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Kanaal Huis

Vibrant condo living in a 55+ community called The Canals

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There are some current trends affecting how “seniors” select housing as they move through the empty nest, retirement, and then potentally assisted-living-type stages of life. While many or most 55+ adults will opt to “age in place” as long as possible, there is a desire among this population to move from single-family homes to a more congregate setting to “downsize” in terms of property care and maintenance. There are some real benefits to this type of housing, namely the social aspect – a sense of community and connection – plus safety and security, and a host of accessible amenities.

According to Grand View Research, “Active adult housing is purpose-built multifamily housing for younger seniors and has an emphasis on community space and activities. The living preferences of baby boomers are changing, as this population wants to stay independent and lead an active lifestyle. Post-retirement they prefer to relocate to communities that have residents with shared values – and not senior living or assisted living facilities.”

As part of our mission to provide “a lifetime of care,” including senior living options, Kanaal Huis will not only give the 55+ adults a place to thrive as they journey through their senior years, but it will hopefully free up single-family homes in the communities we serve – opening up housing opportunities for the next generation.


See below for Frequently Asked Questions.
For more information or to purchase a unit, please contact Ryan Warnke, Director of Ancillary Services, at 712-737-5326; [email protected]


The Canals – a 20-acre site south of the PuddleJumper Trail – is a joint project with Orange City Area Health Foundation responsible for the Kanaal Huis condominiums, and Vision Builders responsible for single-family and twin homes.


Frequently asked questions

Q. What is a “55-plus” community?  

A 55+ or Active Adult community is a community designed specifically for individuals aged 55 and older. Everything from floor plans and expected home maintenance to community events and resources cater to older homeowners. These communities are also age-restricted, meaning at least one resident must meet the 55+ requirement in order to purchase a property. 

Q. How does this fit with the mission and goals of Orange City Area Health System and the Foundation in terms of “senior care”?

Kanaal Huis will serve as an extension of the continuum of Senior Care already offered by OCAHS. Existing facilities cater to a population requiring medical services while Kanaal Huis will provide owners with an opportunity to age in place by downsizing in terms of property care and maintenance. There are some real benefits to this type of housing, namely the social aspect – a sense of community and connection – plus safety and security, and a host of accessible amenities. As part of our mission to provide a “lifetime of care,” Kanaal Huis will not only give 55+ adults a place to thrive as they journey through their senior years, but it will hopefully free up single-family homes in the communities we serve. 

Q. Can you describe Kanaal Huis as part of The Canals? The property, housing options, ownership, etc.

The Canals is a joint project with Vision Builders. The full 20-acre development will consist of single-family homes, twin homes, and a 36-unit condominium called Kanaal Huis. Orange City Area Health Foundation has purchased three acres within The Canals to develop and build Kanaal Huis. Twin homes will be built and sold by Vision Builders. Single-family lots will be sold by Vision Builders. Lot owners will have their choice of contractor for home construction, subject to restrictive covenants to maintain uniformity across the development.

Q. Where is this housing development located and why? What is the distance from the hospital, from main street Orange City, etc.?. How does this fit with the mission and goals of Orange City Area Health System and the Foundation in terms of “senior care”?

The Canals will be located on 20 acres immediately south of the PuddleJumper Trail and OC Trailers on the Southeast side of Orange City. The north side of the property will bump up to the puddle jumper trail and be directly across the trail from the hospital pond. There are plans to expand the trail system making the hospital accessible from The Canals.

Q. How many condos will be available and what are the square feet of the condos?

Kanaal Huis will be a 36 unit condominium building sitting on three acres within The Canals. The 36 units will consist of 2-bedroom units at 1,101 square feet, 1-bedroom units with a den at 1,039 square feet, and 1-bedroom units at 863 square feet. There will be four 1-bedroom units, four 1-bedroom with a den units, and the remaining 28 will be 2-bedroom units. 

Q. Will the condos be privately owned? 

Owners of the units will purchase occupancy rights from Orange City Area Health Foundation. Owners will be responsible for
property taxes and upkeep of the unit. Per the City of Orange City’s resident incentives, this residential property is eligible to receive a one hundred percent (100%) exemption from taxation on the first Seventy-Five Thousand Dollars ($75,000) of Actual Value Added by the Qualifying Improvements. The exemption is for a period of five (5) years. The 5-year time frame will start at the completion of the building for all units sold and vacant.

Q. What is the selling price? 

One bedroom $259,900
One bedroom with den $285,900
Two bedroom $289,900

Q. Is there a downpayment required? 

A non-refundable deposit of $10,000 toward the purchase price for the reserved Living Unit will be required at time of
commitment. A deposit will finalize the exact unit and location.

Q. Are there HOA or maintenance fees? 

Kanaal Huis will have a Monthly Fee in the amount of $175.00, payable to Orange City Area Health Foundation (OCAHF). The Monthly Fee includes exterior maintenance, use of common space and maintenance thereof, water, sewer, garbage, lawn care,snow removal, and building insurance. Services may be added or deleted from time to time based on needs assessments and the cost to provide services. Maintenance fees shall continue to be the responsibility of Resident or Resident’s estate until OCAHF executes a subsequent Living Unit Agreement by a Qualified Buyer. A reciprocal agreement exists providing residents of both Vision Builders and OCAHF owned properties access to all common areas within The Canals development.

Q. Is there a garage included with each condo? What is the size of the garage? What if I have two vehicles? 

Each unit comes with a heated garage. Garages are not specific to a unit; they are selected by the resident on a first-come, first-served basis. The depth of the garage will be approximately 28 feet, which will allow for storage in front of vehicles. Residents with more than one vehicle will have access to outside parking spaces or may sublease from another resident if there are unused spaces.

Q. Do the condos have any outdoor spaces? Balcony (size)? Other outdoor areas for owners and their guests to use?

Each of the condos will have a balcony that is 13’-6”x6’. There will also be an outside patio area located behind Kanaal Huis.

Q. Can I sublease my condo?

Condos cannot be leased, assigned, or rented to or occupied by anyone other than the Resident. Resident may sublease unused garage space to another resident of Kanaal Huis.

Q. Can I sell my condo?

With each subsequent sale of a unit, a transfer fee will be payable to OCAHF ranging from 10% – 15% of the selling price.
Transfer fees will be calculated based on the time the seller has occupied the unit. This transfer fee allows OCAHF to initially
sell units at cost and builds a fund for future repairs/improvements needed on the property. While the new owner of the
property will be required to enter into a living unit agreement with OCAHF, selling the unit and determining the price will be
the responsibility of the current owner.

Q. When are the condos available for sale?

Pre-sales are happening now. Deposit will be due at the time of commitment. Please contact Ryan Warnke at [email protected], 712-737-5326 if you are interested in purchasing the unit.

Q. What is the expected completion/move-in date?

Expected completion will be on or before 11/30/2023.  It is anticipated that all units will need to be complete before moving in to ensure fire code is met.