Orchard Grove Village Mobile Home Community

- 2340 NY 104, Ontario, NY 14519

For New Yorkers in the greater Rochester region, the pursuit of affordable homeownership often leads to exploring alternative housing solutions that provide greater value without sacrificing independence. Orchard Grove Village Mobile Home Community (MHC), located in the town of Ontario in Wayne County, is one such community. This all-ages manufactured home park presents an option for individuals and families to own their physical home while leasing the land lot from the community management.

The model of manufactured home communities is fundamentally about providing an economically accessible pathway to home stability. Residents purchase the home, gaining equity and freedom over their living space, and pay a monthly lot rent to the park operator, which covers the cost of the land and common area services. Orchard Grove Village is situated in a location that offers rural charm while maintaining convenient access to major thoroughfares and local amenities, a balance highly valued in Upstate New York.

While the community actively promotes new manufactured homes and the chance to live a more 'fruitful life' in a beautiful country setting, prospective residents should always conduct thorough due diligence. Public feedback has historically highlighted significant concerns, particularly regarding infrastructure and maintenance. Reviews have mentioned frequent issues with water outages, boil advisories, and the condition of interior roads and sewage lines, alongside consistent increases in lot rent without commensurate property improvements. These are critical factors that should be discussed directly with management and current residents to gauge the present state of the community's operations and infrastructure investment.

Orchard Grove Village Mobile Home Community is conveniently located at 2340 NY 104, Ontario, NY 14519, USA. This strategic position offers excellent accessibility and places residents within easy reach of regional centers and natural attractions.

• Major Highway Access: The community is highly accessible, situated very close to the 104 Freeway (NY-104), a main route for commuting throughout the Greater Rochester area and points east. This is a significant advantage for those who work in Rochester or nearby industrial and commercial centers.
• Local Amenities: The location is highly convenient for daily errands, being only minutes from grocery stores and a short drive—approximately 10 minutes—from the local town center, offering access to essential shopping, banking, and services in the Ontario area.
• Natural Recreation: A major highlight of the location is its proximity to Lake Ontario, with the shoreline and public access points just about four miles away. This allows residents to easily enjoy one of the Great Lakes' many recreational opportunities, including boating, fishing, and waterfront parks.
• School District: The community falls within the Wayne Central School District, a key factor for families with school-age children.

The accessibility of Route 104 and the proximity to both city resources and Lake Ontario make the location a strong candidate for Upstate New York residents seeking a blend of convenience and nature.

The services at Orchard Grove Village MHC are centered on providing and maintaining the shared community infrastructure, and supporting the homeownership experience. While management is typically responsible for these services, public reviews suggest a need for detailed inquiry into their current delivery and scope.

• Site Rental and Common Area Maintenance: Management collects a monthly lot rent from residents for the use of the land. This fee typically covers the maintenance of common areas, community grounds (which are advertised as beautifully landscaped), and common roadways. Note that historical resident complaints have specifically cited issues with the condition of internal roads and the general upkeep of the grounds.
• Essential Utilities: The monthly lot rent may include certain utility services, such as trash pickup. However, crucial infrastructure, including water lines and sewer pipes, appears to have been a source of ongoing issues, with reports of frequent water boil advisories, periodic shutoffs, and management reportedly claiming no responsibility for sewage pipes under individual lots.
• New and Used Home Sales: The community actively sells new manufactured homes, including models from reputable brands like Clayton, as well as pre-owned homes. This is a key service that provides buyers with modern, often move-in-ready, housing options.
• On-Site Management: The park provides an on-site management team, available during business hours to address resident concerns, process payments, and manage community operations. They also advertise lighted streets and a pet-friendly policy.
• Community Activities: The community promotes the benefit of planned events and a neighborhood atmosphere to foster connection among residents.

The primary appeal of Orchard Grove Village MHC for local New Yorkers rests in the distinct advantages of the manufactured home lifestyle, particularly in this specific location.

• Achievable Homeownership: The community offers an accessible entry point into homeownership, often with new or used manufactured homes available at much lower prices than traditional housing in the area, allowing residents to build equity. New homes are often advertised with modern, spacious, open-concept designs.
• Country Setting with Urban Access: Residents enjoy the peaceful, country-like environment of Ontario, NY, while remaining extremely close to major transit routes and the employment and cultural hubs of the Rochester metropolitan area.
• Proximity to Lake Ontario Recreation: Being only minutes from the lake is a significant lifestyle benefit, offering year-round outdoor activities and a sense of coastal living unique to the Great Lakes region.
• All-Ages Environment: The community is welcoming to all ages, providing a mix of residents from young families to retirees, and is zoned for the Wayne Central School District.
• Spacious Lots: Compared to tightly packed apartment living, manufactured homes here typically offer private yard space and a more detached, independent style of living.

For those interested in exploring the community's current inventory of homes for sale, lot rent specifics, or to ask detailed questions about the infrastructure, the following contact information is provided:

Address: 2340 NY 104, Ontario, NY 14519, USA

Phone: (585) 440-7631 or +1 585-440-7631

Prospective residents are strongly encouraged to contact the office directly and, if possible, arrange for an in-person tour to evaluate the current condition of the community's common areas and infrastructure before making any financial commitment.

Orchard Grove Village Mobile Home Community is suitable for local New Yorkers who prioritize affordability and a desirable location near a major metro area and natural beauty. It fills a critical niche by providing a path to homeownership that bypasses the exorbitant cost of traditional real estate in the Rochester-Finger Lakes region.

The community is an ideal choice for:

• First-time Home Buyers: The relatively low cost of the home itself makes it a realistic first step on the property ladder.
• Budget-Conscious Families: The access to the Wayne Central School District and the opportunity for private, spacious living makes it a valuable alternative to high-rent apartments.
• Commuters: The direct and quick access to Route 104 simplifies the drive for those working in the Rochester or surrounding industrial areas, offering a better work-life balance away from the city sprawl.

While the appeal of modern manufactured homes and the location near Lake Ontario is undeniable, any New York resident must critically assess the trade-offs regarding community maintenance and infrastructure reliability—issues clearly highlighted in historical resident feedback. For those who are comfortable with the manufactured housing model and who meticulously investigate the current conditions and lot rent inclusions, Orchard Grove Village MHC can provide a valuable, permanent, and accessible home in a highly attractive part of Upstate New York.

Orchard Grove Village Mobile Home Community

2340 NY 104, Ontario, NY 14519, USA