Black River Estates: mobile home park in Black River, New York
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. Everyday shopping is within a couple of miles.
- 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
- Flood zone
- N/A — outside the mapped floodplain
- Nearest
- Grocery 1.7 mi · pharmacy 2.1 mi · clinic 2.7 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, not this park’s own lots. 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.
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. 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
- Savarese MHP II · Port Byron · 4 spaces
- Vienna Estates · Newark · 63 spaces
- Beaconview Properties · Ithaca · 44 spaces
- West Ridge Mobile Estates · Holley · 40 spaces
- Nanticoke Creek Park · Endicott · 91 spaces
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.
- 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.