Lima Farms, Lima, NY - Mobile home park

Find Your New Home: A Look at Lima Farms Manufactured Home Community in Lima, NY

For many New Yorkers, finding a combination of affordable home ownership, modern living spaces, and a welcoming community atmosphere can be a significant challenge, especially near growing metropolitan areas. Lima Farms, a prominent manufactured home community in Lima, NY, offers a compelling solution. Located in the picturesque Livingston County and easily accessible to the Greater Rochester area, this community provides residents with the chance to own a new or well-maintained home within a dedicated, managed neighborhood. It represents a practical and cost-effective pathway to home ownership, allowing residents to build equity while enjoying a comfortable lifestyle.

Lima Farms is designed as an "All Ages" community, catering to a diverse mix of residents, from young families seeking the acclaimed local school district to professionals looking for a convenient commute, and those desiring a quieter country setting. The community prioritizes well-maintained living spaces and professional management, which, according to resident feedback, contributes to a pleasant and professional experience with the on-site and office personnel. This article provides a detailed look at Lima Farms to help prospective New York residents understand what makes this community a strong housing option.

Introduction / Overview: Modern, Affordable Living in the Finger Lakes Gateway

Lima Farms is an established manufactured home park managed by Windward Communities, a builder and property manager dedicated to providing quality, affordable housing across the country. The community offers a selection of both brand-new and pre-owned manufactured homes, typically featuring modern, three-bedroom, two-bathroom layouts around 980 square feet of comfortable living space. These contemporary homes are set up on dedicated sites, providing residents with their own yard space and greater privacy than many traditional apartments or townhomes.

The appeal of Lima Farms lies not only in the affordability of the homes but also in the quality of the residences themselves, which often include modern amenities like full kitchens with appliances, center islands, built-in entertainment centers, and private master suites. The surrounding area maintains a quaint country setting, allowing residents to enjoy a tranquil environment while maintaining easy access to the employment, cultural, and recreational opportunities of the surrounding region. It is a family-friendly environment that is committed to maintaining a high standard of living for its residents.

Location and Accessibility: A Prime Spot near Rochester

Lima Farms is conveniently situated on West Main Road in the town of Lima, a charming community in Livingston County, New York.

The community's official address is:

7042 W Main Rd, Lima, NY 14485, USA

The location offers an ideal blend of small-town atmosphere and regional connectivity. Lima is strategically positioned just south of the Greater Rochester metropolitan area, making the commute to the city for work or cultural events highly manageable. It is nestled in the northern part of the Finger Lakes Region, providing residents with ready access to the area’s celebrated recreational activities, including lake life, hiking, and the renowned wine trails. A major draw for families in the region is the community's location within the highly desirable Honeoye Falls-Lima Central School District, a factor that significantly enhances its value proposition for those with school-aged children. Essential local amenities, including the Lima Primary School, local parks, and small-town shopping and dining, are all within close proximity.

Services Offered (Community and Home)

As a managed community, Lima Farms offers a structure of services designed to simplify homeownership and ensure the quality of the neighborhood environment. These services often translate to lower maintenance requirements and a streamlined living experience for residents:

Lot Management and Maintenance: Professional and timely service from office and maintenance personnel to ensure the community and shared spaces are well-kept.
Full Utility Connections: Lot rent typically covers the costs associated with water, sewer, and garbage collection, simplifying monthly utility budgeting for homeowners.
Pet-Friendly Policy: The community is pet-friendly, welcoming up to two indoor pets, though some breed and screening restrictions apply.
Storage Lot Availability: Provides a valuable amenity for New York homeowners by offering a free RV/trailer/boat storage lot, pending availability, which is essential for recreational vehicle owners.
Sales and Leasing Office: Dedicated on-site or nearby sales and community management office to handle inquiries, sales, and resident relations.
New Home Installation: Access to brand-new, move-in-ready manufactured homes with contemporary floor plans and fixtures.

Features / Highlights (Residences and Lifestyle)

The individual homes and the overall community structure at Lima Farms feature several elements designed to offer a comfortable and modern lifestyle that rivals traditional site-built homes:

Modern Home Designs: Available new homes feature modern, open-concept layouts, often including 3 bedrooms and 2 full bathrooms, appealing to various family sizes.
Contemporary Kitchens: Residences boast fully equipped kitchens with full appliance packages (dishwasher, microwave, refrigerator, stove) and practical features like center islands and garbage disposals.
In-Home Comfort: Features such as a primary suite with a large closet and private ensuite bathroom, separate living and dining areas, and built-in entertainment centers enhance the daily living experience.
Affordable Home Ownership: Manufactured homes at Lima Farms offer a significantly lower purchase price point than most traditional stick-built homes in the area, providing an accessible route to building home equity.
Highly Rated School District: The community is served by the respected Honeoye Falls-Lima School District, making it a desirable location for families with children.
Quaint Country Setting: The location provides the serenity of a country setting while maintaining convenient proximity to necessary urban amenities and major roadways.

Contact Information

The management and sales team for Lima Farms are readily available to assist prospective and current New York residents with their housing needs.

Address: 7042 W Main Rd, Lima, NY 14485, USA

Phone: (585) 226-2080

Sales Office Hours: Hours vary, but a sales office is typically open on weekdays and weekends for tours and consultations. Interested buyers should call ahead or check the community website for the most current schedule.

Conclusion: Why Lima Farms is Suitable for Locals

For New Yorkers seeking a stable, affordable, and high-quality housing solution, Lima Farms represents an excellent option in the Livingston County region. Its suitability for local residents is rooted in a few key advantages. First, it directly addresses the prevalent issue of housing affordability by offering modern, spacious homes at competitive prices. Second, its prime location provides a desirable balance: residents enjoy the peace of a small, country town environment while remaining close enough for a practical commute to major employment and shopping centers in Rochester. Finally, the inclusion within the highly-regarded Honeoye Falls-Lima School District and the professional management—as noted by residents—further solidifies Lima Farms as a dependable, family-friendly community. It’s an opportunity for locals to secure homeownership and enjoy a high quality of life within one of the state's beautiful, well-connected regions.