Beaconview Properties: mobile home park in Ithaca, New York
Unofficial page — independent directory built from the New York state registry, updated July 2026.
Space available13 of 44 spaces reported vacant, July 2026
Run this park? Correct anything on this page free — no card, no account.
A 44-space mobile home park in Ithaca, NY. County records put it on 42.1 acres.
The surrounding town is well wired: about 100% of homes can reach 100/20 Mbps. This isn't a flood-zone property — FEMA's map has it in zone X, outside the special hazard area. The nearest basics run 2–3 miles, a real but manageable drive rather than a walk. At 44 spaces, this manufactured home park currently reports 13 open — more room to move in than a park sitting at capacity.
- Size
- 44 spaces · 6th largest of 12 in New York County (median 42)
- Size vs the state
- Larger than about 62% of New York's registered parks
- Vacancies
- 13 reported
- Land
- 42.1 acres · about 1 lots per acre
- Rent nearby
- 2-bedroom fair market rent $2,910/mo (HUD FY 2026)
- Flood zone
- N/A — outside the mapped floodplain
- Wildfire risk
- Higher than 14% of U.S. counties (USFS, county-wide)
- Tornadoes
- 1 recorded in New York County since 1950, strongest F0 (NOAA)
- Water & sewer
- Private water and sewer (per the assessment roll)
- Nearest
- Grocery 3 mi · pharmacy 3.1 mi · clinic 2.1 mi
- School & ER
- Tompkins-Seneca-Tioga Boces 2.7 mi · Cayuga Medical Center At Ithaca (ER) 6 mi
- Internet
- 100% of homes at 100/20 Mbps · fiber 29% · gigabit 89%
- Neighborhood
- Median rent $1,446/mo · median income $70,000 · 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
Ithaca is a small New York city, home to about 32,000 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 Beaconview Properties have?
Beaconview Properties has 44 total spaces per the New York park registry (as of July 22, 2026), with 13 reported vacant.
Is this Beaconview Properties's official website or phone number?
No. This is Beaconview Properties'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 Beaconview Properties?
2185 Hanshaw Rd, Ithaca, New York 14850, in New York County.
How much is lot rent at Beaconview Properties?
Beaconview Properties 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 New York County is $2,910/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 Beaconview Properties?
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 New York County
| Park | Distance | Spaces | Vacant |
|---|---|---|---|
| Nanticoke Creek Park | ~29 mi | 91 | 17 |
| Savarese MHP II | ~37 mi | 4 | 2 |
| Vienna Estates | ~48 mi | 63 | 6 |
| West Ridge Mobile Estates | ~97 mi | 40 | 10 |
| Black River Estates | ~109 mi | 77 | 20 |
Park value estimate
The New York State assessment roll puts this park at $802,000 — about $18,000 per space. The median across 8 other assessed parks in the county is $34,000 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 44-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 44-space park.
- RUBS calculator: split one master-meter water bill across 44 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 | 2738 |
|---|---|
| Registered with | New York State under Real Property Law §233 |
| Listed as | BEACONVIEW PROPERTIES |
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/new-york/beaconview-properties