Vista Village: mobile home park in Morrisonville, New York
Unofficial page — independent directory built from the New York state registry, updated July 2026.
Run this park? Correct anything on this page free — no card, no account.
A 18-space mobile home park in Morrisonville, NY. The park runs its own regulated water system, so it — not a city utility — supplies and is accountable for the water at each lot. The nearest everyday shopping is a few miles out.
This isn't a flood-zone property — FEMA's map has it in zone X, outside the special hazard area. The surrounding town is well wired: about 100% of homes can reach 100/20 Mbps, much of it fiber. This 18-space manufactured home park shows no reported vacancies — plan on asking the office about a waitlist rather than an open lot.
- Size
- 18 spaces · 8th largest of 15 in Clinton County (median 18)
- Size vs the state
- Larger than about 32% of New York's registered parks
- Vacancies
- None reported
- Rent nearby
- 2-bedroom fair market rent $1,246/mo (HUD FY 2026)
- Flood zone
- N/A — outside the mapped floodplain
- Wildfire risk
- Higher than 8% of U.S. counties (USFS, county-wide)
- Tornadoes
- 2 recorded in Clinton County since 1950, strongest F0 (NOAA)
- Water
- Own public system (well) · EPA NY0901541
- Nearest
- Grocery 3.8 mi · pharmacy 3.4 mi · clinic 4.4 mi
- School & ER
- Morrisonville Elementary School 0.6 mi · Champlain Valley Physicians Hospital Medical Ctr (ER) 5.7 mi
- Internet
- 100% of homes at 100/20 Mbps · fiber 62% · gigabit 0%
- Neighborhood
- Median rent $1,026/mo · median income $68,000 · 12% 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.
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 NY0901541), drawing from its own groundwater well. The system reports serving about 43 residents through 18 service connections.
Morrisonville sits about 6 miles west of Plattsburgh (about 20,000 people). 10 other registered parks lie within about 10 miles.
For residents
- Water billing: New York requires water and utility charges in a manufactured home park to be reasonably related to the actual cost of service, not a profit center (RPL §233(g)). 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 Vista Village have?
Vista Village has 18 total spaces per the New York park registry (as of July 22, 2026), with no vacancies reported.
Is this Vista Village's official website or phone number?
No. This is Vista Village'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 Vista Village?
12 Charles Charles Way, Morrisonville, New York 12962, in Clinton County.
How much is lot rent at Vista Village?
Vista Village 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 Clinton County is $1,246/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 Vista Village?
New York requires at least 90 days' written notice before a lot-rent increase, and any increase above 3% can be challenged in court as unjustified — with a 6% ceiling absent court-approved hardship relief (Real Property Law §§233(g), 233-b).
Where does the water at Vista Village come from?
Vista Village operates its own public water system, registered with the EPA as NY0901541 ("VISTA VILLAGE 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 Clinton County
| Park | Distance | Spaces | Vacant |
|---|---|---|---|
| River Street Trailer Park | ~1.3 mi | 5 | — |
| 4 Seasons | ~1.9 mi | 26 | — |
| Weaping Meadows MHP | ~2.6 mi | 8 | 1 |
| Pine Rest East | ~4 mi | 95 | 44 |
| Chasands Mobile Home Park | ~5.2 mi | 40 | — |
Park value estimate
The county roll carries no assessed value for this park, so here's a comparison instead. Across 7 assessed parks in Clinton County the median works out to $34,000 per space. At 18 spaces that puts a comparable assessment somewhere around $619,000 — call it $374,000 to $793,000, which is the middle half of the county's range.
These are county assessments for tax purposes, not a market appraisal and not an asking price. A park's real value turns on its rent roll, its expenses and its utilities — none of which are in a public record.
Free tools
- Park value & profitability estimator: what a 18-space park earns and what it's worth, at the cap rate you pick.
- Rent increase calculator: the 2026 New York cap applied to a 18-space park.
- RUBS calculator: split one master-meter water bill across 18 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
| State registry ID | 346 |
|---|---|
| Registered with | New York State under Real Property Law §233 |
| Listed as | VISTA VILLAGE |
Data from official state registry that may be out of date.
Source: New York State manufactured home park registrations (data.ny.gov), as of July 22, 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/newyork/clinton/vista-village