Big Tree Homes: mobile home park in Wales Center, New York
Unofficial page — independent directory built from the New York state registry, updated July 2026.
Space available4 of 34 spaces reported vacant, July 2026
Run this park? Correct anything on this page free — no card, no account.
A 34-space mobile home park in Wales Center, 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.
- Size
- 34 spaces · 32th largest of 38 in Erie County (median 82)
- Size vs the state
- Larger than about 54% of New York's registered parks
- Vacancies
- 4 reported
- Rent nearby
- 2-bedroom fair market rent $1,343/mo (HUD FY 2026)
- Wildfire risk
- Higher than 12% of U.S. counties (USFS, county-wide)
- Tornadoes
- 27 recorded in Erie County since 1950, strongest F3 (NOAA)
- Water
- Own public system (well) · EPA NY1400842
- Neighborhood
- Median income $59,000 · 100% 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 NY1400842), drawing from its own groundwater well. The system reports serving about 99 residents through 32 service connections.
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 Big Tree Homes have?
Big Tree Homes has 34 total spaces per the New York park registry (as of July 22, 2026), with 4 reported vacant.
Is this Big Tree Homes's official website or phone number?
No. This is Big Tree Homes'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 Big Tree Homes?
12297 Big Tree Rd, Wales Center, New York 14169, in Erie County.
How much is lot rent at Big Tree Homes?
Big Tree Homes 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 Erie County is $1,343/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 Big Tree Homes?
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 Big Tree Homes come from?
Big Tree Homes operates its own public water system, registered with the EPA as NY1400842 ("BIG TREE MOBILE HOME PARK"). 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 Erie County
| Park | Distance | Spaces | Vacant |
|---|---|---|---|
| Akron MHP LLC | — | 121 | 4 |
| Alden Landing MHP | — | 53 | 38 |
| Alden Village Estates | — | 165 | 9 |
| Boston Hills Homes and Estates | — | 99 | 26 |
| Brook Gardens Estates | — | 425 | 12 |
Park value estimate
The county roll carries no assessed value for this park, so here's a comparison instead. Across 23 assessed parks in Erie County the median works out to $30,000 per space. At 34 spaces that puts a comparable assessment somewhere around $1M — call it $859,000 to $1.6M, 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 34-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 34-space park.
- RUBS calculator: split one master-meter water bill across 34 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 | 607 |
|---|---|
| Registered with | New York State under Real Property Law §233 |
| Listed as | BIG TREE HOMES |
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/erie/big-tree-homes