Country Meadows

- 5121 Clinton Street Rd, Batavia, NY 14020

Introduction / Overview

For New York State residents seeking an affordable, long-term residential solution with more space and privacy than traditional apartments, Country Meadows Mobile Home Park in Batavia presents a compelling option. Located in Genesee County, this community is a large, established manufactured home park, built in 1972, featuring over 200 units that serve residents of all ages. It stands as a significant provider of accessible housing in the Western New York region.

Country Meadows offers a blend of owned mobile and manufactured homes on rented lots, appealing to individuals and families who desire the benefits of home ownership—such as more privacy and the ability to build equity—at a generally lower cost compared to site-built homes. The park is managed by Cook Properties, a firm that owns numerous manufactured home communities across New York State. The community is positioned to capitalize on the lower cost of living typical of Western New York, offering proximity to both the amenities of Batavia and the larger metropolitan areas of Buffalo and Rochester.

It is important for prospective residents to understand that this is a mature, long-term residential community, not a transient vacation spot. While the environment is often praised for having a friendly neighborly feel and providing a peaceful countryside location, the provided reviews indicate significant and consistent challenges regarding property management responsiveness and park maintenance, particularly concerning potholes, utility issues (such as water fees), and general upkeep. Prospective residents should investigate current conditions and management practices thoroughly before committing.

Location and Accessibility

Country Meadows Mobile Home Park is conveniently situated at 5121 Clinton Street Rd, Batavia, NY 14020, on the eastern edge of the City of Batavia. This location in Genesee County is highly strategic for New York residents.

Accessibility is one of the park’s main advantages. It is located approximately ten minutes from the Batavia Thruway Exit (I-90), making commuting and regional travel simple. This connectivity allows residents to easily access the economic and cultural centers of Western New York: Rochester is roughly a 42-minute drive, and Buffalo is about 48 minutes away. This makes Country Meadows an accessible option for those who work in the larger cities but prefer the tranquility and affordability of small-town living.

Locally, the community offers excellent proximity to daily necessities. Residents are just minutes away from Batavia’s retail, shopping centers (like Eastown Plaza and Batavia Commons), dining, and key services, including the United Memorial Medical Center. Educational needs are met by the Byron-Bergen School District and the nearby Genesee Community College. While the community is generally considered car-dependent, its easy access to the interstate and local amenities makes it a practical location for WNY residents.

Services Offered

As a manufactured home community, Country Meadows provides the necessary infrastructure and management services to support permanent residential living.

• Residential Lot Leases: The fundamental service is leasing the land (lot) upon which residents place or purchase their mobile or manufactured home.
• Full Utility Connections: The community is equipped with full utility infrastructure, including connections for water, sewer, and electric services, essential for permanent residency.
• Yard Waste Management: A designated area for yard waste dumping is provided for residents' convenience (though resident reports indicate issues with maintenance and safety in this area).
• Community Management & Administration: Services include lot lease administration, rule enforcement, and collection of monthly fees, water, and utility charges (notwithstanding resident complaints about non-responsiveness and billing issues).
• Maintenance (Lot Owner Responsibility): General upkeep and repair within the individual lot and of the home itself are the responsibility of the homeowner, which typically includes lawn care and general property maintenance.
• New Home Sales: The park, through its ownership (Cook Properties), offers new and pre-owned manufactured homes for sale, often including modern, energy-efficient models.

Features / Highlights

The appeal of Country Meadows is based on its core residential and geographical features in Western New York.

• Affordable Housing Alternative: The community offers a valuable opportunity for affordable homeownership in New York, often a less expensive option compared to purchasing traditional homes or paying high apartment rents in the region.
• Privacy and Space: Manufactured homes provide significantly more private living space, both inside and out, compared to conventional apartments or rental units, with individual yards and off-street parking.
• All-Ages Community: The park caters to all ages, making it suitable for young families, professionals, and retirees alike, fostering a diverse community environment.
• Friendly Neighbors: A consistently highlighted positive feature by current residents is the strong sense of community and friendly nature of the neighbors, who are described as "awesome" and "friendly."
• Convenience to Entertainment: The location is close to popular Western NY attractions, including the Batavia Downs Gaming & Hotel and the Darien Lake Theme Park, providing local entertainment options.
• Lower Cost of Living Region: Being situated in the Batavia area provides residents with a general cost of living that is lower than the state average, particularly when compared to downstate New York areas.

Contact Information

For New York residents looking to inquire about home availability, lot leases, or current community status, the following contact information for Country Meadows is provided:

Address: 5121 Clinton Street Rd, Batavia, NY 14020, USA

Phone: (585) 343-5941

Mobile Phone: +1 585-343-5941

Conclusion: Why This Place Is Suitable for Locals

Country Meadows is highly suitable for New York State locals, especially those in the Western New York area, because it offers an important entry point into the housing market. For New Yorkers seeking to own their home and enjoy a quieter, country-side lifestyle without moving far from the employment centers of Buffalo or Rochester, this community presents a compelling, budget-conscious choice. The ability to own a home, gain more space and privacy, and benefit from the relatively lower cost of living in Genesee County are significant advantages that draw local residents.

The community thrives on its strong social network, where residents genuinely enjoy their neighbors, a factor often cited as making the neighborhood feel like home. However, prospective buyers and renters must weigh the highly desirable home affordability and neighborly atmosphere against the documented challenges regarding maintenance, management communication, and unexpected costs (such as high water fees). For those prepared to engage collectively with management, or for those who prioritize location and a spacious home over immediate management responsiveness, Country Meadows offers a foundational housing solution in the Empire State. It remains a key residential option for New Yorkers dedicated to finding an affordable and stable place to live in the WNY region.

Country Meadows

5121 Clinton Street Rd, Batavia, NY 14020, USA