Gateway: mobile home park in Frankfort, Illinois
Run this park? Correct anything on this page free — no card, no account.
A 300-space mobile home park in Frankfort, IL. The park runs its own regulated water system, so it — not a city utility — supplies and is accountable for the water at each lot. Everyday shopping is within a couple of miles.
- Size
- 300 spaces · 2th largest of 12 in Will County (median 36)
- Size vs the state
- Larger than about 96% of Illinois's registered parks
- Flood zone
- N/A — outside the mapped floodplain
- Water
- Own public system (well) · EPA IL1970020
- Nearest
- Grocery 2 mi · pharmacy 2.3 mi · clinic 0.5 mi
- Internet
- 100% of homes at 100/20 Mbps · fiber 0% · gigabit 39%
- Neighborhood
- Median rent $1,455/mo · median income $140,000 · 2% mobile homes
Distances are straight-line, so the drive is longer. Internet and neighborhood figures describe the surrounding town, not this park’s own lots. Rent limits are not legal advice.
Looking for the office number? Their Google Maps listing may have it →
Worth knowing
This park runs its own regulated public water system (EPA id IL1970020), drawing from its own groundwater well. The system reports serving about 884 residents through 809 service connections.
Frankfort is a rural community about 10 miles east of Joliet (about 150,000 people). 2 other registered parks lie within about 10 miles.
For residents
- Water billing: Illinois bars charging residents again for common-area water the utility already bills separately, and where common-area use isn’t separately metered, caps what residents can be billed at 80% of the total utility bill (765 ILCS 745/6.2). Check the math free with the water submeter calculator.
- Paying rent: ask the park office how they take payment. Parks that run on Lot Sidekick hand residents clear, itemized rent and water bills.
Common questions
How many spaces does Gateway have?
Gateway has 300 total spaces per the Illinois park registry (as of July 23, 2026).
Is this Gateway's official website or phone number?
No. This is Gateway's page in the Lot Sidekick park directory, built from the state registry. We're independent of the park and can't take messages for it. The park office hasn't added a public contact here yet; if you own the park, claiming the page (free) lets you add one.
Where is Gateway?
22900 S Big Run Drive, Frankfort, Illinois 60423, in Will County.
How much is lot rent at Gateway?
Gateway doesn't publish its lot rent anywhere we could find, and we won't guess at a figure. Call the park office to ask. If you run this park, you can add your real lot rent to this page for free.
How much can lot rent go up at Gateway?
Illinois sets no statewide cap on lot-rent increases, and state law bars cities from setting a local one (50 ILCS 825) — but every increase needs 90 days' written notice, and a resident whose new rent would top 45% of household income can defer paying the increase for up to a year while listing their home for sale (765 ILCS 745/6, 745/6.4).
Where does the water at Gateway come from?
Gateway operates its own public water system, registered with the EPA as IL1970020 ("GATEWAY MHP"). That means the park — not a city utility — supplies and is accountable for the water at each lot. You can look up its monitoring and compliance record by that id in the EPA's Safe Drinking Water Information System.
Nearby parks in Will County
- Gateway · Frankfort · 142 spaces
- Parkview Mobile Home Park · Joliet · 27 spaces
- Modern Mobile Home Park Inc · Joliet · 42 spaces
- South Ridge MHC · Joliet · 50 spaces
- Giannis Mobile Home Park · Crete · 14 spaces
Free tools
- Park value & profitability estimator: what a 300-space park earns and what it's worth, at the cap rate you pick.
- Rent increase calculator: the 2026 Illinois cap applied to a 300-space park.
- RUBS calculator: split one master-meter water bill across 300 lots so the pennies add up exactly.
- Water submeter calculator: two meter reads in, an at-cost tenant bill out.
- Notice generator: a clean, printable rent-increase notice with the dates filled in.
- Prorated rent calculator: the exact first-month charge when someone moves in mid-cycle.
Registry record
| State registry ID | 2 |
|---|---|
| Registered with | The Illinois Department of Public Health |
| Listed as | GATEWAY |
Data from official state registry that may be out of date.
Source: Illinois Department of Public Health manufactured home communities directory (dph.illinois.gov), as of July 23, 2026. Counts come from the state's registry and can lag real life. See something out of date? Tell us, or claim the page.