Black River Estates: mobile home park in Black River, New York
Unofficial page — independent directory built from the New York state registry, updated July 2026.
Space available20 of 77 spaces reported vacant, July 2026
Run this park? Correct anything on this page free — no card, no account.
A 77-space mobile home park in Black River, NY. Fiber has not reached this town, so home internet here is cable, fixed wireless or satellite. County records put it on 14.4 acres.
Flood risk looks favorable here: the park sits in zone X, clear of FEMA's special hazard designation. Expect a short drive for everyday needs — the mapped essentials sit 2–3 miles from the park. This 77-space manufactured home park shows 20 vacancies on the books, so there's real room here rather than a waitlist.
- Size
- 77 spaces · 2th largest of 12 in New York County (median 42)
- Size vs the state
- Larger than about 80% of New York's registered parks
- Vacancies
- 20 reported
- Land
- 14.4 acres · about 5.3 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
- Municipal water and sewer (per the assessment roll)
- Nearest
- Grocery 1.7 mi · pharmacy 2.1 mi · clinic 2.7 mi
- School & ER
- Black River School 0.7 mi · Samaritan Medical Center (ER) 6.4 mi
- Internet
- 100% of homes at 100/20 Mbps · fiber 0% · gigabit 11%
- Neighborhood
- Median rent $942/mo · median income $67,000 · 23% 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
Black River sits about 6 miles northeast of Watertown (about 26,000 people). 4 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 Black River Estates have?
Black River Estates has 77 total spaces per the New York park registry (as of July 22, 2026), with 20 reported vacant.
Is this Black River Estates's official website or phone number?
No. This is Black River Estates'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 Black River Estates?
27882 Ny Route 342, Black River, New York 13612, in New York County.
How much is lot rent at Black River Estates?
Black River Estates 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 Black River Estates?
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 |
|---|---|---|---|
| Savarese MHP II | ~80 mi | 4 | 2 |
| Vienna Estates | ~94 mi | 63 | 6 |
| Beaconview Properties | ~109 mi | 44 | 13 |
| West Ridge Mobile Estates | ~123 mi | 40 | 10 |
| Nanticoke Creek Park | ~128 mi | 91 | 17 |
Park value estimate
The New York State assessment roll puts this park at $545,000 — about $7,100 per space. The median across 8 other assessed parks in the county is $34,000 per space, so this one sits in the bottom quarter of the county.
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 77-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 77-space park.
- RUBS calculator: split one master-meter water bill across 77 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 | 784 |
|---|---|
| Registered with | New York State under Real Property Law §233 |
| Listed as | BLACK RIVER ESTATES |
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/black-river-estates