mental Health - People who have trouble concentrating on things (%)
Mental Health - People moving or speaking slowly or too fast (%)
Mental Health - People having thoughts they would be better off dead (%)
Oral Health - Average years since last visit a dentist
Oral Health - People embarrassed because of mouth (%)
Oral Health - People with gum disease (%)
Oral Health - General health of teeth and gums (%)
Oral Health - Average days a week using dental floss/device
Oral Health - Average days a week using mouthwash for dental problem
Oral Health - Average number of teeth
Pesticide Use - Households using pesticides to control insects (%)
Pesticide Use - Households using pesticides to kill weeds (%)
Physical Activity - People doing vigorous-intensity work activities (%)
Physical Activity - People doing moderate-intensity work activities (%)
Physical Activity - People walking or bicycling (%)
Physical Activity - People doing vigorous-intensity recreational activities (%)
Physical Activity - People doing moderate-intensity recreational activities (%)
Physical Activity - Average hours a day doing sedentary activities
Physical Activity - Average hours a day watching TV or videos
Physical Activity - Average hours a day using computer
Physical Functioning - People having limitations keeping them from working (%)
Physical Functioning - People limited in amount of work they can do (%)
Physical Functioning - People that need special equipment to walk (%)
Physical Functioning - People experiencing confusion/memory problems (%)
Physical Functioning - People requiring special healthcare equipment (%)
Prescription Medications - Average number of prescription medicines taking
Preventive Aspirin Use - Adults 40+ taking low-dose aspirin (%)
Reproductive Health - Vaginal deliveries (%)
Reproductive Health - Cesarean deliveries (%)
Reproductive Health - Deliveries resulted in a live birth (%)
Reproductive Health - Pregnancies resulted in a delivery (%)
Reproductive Health - Women breastfeeding newborns (%)
Reproductive Health - Women that had a hysterectomy (%)
Reproductive Health - Women that had both ovaries removed (%)
Reproductive Health - Women that have ever taken birth control pills (%)
Reproductive Health - Women taking birth control pills (%)
Reproductive Health - Women that have ever used Depo-Provera or injectables (%)
Reproductive Health - Women that have ever used female hormones (%)
Sexual Behavior - People 18+ that ever had sex (vaginal, anal, or oral) (%)
Sexual Behavior - Males 18+ that ever had vaginal sex with a woman (%)
Sexual Behavior - Males 18+ that ever performed oral sex on a woman (%)
Sexual Behavior - Males 18+ that ever had anal sex with a woman (%)
Sexual Behavior - Males 18+ that ever had any sex with a man (%)
Sexual Behavior - Females 18+ that ever had vaginal sex with a man (%)
Sexual Behavior - Females 18+ that ever performed oral sex on a man (%)
Sexual Behavior - Females 18+ that ever had anal sex with a man (%)
Sexual Behavior - Females 18+ that ever had any kind of sex with a woman (%)
Sexual Behavior - Average age people first had sex
Sexual Behavior - Average number of female sex partners in lifetime (males 18+)
Sexual Behavior - Average number of female vaginal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a woman (18+)
Sexual Behavior - Average number of woman performed oral sex on in lifetime (18+)
Sexual Behavior - Average number of male sex partners in lifetime (males 18+)
Sexual Behavior - Average number of male anal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a man (18+)
Sexual Behavior - Average number of male oral sex partners in lifetime (18+)
Sexual Behavior - People using protection when performing oral sex (%)
Sexual Behavior - Average number of times people have vaginal or anal sex a year
Sexual Behavior - People having sex without condom (%)
Sexual Behavior - Average number of male sex partners in lifetime (females 18+)
Sexual Behavior - Average number of male vaginal sex partners in lifetime (females 18+)
Sexual Behavior - Average number of female sex partners in lifetime (females 18+)
Sexual Behavior - Circumcised males 18+ (%)
Sleep Disorders - Average hours sleeping at night
Sleep Disorders - People that has trouble sleeping (%)
Smoking-Cigarette Use - People smoking cigarettes (%)
Taste & Smell - People 40+ having problems with smell (%)
Taste & Smell - People 40+ having problems with taste (%)
Taste & Smell - People 40+ that ever had wisdom teeth removed (%)
Taste & Smell - People 40+ that ever had tonsils teeth removed (%)
Taste & Smell - People 40+ that ever had a loss of consciousness because of a head injury (%)
Taste & Smell - People 40+ that ever had a broken nose or other serious injury to face or skull (%)
Taste & Smell - People 40+ that ever had two or more sinus infections (%)
Weight - Average height (inches)
Weight - Average weight (pounds)
Weight - Average BMI
Weight - People that are obese (%)
Weight - People that ever were obese (%)
Weight - People trying to lose weight (%)
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Locust Lake/Towamensing
