Valley View Mobile Home Park: mobile home park in Leroy, New York
Unofficial page — independent directory built from the New York state registry, updated July 2026.
Space available1 of 23 spaces reported vacant, July 2026
Run this park? Correct anything on this page free — no card, no account.
A 23-space mobile home park in Leroy, NY. The nearest everyday shopping is a few miles out.
This 23-space manufactured home park shows 1 vacancies on the books, so there's real room here rather than a waitlist. 100% of homes in the area report broadband at 100/20 Mbps or faster — one less worry for remote work.
- Size
- 23 spaces · 11th largest of 17 in Genesee County (median 33)
- Size vs the state
- Larger than about 41% of New York's registered parks
- Vacancies
- 1 reported
- Rent nearby
- 2-bedroom fair market rent $1,168/mo (HUD FY 2026)
- Wildfire risk
- Higher than 3% of U.S. counties (USFS, county-wide)
- Tornadoes
- 6 recorded in Genesee County since 1950, strongest F1 (NOAA)
- Nearest
- Grocery 4.6 mi · pharmacy 10 mi · clinic 4.6 mi
- School & ER
- D B Bunce Elementary School 2.7 mi · United Memorial Medical Center (ER) 11 mi
- Internet
- 100% of homes at 100/20 Mbps · fiber 26% · gigabit 90%
- Neighborhood
- Median rent $944/mo · median income $78,000 · 4% 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
Leroy is a rural community about 10 miles southeast of Batavia (about 15,000 people). 12 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 Valley View Mobile Home Park have?
Valley View Mobile Home Park has 23 total spaces per the New York park registry (as of July 22, 2026), with 1 reported vacant.
Is this Valley View Mobile Home Park's official website or phone number?
No. This is Valley View Mobile Home Park'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 Valley View Mobile Home Park?
7235 Telephone Rd, Leroy, New York 14482, in Genesee County.
How much is lot rent at Valley View Mobile Home Park?
Valley View Mobile Home Park 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 Genesee County is $1,168/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 Valley View Mobile Home Park?
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 Genesee County
| Park | Distance | Spaces | Vacant |
|---|---|---|---|
| Lake Street Meadows | ~5.5 mi | 10 | — |
| Caesars Palace | ~6.2 mi | 15 | — |
| Golden Mobile Home Park | ~7.6 mi | 30 | 13 |
| Country Meadows Ny LLC | ~9.6 mi | 197 | 8 |
| Babcock MHP | ~9.7 mi | 73 | 1 |
Park value estimate
The county roll carries no assessed value for this park, so here's a comparison instead. Across 12 assessed parks in Genesee County the median works out to $17,000 per space. At 23 spaces that puts a comparable assessment somewhere around $399,000 — call it $345,000 to $794,000, 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 23-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 23-space park.
- RUBS calculator: split one master-meter water bill across 23 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 | 705 |
|---|---|
| Registered with | New York State under Real Property Law §233 |
| Listed as | VALLEY VIEW MOBILE HOME PARK |
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/genesee/valley-view-mobile-home-park-705