The mobile home park market in Wayne County, New York
33 registered parks, 1,412 spaces — what's here, how big it is, and what it's worth. Built from the New York State under Real Property Law §233 registry, not from listings.
- 33Registered parks
- 1,412Total spaces
- 31Median park size
- 2210–100 spaces
We don't sell parks and we don't have listings. This page is the registry data a buyer usually can't get in one place — park count, size mix, and the rent rules that cap your upside. For what's actually on the market, you still need a broker or a direct-mail campaign.
Park sizes in Wayne County
Size decides almost everything about a small park deal: what it costs, whether a lender will touch it, and whether you can run it yourself. 22 of 33 fall in the 10–100 space band most first-time buyers target.
| Under 10 spaces | 8 parks |
|---|---|
| 10–30 spaces | 8 parks |
| 31–60 spaces | 8 parks |
| 61–100 spaces | 6 parks |
| 101–150 spaces | 3 parks |
What a park this size earns
A park is priced on its income, not on the land. Take the rent it actually collects, subtract operating expenses to get net operating income, and divide by the cap rate buyers accept locally. At the median 31-space park here, every $25/month of lot rent across every lot is roughly $9,300 a year of gross rent — and at a 7% cap rate, a dollar of NOI is worth about $14 of value.
Run the numbers on a 31-space park
Before you underwrite anything here, check what the law lets you do with rent: the New York rent-increase calculator applies the 2026 rules to a park this size, and what other owners run their books on is worth knowing before you inherit someone's spreadsheet.
Rent rules that apply here
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).
The largest parks in Wayne County
- Oakwood Estates MHP — 119 spaces, Williamson
- Hidden Valley Mobile Manor — 117 spaces, Marion
- Galvins — 106 spaces, Ontario
- Green Meadows Park — 100 spaces, Lyons
- Marquart Village MHP — 99 spaces, Palmyra
- Hickory Square MHP LLC — 93 spaces, Wolcott
- Sodus Mobile Home Park and Sales Inc — 81 spaces, Sodus
- Martins MHP — 68 spaces, Newark
See all 33 parks in Wayne County →
Common questions
How many mobile home parks are in Wayne County?
33 parks are registered with New York State under Real Property Law §233 in Wayne County, New York, holding 1,412 spaces between them. That's the registry count as of July 22, 2026 — it counts licensed parks, not parks currently for sale.
What size are the parks in Wayne County?
The median registered park here has 31 spaces, and 22 of 33 sit in the 10-to-100-space band that small buyers typically target — big enough to cover debt service, small enough to run without on-site staff.
How much can lot rent be raised in New York?
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).
Does Lot Sidekick list parks for sale in Wayne County?
No. This is a directory built from the New York state registry, not a brokerage — we don't have listings and we don't take a commission. What's here is the market context you'd want before you go looking: how many parks exist, how big they are, and what the rent rules allow.
Free tools
- Park value & profitability estimator: what the park earns and what it's worth, at the cap rate you pick.
- Rent increase calculator: the 2026 New York rules applied to your park.
- RUBS calculator: split one master-meter water bill across your 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.
- Prorated rent calculator: the exact first-month charge when someone moves in mid-cycle.
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.