Countryside Mobile Home Park, Phelps, NY

For local New York residents navigating the challenging housing market, particularly across the scenic and popular Finger Lakes region, Countryside Mobile Home Park in Phelps, NY, offers a viable and attractive path to affordable homeownership. Located at 1196 Co Hwy 23, this community is situated in the heart of Ontario County, known for its beautiful landscapes and vibrant local culture. Countryside provides a serene, rural escape, living up to its name with a "quiet country side setting." It offers an established community where residents can own a comfortable manufactured home at a significantly lower entry cost than traditional site-built homes.

The community has experienced significant changes, including a recent shift in ownership to Cook Properties, a fact crucial for prospective and current residents. While one long-time resident review reflects past negative experiences with a previous management entity (AGL), citing delays and poor quality in minor repairs, the same review highlights the park's primary and enduring strength: a wonderful neighborhood atmosphere with "great" and "nice friendly people." This split in feedback underscores the transition the park is undergoing—moving from issues with old management practices to operating under a new ownership committed to modern, professional standards. The current owners are actively marketing available pre-owned homes and home sites, signaling a focus on community stability and quality of life improvement. By choosing Countryside, local New Yorkers are investing in a proven neighborly environment within the highly desirable Finger Lakes area, providing both economic relief and a peaceful, community-focused lifestyle.

Location and Accessibility

Countryside Mobile Home Park boasts a strategic and scenic location in Phelps, NY, a town within Ontario County. Its address at 1196 Co Hwy 23 places it in a peaceful, rural setting, perfectly suited for those who appreciate tranquility and the beauty of the Finger Lakes region. This locale offers a fantastic blend of country living with convenient access to major regional hubs.

The community is about a 15-minute drive from the iconic Seneca Lake, opening up endless possibilities for outdoor recreation, including boating, fishing, and access to the renowned Finger Lakes Wine Region, which boasts over 150 wineries. Countryside is conveniently located near the Manchester/Shortsville Thruway Exit, providing quick and easy access to the New York State Thruway (I-90), a vital transportation artery for the entire state. This accessibility means residents can easily commute to larger cities for work or amenities, with both Rochester and Syracuse being within a manageable driving distance. Daily conveniences are also close by, and the park is zoned for the desirable Phelps/Clifton Springs School District. The area is celebrated for its natural beauty, featuring lush forests, rolling hills, and numerous hiking trails, making Countryside a perfect base for outdoor enthusiasts and anyone seeking a high quality of life with a slower, rural pace.

Services Offered

Affordable Lot Lease Model: Residents benefit from the traditional manufactured housing model where they own their home and lease the land, resulting in significantly lower monthly costs compared to conventional mortgages and property taxes.
Community Management: The park is managed by Cook Properties, a professional entity focused on maintaining the community infrastructure, adhering to state and local regulations, and providing support to residents.
Home Sales Assistance: The community employs a dedicated sales agent to assist prospective residents in exploring available pre-owned homes for sale or finding a site for a new custom-ordered manufactured home.
Essential Utility Provision: While specific details on which utilities are covered by the lot lease are not universally published, manufactured home communities typically ensure the infrastructure for essential services, such as water, sewer, and trash collection, is in place. Given the area's location, residents typically handle their own home electricity and heating.
Support for New Home Placement: Management assists new residents with the process of finding and placing new manufactured homes on available sites within the community.

Features / Highlights

Quiet, Countryside Setting: The most notable feature is the tranquil, rural location, which fosters a peaceful living environment away from urban congestion, as confirmed by positive resident feedback.
Strong Sense of Community: The established nature of the park means residents are often long-term and are consistently described as "great, nice friendly people" who contribute to a welcoming, tight-knit neighborhood atmosphere.
Proximity to Finger Lakes Attractions: Countryside offers easy and quick access to major Finger Lakes destinations, including Seneca Lake, the Wine Trail, and other regional landmarks, providing ample recreational opportunities.
Variety of Housing Options: The community offers both pre-owned manufactured homes for immediate purchase and move-in, as well as vacant sites for residents who wish to purchase and install a brand-new, custom-ordered home.
No Age Restrictions: The community welcomes residents "in all stages of life," from young families to retirees, fostering a diverse and inclusive environment.
Large Home Sites: The properties within the park are noted to be spacious, offering more privacy and outdoor area compared to many apartment or city living options.

Contact Information

Address: 1196 Co Hwy 23, Phelps, NY 14532, USA

Phone: (585) 737-4898 (Community Sales Agent - Jim Cummings)

Phone: (585) 394-1630 (General Community Contact - Note: This number is often associated with the managing company's regional offices.)

Conclusion: Why This Place is Suitable for Locals

For New York residents, particularly those looking for an affordable gateway into homeownership within the gorgeous Finger Lakes region, Countryside Mobile Home Park in Phelps, NY, is a standout option. It is exceptionally suitable for locals because it offers an escape from the inflated housing costs of nearby cities while retaining proximity to essential commerce and regional attractions. The park’s key value proposition lies in its welcoming social environment—the consistent praise for the friendly neighbors creates an immediate sense of belonging and security for new residents. Although the community has a history of management issues under previous ownership, the transition to Cook Properties signifies a forward-looking commitment to professional park management and infrastructure maintenance. This makes it an opportune time for locals to secure a cost-effective, peaceful home in a community that genuinely feels like a neighborhood. By choosing Countryside, New Yorkers gain not only financial breathing room but also a tranquil, rural setting close to all the recreational and cultural delights that Ontario County has to offer.