Brookwoods Manor: mobile home park in Locke, New York
Unofficial page — independent directory built from the New York state registry, updated July 2026.
Space available4 of 20 spaces reported vacant, July 2026
Run this park? Correct anything on this page free — no card, no account.
A 20-space mobile home park in Locke, NY. The nearest everyday shopping is a few miles out.
Flood risk looks favorable here: the park sits in zone X, clear of FEMA's special hazard designation. This 20-space manufactured home park shows 4 vacancies on the books, so there's real room here rather than a waitlist.
- Size
- 20 spaces · 19th largest of 27 in Tompkins County (median 45)
- Size vs the state
- Larger than about 34% of New York's registered parks
- Vacancies
- 4 reported
- Rent nearby
- 2-bedroom fair market rent $1,753/mo (HUD FY 2026)
- Flood zone
- N/A — outside the mapped floodplain
- Wildfire risk
- Higher than 10% of U.S. counties (USFS, county-wide)
- Tornadoes
- 8 recorded in Tompkins County since 1950, strongest F1 (NOAA)
- Nearest
- Grocery 5.4 mi · pharmacy 5.5 mi · clinic 5.4 mi
- School & ER
- Millard Fillmore Elementary School 5 mi · Cayuga Medical Center At Ithaca (ER) 12 mi
- Neighborhood
- Median rent $1,102/mo · median income $64,000 · 31% 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
Locke is a rural community about 15 miles north of Ithaca (about 32,000 people). 6 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 Brookwoods Manor have?
Brookwoods Manor has 20 total spaces per the New York park registry (as of July 22, 2026), with 4 reported vacant.
Is this Brookwoods Manor's official website or phone number?
No. This is Brookwoods 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 Brookwoods Manor?
344 Creek Road, Locke, New York 13092, in Tompkins County.
How much is lot rent at Brookwoods Manor?
Brookwoods 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 Tompkins County is $1,753/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 Brookwoods 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).
Nearby parks in Tompkins County
| Park | Distance | Spaces | Vacant |
|---|---|---|---|
| Lansingville MHP LLC | ~6 mi | 10 | — |
| Lakeview Village Community | ~8.3 mi | 30 | 8 |
| Country Acres Mobile Home Park | ~10 mi | 102 | 19 |
| Hanshaw Village MHP LLC | ~11 mi | 130 | 28 |
| Shady Grove Mobile Home Park | ~12 mi | 18 | 5 |
Park value estimate
The county roll carries no assessed value for this park, so here's a comparison instead. Across 15 assessed parks in Tompkins County the median works out to $22,000 per space. At 20 spaces that puts a comparable assessment somewhere around $433,000 — call it $359,000 to $639,000, 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 20-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 20-space park.
- RUBS calculator: split one master-meter water bill across 20 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 | 1809 |
|---|---|
| Registered with | New York State under Real Property Law §233 |
| Listed as | BROOKWOODS 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/tompkins/brookwoods-manor