Blue Sky Manor: mobile home park in Wurtsboro, New York
Unofficial page — independent directory built from the New York state registry, updated July 2026.
Space available4 of 211 spaces reported vacant, July 2026
Run this park? Correct anything on this page free — no card, no account.
A 211-space mobile home park in Wurtsboro, 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. The nearest everyday shopping is a few miles out.
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. Working from home is realistic nearby — roughly 100% of homes report broadband at 100/20 Mbps or better. Out of 211 total spaces, 4 are reported open — more give than a park reporting no vacancies at all.
- Size
- 211 spaces · 3th largest of 20 in Sullivan County (median 37)
- Size vs the state
- Larger than about 97% of New York's registered parks
- Vacancies
- 4 reported
- Rent nearby
- 2-bedroom fair market rent $1,302/mo (HUD FY 2026)
- Flood zone
- N/A — outside the mapped floodplain
- Wildfire risk
- Higher than 32% of U.S. counties (USFS, county-wide)
- Tornadoes
- 12 recorded in Sullivan County since 1950, strongest F2 (NOAA)
- Water
- Own public system (well) · EPA NY5201340
- Nearest
- Grocery 4.2 mi · pharmacy 4.2 mi · clinic 8.9 mi
- School & ER
- Emma C Chase School 3.4 mi · Ellenville Regional Hospital (ER) 8.9 mi
- Internet
- 100% of homes at 100/20 Mbps · fiber 0% · gigabit 0%
- Neighborhood
- Median rent $1,414/mo · median income $83,000 · 12% 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 NY5201340), drawing from its own groundwater well. The system reports serving about 495 residents through 210 service connections.
Wurtsboro is a rural community about 10 miles north of Middletown (about 28,000 people). 9 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 Blue Sky Manor have?
Blue Sky Manor has 211 total spaces per the New York park registry (as of July 22, 2026), with 4 reported vacant.
Is this Blue Sky Manor's official website or phone number?
No. This is Blue Sky Manor'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 Blue Sky Manor?
3832 State Route 209, Wurtsboro, New York 12790, in Sullivan County.
How much is lot rent at Blue Sky Manor?
Blue Sky Manor 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 Sullivan County is $1,302/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 Blue Sky Manor?
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 Blue Sky Manor come from?
Blue Sky Manor operates its own public water system, registered with the EPA as NY5201340. 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 Sullivan County
| Park | Distance | Spaces | Vacant |
|---|---|---|---|
| New Twin Lakes Village | ~3.4 mi | 257 | 8 |
| Whispering Pines | ~3.5 mi | 60 | 1 |
| Whispering Pines | ~3.5 mi | 110 | 3 |
| Riveredge Mobile Home Park | ~4 mi | 84 | 30 |
| Liberty Villas MHP LLC | ~13 mi | 91 | 10 |
Free tools
- Park value & profitability estimator: what a 211-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 211-space park.
- RUBS calculator: split one master-meter water bill across 211 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 | 1754 |
|---|---|
| Registered with | New York State under Real Property Law §233 |
| Listed as | BLUE SKY MANOR |
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/sullivan/blue-sky-manor