Tuscany Meadows: mobile home park in East Durham, New York
Unofficial page — independent directory built from the New York state registry, updated July 2026.
Space available4 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 East Durham, NY. The park runs its own regulated water system, so it — not a city utility — supplies and is accountable for the water at each lot. County records put it on 16.1 acres.
Out of 47 total spaces, 4 are reported open — more give than a park reporting no vacancies at all. Working from home is realistic nearby — roughly 100% of homes report broadband at 100/20 Mbps or better, gigabit reaching a real share of homes. Grocery, pharmacy, and clinic access here is middling — not next door, not a long haul, 3–9 miles. 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.
- Size
- 47 spaces · 5th largest of 12 in New York County (median 42)
- Size vs the state
- Larger than about 64% of New York's registered parks
- Vacancies
- 4 reported
- Land
- 16.1 acres · about 2.9 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
- Own public system (well) · EPA NY1904222
- Nearest
- Grocery 3.2 mi · pharmacy 6 mi · clinic 8.9 mi
- School & ER
- Greenville Middle School 5.4 mi · Columbia Memorial Hospital (ER) 21 mi
- Internet
- 100% of homes at 100/20 Mbps · fiber 64% · gigabit 64%
- Neighborhood
- Median rent $715/mo · median income $78,000 · 19% 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
This park runs its own regulated public water system (EPA id NY1904222), drawing from its own groundwater well. The system reports serving about 145 residents through 46 service connections.
East Durham is a rural community about 25 miles southwest of Albany (about 99,000 people). This is the only registered park for roughly 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 Tuscany Meadows have?
Tuscany Meadows has 47 total spaces per the New York park registry (as of July 22, 2026), with 4 reported vacant.
Is this Tuscany Meadows's official website or phone number?
No. This is Tuscany Meadows'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 Tuscany Meadows?
7245 Rte 81, East Durham, New York 12423, in New York County.
How much is lot rent at Tuscany Meadows?
Tuscany Meadows 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 Tuscany Meadows?
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).
Where does the water at Tuscany Meadows come from?
Tuscany Meadows operates its own public water system, registered with the EPA as NY1904222 ("TUSCANY MEADOWS MHP"). That means the park — not a city utility — supplies and is accountable for the water at each lot. You can look up its monitoring and compliance record by that id in the EPA's Safe Drinking Water Information System.
Nearby parks in New York County
| Park | Distance | Spaces | Vacant |
|---|---|---|---|
| Streamside Mobile Home Park | ~43 mi | 16 | 1 |
| Lilac Mobil Home Park | ~45 mi | 5 | — |
| Active Auto Sales | ~63 mi | 3 | — |
| Nanticoke Creek Park | ~100 mi | 91 | 17 |
| Beaconview Properties | ~118 mi | 44 | 13 |
Park value estimate
The New York State assessment roll puts this park at $3.7M — about $79,000 per space. The median across 8 other assessed parks in the county is $34,000 per space, so this one sits in the top 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 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 | 719 |
|---|---|
| Registered with | New York State under Real Property Law §233 |
| Listed as | TUSCANY MEADOWS |
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/tuscany-meadows