Picture Book Park: mobile home park in West Bloomfield, New York
Unofficial page — independent directory built from the New York state registry, updated July 2026.
Run this park? Correct anything on this page free — no card, no account.
- Size
- 87 spaces · 10th largest of 41 in Ontario County (median 31)
- Size vs the state
- Larger than about 83% of New York's registered parks
- Vacancies
- None reported
- Rent nearby
- 2-bedroom fair market rent $1,573/mo (HUD FY 2026)
- Wildfire risk
- Higher than 10% of U.S. counties (USFS, county-wide)
- Tornadoes
- 7 recorded in Ontario County since 1950, strongest EF2 (NOAA)
- Neighborhood
- Median income $40,000 · 96% 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.
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 Picture Book Park have?
Picture Book Park has 87 total spaces per the New York park registry (as of July 22, 2026), with no vacancies reported.
Is this Picture Book Park's official website or phone number?
No. This is Picture Book Park'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 Picture Book Park?
9301 Rtes 5 and 20, West Bloomfield, New York 14585, in Ontario County.
How much is lot rent at Picture Book Park?
Picture Book Park 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 Ontario County is $1,573/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 Picture Book Park?
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 Ontario County
| Park | Distance | Spaces | Vacant |
|---|---|---|---|
| 4135 Rte 5 and 20 Mobile Homes | — | 5 | 2 |
| Bloomdale MHC LLC | — | 81 | 15 |
| Bristol Valley Homes | — | 30 | 5 |
| Canalside Estates | — | 50 | 11 |
| Canandaigua Country Estates Inc | — | 75 | 1 |
Park value estimate
The county roll carries no assessed value for this park, so here's a comparison instead. Across 22 assessed parks in Ontario County the median works out to $26,000 per space. At 87 spaces that puts a comparable assessment somewhere around $2.3M — call it $2M to $3M, which is the middle half of the county's 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 87-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 87-space park.
- RUBS calculator: split one master-meter water bill across 87 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 | 1094 |
|---|---|
| Registered with | New York State under Real Property Law §233 |
| Listed as | PICTURE BOOK PARK |
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/ontario/picture-book-park