Pheasant Lake Estates: mobile home park in Beecher, Illinois
Unofficial page — independent directory built from the Illinois state registry, updated July 2026.
Run this park? Correct anything on this page free — no card, no account.
A 613-space mobile home park in Beecher, 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.
613 spaces — big enough that billing by spreadsheet starts to show its cracks. 100% of homes in the area report broadband at 100/20 Mbps or faster — one less worry for remote work.
- Size
- 613 spaces · largest of 12 in Will County (median 36)
- Size vs the state
- Among the largest registered parks in Illinois
- Rent nearby
- 2-bedroom fair market rent $1,781/mo (HUD FY 2026)
- Wildfire risk
- Higher than 21% of U.S. counties (USFS, county-wide)
- Tornadoes
- 98 recorded in Will County since 1950, strongest F5 (NOAA)
- Water
- Own public system (well) · EPA IL1975385
- Internet
- 100% of homes at 100/20 Mbps · fiber 0% · gigabit 0%
- Neighborhood
- Median rent $1,078/mo · median income $92,000 · 16% mobile homes
Distances are straight-line, so the drive is longer. Internet and neighborhood figures describe the surrounding town — and the rent benchmark, wildfire rank, and tornado count the wider county — not this park’s own lots. The fair market rent is apartment-style rent (HUD’s area benchmark), not this park’s lot rent. Rent limits are not legal advice.
Worth knowing
This park runs its own regulated public water system (EPA id IL1975385), drawing from its own groundwater well. The system reports serving about 1,528 residents through 613 service connections.
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.
- Thinking about moving here? What to ask a park before you rent a lot, and what lot rent covers and how it goes up.
Common questions
How many spaces does Pheasant Lake Estates have?
Pheasant Lake Estates has 613 total spaces per the Illinois park registry (as of July 23, 2026).
Is this Pheasant Lake Estates's official website or phone number?
No. This is Pheasant Lake Estates'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 Pheasant Lake Estates?
One Pheasant Circle, Beecher, Illinois 60401, in Will County.
How much is lot rent at Pheasant Lake Estates?
Pheasant Lake Estates doesn't publish its lot rent anywhere we could find, and we won't guess at a figure. Call the park office to ask. For scale: HUD's FY 2026 fair market rent for a 2-bedroom rental around Will County is $1,781/mo — that's apartment-style rent for the area, and lot rent (the ground under a home you own) usually runs well below it. 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 Pheasant Lake Estates?
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 Pheasant Lake Estates come from?
Pheasant Lake Estates operates its own public water system, registered with the EPA as IL1975385 ("PHEASANT LAKE ESTATES 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
| Park | Distance | Spaces |
|---|---|---|
| Busy Bee | — | 30 |
| Dixon | — | 29 |
| Gateway | — | 142 |
| Gateway | — | 300 |
| Giannis Mobile Home Park | — | 14 |
Free tools
- Park value & profitability estimator: what a 613-space park earns and what it's worth, at the cap rate you pick.
- Rent increase calculator: the 2026 Illinois cap applied to a 613-space park.
- RUBS calculator: split one master-meter water bill across 613 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.
- Rent receipt generator: a printable receipt for a cash, check, or money-order payment — two copies to a sheet.
- Prorated rent calculator: the exact first-month charge when someone moves in mid-cycle.
Registry record
| Registered with | The Illinois Department of Public Health |
|---|---|
| Listed as | PHEASANT LAKE ESTATES |
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.
https://lotsidekick.com/parks/illinois/will/pheasant-lake-estates