Little Creek Park: mobile home park in Dryden, New York
Unofficial page — independent directory built from the New York state registry, updated July 2026.
Space available24 of 102 spaces reported vacant, July 2026
Run this park? Correct anything on this page free — no card, no account.
A 102-space mobile home park in Dryden, 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. Everyday shopping is within a couple of miles.
At 102 spaces, this manufactured home park currently reports 24 open — more room to move in than a park sitting at capacity. This isn't a flood-zone property — FEMA's map has it in zone X, outside the special hazard area. The surrounding town is well wired: about 100% of homes can reach 100/20 Mbps, much of it fiber.
- Size
- 102 spaces · 5th largest of 27 in Tompkins County (median 45)
- Size vs the state
- Larger than about 86% of New York's registered parks
- Vacancies
- 24 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)
- Water
- Own public system (well) · EPA NY5405827
- Nearest
- Grocery 0.3 mi · pharmacy 0.2 mi · clinic 0.8 mi
- School & ER
- Dryden High School 0.7 mi · Guthrie Cortland Regional Medical Center (ER) 9.4 mi
- Internet
- 100% of homes at 100/20 Mbps · fiber 69% · gigabit 69%
- Neighborhood
- Median rent $922/mo · median income $72,000 · 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 NY5405827), drawing from its own groundwater well. The system reports serving about 252 residents through 102 service connections.
Dryden is a rural community about 9 miles southwest of Cortland (about 18,000 people). 8 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 Little Creek Park have?
Little Creek Park has 102 total spaces per the New York park registry (as of July 22, 2026), with 24 reported vacant.
Is this Little Creek Park's official website or phone number?
No. This is Little Creek 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 Little Creek Park?
140 North Street, Dryden, New York 13053, in Tompkins County.
How much is lot rent at Little Creek Park?
Little Creek 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 Little Creek 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 Little Creek Park come from?
Little Creek Park operates its own public water system, registered with the EPA as NY5405827 ("LITTLE CREEK MHP"). 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 |
|---|---|---|---|
| Pleasant View Mobile Home Park | ~2.3 mi | 49 | — |
| Country Acres Mobile Home Park | ~3.3 mi | 102 | 19 |
| Midline Homes | ~4.6 mi | 3 | 1 |
| Shady Grove Mobile Home Park | ~5.8 mi | 18 | 5 |
| Hanshaw Village MHP LLC | ~6.9 mi | 130 | 28 |
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 102 spaces that puts a comparable assessment somewhere around $2.2M — call it $1.8M to $3.3M, 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 102-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 102-space park.
- RUBS calculator: split one master-meter water bill across 102 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 | 1827 |
|---|---|
| Registered with | New York State under Real Property Law §233 |
| Listed as | LITTLE CREEK 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/little-creek-park