Tollgate Village, Senior City & B.H.MHP: mobile home park in Warwick, Rhode Island
Unofficial page — independent directory built from the Rhode Island state registry, updated July 2026.
Run this park? Correct anything on this page free — no card, no account.
A mobile home park in Warwick, RI. Everyday shopping is within a couple of miles.
FEMA's flood map puts this park in zone X, outside the mapped special flood hazard area — one less financing or insurance hurdle than a park in a hazard zone faces. Internet is a strength around here: about 100% of homes in town can get 100/20 Mbps service, much of it fiber.
- Rent nearby
- 2-bedroom fair market rent $1,729/mo (HUD FY 2026, typical of nearby towns)
- Flood zone
- N/A — outside the mapped floodplain
- Wildfire risk
- Higher than 18% of U.S. counties (USFS, county-wide)
- Tornadoes
- 2 recorded in Kent County since 1950, strongest F1 (NOAA)
- Nearest
- Grocery 0.2 mi · pharmacy 0.1 mi · clinic 0.7 mi
- School & ER
- Winman Middle School 0.4 mi · Kent County Memorial Hospital (ER) 0.6 mi
- Internet
- 100% of homes at 100/20 Mbps · fiber 91% · gigabit 6%
- Neighborhood
- Median rent $1,300/mo · median income $91,000 · 1% 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
Warwick is a small Rhode Island city, home to about 35,000 people. 9 other registered parks lie within about 10 miles.
For residents
- Water billing: Rhode Island bars marking up the water itself above what the utility charges, though a park may recover a return on what it cost to run service to each home or install meters, and must post the utility’s prevailing rate schedule (R.I. Gen. Laws §31-44-3). 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
Is this Tollgate Village, Senior City & B.H.MHP's official website or phone number?
No. This is Tollgate Village, Senior City & B.H.MHP'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 Tollgate Village, Senior City & B.H.MHP?
1035 Bald Hill Rd, Warwick, Rhode Island 02886, in Kent County.
How much is lot rent at Tollgate Village, Senior City & B.H.MHP?
Tollgate Village, Senior City & B.H.MHP 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 Kent County is $1,729/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 Tollgate Village, Senior City & B.H.MHP?
Rhode Island sets no statewide cap on lot-rent increases, but requires at least 60 days' written notice, and a majority of a park's homeowners can demand binding arbitration if they believe an increase is excessive relative to the park's expenses and a reasonable return (R.I. Gen. Laws §31-44.1-2).
Nearby parks in Kent County
| Park | Distance |
|---|---|
| Ramblewood Estates | ~5 mi |
| Hometown Westwood Estates LLC | ~5.1 mi |
| Harry R Lewis & Son, Inc | ~5.6 mi |
| Harry R Lewis & Sons, Inc. dba Sun Valley Manufactured Home Village | ~5.6 mi |
| Sherwood Valley Mobile Home Park | ~6.9 mi |
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 Rhode Island 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.
- 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 | MHP.0000038 |
|---|---|
| Registered with | The Rhode Island Department of Business Regulation |
| Listed as | Tollgate Village, Senior City & B.H.MHP |
Data from official state registry that may be out of date.
Source: Rhode Island Department of Business Regulation mobile home park roster (elicensing.ri.gov), as of July 23, 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/rhode-island/kent/tollgate-village-senior-city-and-b-h-mhp