Creekside MHP: mobile home park in South Wales, New York
Unofficial page — independent directory built from the New York state registry, updated July 2026.
Space available3 of 47 spaces reported vacant, July 2026
Run this park? Correct anything on this page free — no card, no account.
A 47-space mobile home park in South Wales, NY. County records put it on 19 acres.
Zone X on FEMA's map keeps this park outside the special flood hazard area, for whatever that's worth against a map that gets redrawn. Grocery, pharmacy, and clinic access here is middling — not next door, not a long haul, 5–10 miles. Out of 47 total spaces, 3 are reported open — more give than a park reporting no vacancies at all.
- Size
- 47 spaces · 25th largest of 38 in Erie County (median 82)
- Size vs the state
- Larger than about 64% of New York's registered parks
- Vacancies
- 3 reported
- Land
- 19 acres · about 2.5 lots per acre · built 1850
- Rent nearby
- 2-bedroom fair market rent $1,343/mo (HUD FY 2026)
- Flood zone
- N/A — outside the mapped floodplain
- Wildfire risk
- Higher than 12% of U.S. counties (USFS, county-wide)
- Tornadoes
- 27 recorded in Erie County since 1950, strongest F3 (NOAA)
- Water & sewer
- Private water and sewer (per the assessment roll)
- Nearest
- Grocery 5.3 mi · pharmacy 5.3 mi · clinic 10 mi
- School & ER
- East Aurora High School 3.4 mi · Western Ny Childrens Psychiatric Center (ER) 12 mi
- Neighborhood
- Median rent $850/mo · median income $78,000 · 10% 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
South Wales is a rural community about 20 miles southeast of Buffalo (about 280,000 people). 5 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 Creekside MHP have?
Creekside MHP has 47 total spaces per the New York park registry (as of July 22, 2026), with 3 reported vacant.
Is this Creekside MHP's official website or phone number?
No. This is Creekside MHP'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 Creekside MHP?
6650 Olean Rd, South Wales, New York 14139, in Erie County.
How much is lot rent at Creekside MHP?
Creekside MHP 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 Creekside MHP?
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).
Nearby parks in Erie County
| Park | Distance | Spaces | Vacant |
|---|---|---|---|
| Circle Court MHP | ~3.1 mi | 47 | — |
| Hillside Estates | ~6.4 mi | 84 | 2 |
| Spragues Park | ~9.3 mi | 40 | 23 |
| Boston Hills Homes and Estates | ~9.4 mi | 99 | 26 |
| Perkins Trailer Park | ~12 mi | 35 | 12 |
Park value estimate
The New York State assessment roll puts this park at $1.4M — about $29,000 per space. The median across 23 other assessed parks in the county is $30,000 per space, so this one sits in the middle of the county 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 47-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 47-space park.
- RUBS calculator: split one master-meter water bill across 47 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 | 606 |
|---|---|
| Registered with | New York State under Real Property Law §233 |
| Listed as | CREEKSIDE MHP |
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/creekside-mhp