Corning Beaver Dams Village LLC: mobile home park in Beaver Dams, New York
Unofficial page — independent directory built from the New York state registry, updated July 2026.
Space available12 of 66 spaces reported vacant, July 2026
Run this park? Correct anything on this page free — no card, no account.
A 66-space mobile home park in Beaver Dams, 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 12 acres, built in 1970.
Everyday errands stay reasonably close: the essentials we mapped run 6–7 miles out. 12 of the 66 spaces are reported vacant at this manufactured home park — worth a call to the office while that's current.
- Size
- 66 spaces · 6th largest of 49 in Steuben County (median 20)
- Size vs the state
- Larger than about 76% of New York's registered parks
- Vacancies
- 12 reported
- Land
- 12 acres · about 5.5 lots per acre · built 1970
- Rent nearby
- 2-bedroom fair market rent $1,081/mo (HUD FY 2026)
- Wildfire risk
- Higher than 20% of U.S. counties (USFS, county-wide)
- Tornadoes
- 9 recorded in Steuben County since 1950, strongest F1 (NOAA)
- Water
- Own public system (well) · EPA NY5000739
- Nearest
- Grocery 6 mi · pharmacy 6.9 mi · clinic 6.1 mi
- School & ER
- Big Flats School 6 mi · Corning Hospital (ER) 6.2 mi
- Neighborhood
- Median rent $883/mo · median income $59,000 · 22% 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 NY5000739), drawing from its own groundwater well. The system reports serving about 137 residents through 68 service connections.
Beaver Dams is a rural community about 10 miles northwest of Elmira (about 26,000 people). 15 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 Corning Beaver Dams Village LLC have?
Corning Beaver Dams Village LLC has 66 total spaces per the New York park registry (as of July 22, 2026), with 12 reported vacant.
Is this Corning Beaver Dams Village LLC's official website or phone number?
No. This is Corning Beaver Dams Village LLC'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 Corning Beaver Dams Village LLC?
4648 Nys Rte 414, Beaver Dams, New York 14812, in Steuben County.
How much is lot rent at Corning Beaver Dams Village LLC?
Corning Beaver Dams Village LLC 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 Steuben County is $1,081/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 Corning Beaver Dams Village LLC?
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 Corning Beaver Dams Village LLC come from?
Corning Beaver Dams Village LLC operates its own public water system, registered with the EPA as NY5000739 ("CORNING BEAVER DAMS VILLAGE"). 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 Steuben County
| Park | Distance | Spaces | Vacant |
|---|---|---|---|
| Goff Road Mobile Homes | ~6.7 mi | 29 | 2 |
| Parkers Mobile Home Park | ~7.4 mi | 9 | — |
| Carapella Court | ~7.8 mi | 7 | 2 |
| Victory Place | ~8.5 mi | 5 | — |
| Hidden Forest Homes | ~8.6 mi | 112 | 27 |
Park value estimate
The New York State assessment roll puts this park at $838,000 — about $13,000 per space. The median across 25 other assessed parks in the county is $26,000 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 66-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 66-space park.
- RUBS calculator: split one master-meter water bill across 66 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 | 1640 |
|---|---|
| Registered with | New York State under Real Property Law §233 |
| Listed as | CORNING BEAVER DAMS VILLAGE LLC |
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/steuben/corning-beaver-dams-village-llc