Hillside Acres Mobile Home Park: mobile home park in Ithaca, New York
Unofficial page — independent directory built from the New York state registry, updated July 2026.
Space available18 of 199 spaces reported vacant, July 2026
Run this park? Correct anything on this page free — no card, no account.
A 199-space mobile home park in Ithaca, 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 46.7 acres, built in 1940.
Out of 199 total spaces, 18 are reported open — more give than a park reporting no vacancies at all. Grocery, pharmacy, and clinic access here is middling — not next door, not a long haul, 1–2 miles. 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, gigabit reaching a real share of homes.
- Size
- 199 spaces · largest of 27 in Tompkins County (median 45)
- Size vs the state
- Larger than about 96% of New York's registered parks
- Vacancies
- 18 reported
- Land
- 46.7 acres · about 4.3 lots per acre · built 1940
- 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)
- Water
- Own public system (surface water) · EPA NY5521482
- Nearest
- Grocery 1.5 mi · pharmacy 1.5 mi · clinic 1.4 mi
- School & ER
- Northeast School 1.8 mi · Cayuga Medical Center At Ithaca (ER) 4.9 mi
- Internet
- 100% of homes at 100/20 Mbps · fiber 29% · gigabit 89%
- Neighborhood
- Median rent $1,446/mo · median income $70,000 · 4% 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 NY5521482), drawing from a surface-water source. The system reports serving about 402 residents through 158 service connections.
Ithaca is a small New York city, home to about 32,000 people. 17 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 Hillside Acres Mobile Home Park have?
Hillside Acres Mobile Home Park has 199 total spaces per the New York park registry (as of July 22, 2026), with 18 reported vacant.
Is this Hillside Acres Mobile Home Park's official website or phone number?
No. This is Hillside Acres Mobile Home 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 Hillside Acres Mobile Home Park?
901 Dryden Rd, Ithaca, New York 14850, in Tompkins County.
How much is lot rent at Hillside Acres Mobile Home Park?
Hillside Acres Mobile Home 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 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 Hillside Acres Mobile Home 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).
Where does the water at Hillside Acres Mobile Home Park come from?
Hillside Acres Mobile Home Park operates its own public water system, registered with the EPA as NY5521482 ("HILLSIDE ACRES WATER COMPANY"). 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 Tompkins County
| Park | Distance | Spaces | Vacant |
|---|---|---|---|
| Pulleyn Trailer Park | ~0.5 mi | 3 | — |
| Hanshaw Village MHP LLC | ~2.2 mi | 130 | 28 |
| Shady Grove Mobile Home Park | ~2.4 mi | 18 | 5 |
| Midline Homes | ~4.7 mi | 3 | 1 |
| College View Park | ~5.4 mi | 64 | — |
Park value estimate
The New York State assessment roll puts this park at $4.4M — about $22,000 per space. The median across 15 other assessed parks in the county is $22,000 per space, so this one sits in the middle of the county 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 199-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 199-space park.
- RUBS calculator: split one master-meter water bill across 199 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 | 1846 |
|---|---|
| Registered with | New York State under Real Property Law §233 |
| Listed as | HILLSIDE ACRES MOBILE HOME 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/tompkins/hillside-acres-mobile-home-park