The mobile home park market in Ontario County, New York
41 registered parks, 2,879 spaces — what's here, how big it is, and what it's worth. Built from the New York State under Real Property Law §233 registry, not from listings.
- 41Registered parks
- 2,879Total spaces
- 31Median park size
- 2510–100 spaces
We don't sell parks and we don't have listings. This page is the registry data a buyer usually can't get in one place — park count, size mix, and the rent rules that cap your upside. For what's actually on the market, you still need a broker or a direct-mail campaign.
Park sizes in Ontario County
Size decides almost everything about a small park deal: what it costs, whether a lender will touch it, and whether you can run it yourself. 25 of 41 fall in the 10–100 space band most first-time buyers target.
| Under 10 spaces | 7 parks |
|---|---|
| 10–30 spaces | 13 parks |
| 31–60 spaces | 8 parks |
| 61–100 spaces | 4 parks |
| 101–150 spaces | 4 parks |
| Over 150 spaces | 5 parks |
What a park this size earns
A park is priced on its income, not on the land. Take the rent it actually collects, subtract operating expenses to get net operating income, and divide by the cap rate buyers accept locally. At the median 31-space park here, every $25/month of lot rent across every lot is roughly $9,300 a year of gross rent — and at a 7% cap rate, a dollar of NOI is worth about $14 of value.
Run the numbers on a 31-space park
Before you underwrite anything here, check what the law lets you do with rent: the New York rent-increase calculator applies the 2026 rules to a park this size, and what other owners run their books on is worth knowing before you inherit someone's spreadsheet.
Rent rules that apply here
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).
The largest parks in Ontario County
- Gypsum Mills MHC LLC — 412 spaces, Victor
- Prestige MHC LLC — 358 spaces, Clifton Springs
- Hunts MHC LLC — 287 spaces, Farmington
- Friendly Village of Manchester — 225 spaces, Manchester
- Gypsum Mills West MHC LLC — 151 spaces, Victor
- Northrups MHC LLC — 140 spaces, Bloomfield
- Farmington Ny LLC — 135 spaces, Farmington
- Woodlawn Court — 112 spaces, Farmington
See all 41 parks in Ontario County →
Common questions
How many mobile home parks are in Ontario County?
41 parks are registered with New York State under Real Property Law §233 in Ontario County, New York, holding 2,879 spaces between them. That's the registry count as of July 22, 2026 — it counts licensed parks, not parks currently for sale.
What size are the parks in Ontario County?
The median registered park here has 31 spaces, and 25 of 41 sit in the 10-to-100-space band that small buyers typically target — big enough to cover debt service, small enough to run without on-site staff.
How much can lot rent be raised in New York?
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).
Does Lot Sidekick list parks for sale in Ontario County?
No. This is a directory built from the New York state registry, not a brokerage — we don't have listings and we don't take a commission. What's here is the market context you'd want before you go looking: how many parks exist, how big they are, and what the rent rules allow.
Free tools
- Park value & profitability estimator: what the park earns and what it's worth, at the cap rate you pick.
- Rent increase calculator: the 2026 New York rules applied to your park.
- RUBS calculator: split one master-meter water bill across your 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.
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.