Country Meadows

For many New Yorkers, particularly in the Western region, the search for an affordable and comfortable place to call home is a significant undertaking. Manufactured home communities often present a viable and attractive alternative to traditional housing, offering homeownership opportunities at a more accessible price point. Country Meadows Mobile Home Park in Batavia, NY, is one such community that has served residents in Genesee County for years, providing a place to settle down and enjoy the blend of small-town charm and modern convenience that defines this part of New York.

Country Meadows, located about ten minutes from the Batavia Thruway Exit, consists of 197 homes and is owned by Cook Properties. While the idea of affordable homeownership is a strong draw, prospective residents should be aware of a mixed bag of experiences reported by current and former residents. On the positive side, the community fosters a generally friendly atmosphere among neighbors. As one reviewer states, "The people here are awesome, but the park staff is terrible." Another echoes this sentiment, mentioning, "On the bright side, all of the neighbors are friendly and don't cause any issues." This suggests a strong internal community among residents who look out for one another.

However, numerous serious concerns have been raised regarding park management and maintenance. Communication with staff appears to be a significant issue, with reports of "no way to communicate with park staff," phones being "out of service," and emails being "ignored." This lack of responsiveness extends to critical maintenance issues, with residents noting "terrible potholes" that "have not been fixed." More alarming complaints include alleged incorrect installation of a stove leading to a "gas leak" that "almost killed my parents," and issues with leaking sinks and toilets in a relatively new home. There have also been allegations of overcharging residents, with a "petition started and passed around and sent to the state." Furthermore, safety concerns have been raised, specifically regarding "massive amounts of yellow jackets" in the yard waste dump area, leading to multiple stings, and reports of "dogs are constantly running loose" and aggressive behavior from neighbors, resulting in residents needing to "install cameras" and fearing for their "mom safety." These significant management and maintenance challenges are critical points for any New Yorker considering Country Meadows as a potential home, suggesting that while the resident community itself may be supportive, addressing property and safety issues could be a persistent concern.

Country Meadows Mobile Home Park is located at 5121 Clinton Street Rd, Batavia, NY 14020, USA. This address places it on the eastern edge of Batavia, within Genesee County. For New Yorkers, particularly those in the Western part of the state, its location offers a blend of rural tranquility and convenient access to local amenities and regional attractions.

The park's proximity to the Batavia Thruway Exit (I-90) – approximately ten minutes away – is a key advantage for accessibility, making commutes to larger cities like Rochester (about 35 miles east) and Buffalo (about 35 miles west) relatively straightforward. This is beneficial for those who work in these urban centers but prefer the lower cost of living and quieter pace of a smaller town. Batavia itself is known for its affordability and small-town atmosphere. Residents of Country Meadows are "close to restaurants and retail," ensuring daily conveniences are within easy reach. Nearby attractions include the Batavia Downs Gaming & Hotel, providing entertainment options, and the popular Darien Lake Theme Park, a major draw for families during the summer months. The region also offers "scenic beauty of nearby parks and trails" for outdoor recreation. While the park is set in a quieter area, allowing for a "country side" feel as noted by one past resident, its location also provides reasonable access to essential services like the United Memorial Medical Center, which is about a 5-minute drive away. The presence of Byron-Bergen School District is relevant for families considering the educational options. Overall, Country Meadows offers a location that balances a peaceful residential setting with practical access to local and regional amenities in Western New York.

As a manufactured home community, Country Meadows, like others of its kind, offers a basic set of services included within the lot rent, along with individual connections for resident-managed utilities. However, based on resident feedback, the consistency and quality of some of these services appear to be a point of concern.

• Lot Rental: Residents own their manufactured homes and lease the land they are situated on. The monthly lot rent contributes to the general operation and maintenance of the community.
• Utility Hookups: Individual homes are typically connected to essential utilities such as water, sewer, and electricity, allowing residents to establish their own accounts with utility providers.
• Common Area Maintenance: The park management, Cook Properties, is generally responsible for the upkeep of common areas, including roads within the park. However, residents have reported issues with "terrible potholes" and "dumped trash and debris" suggesting these responsibilities are not consistently met.
• Yard Waste Area: A designated area for yard waste disposal is available. However, a significant safety concern has been raised regarding "massive amounts of yellow jackets" in this area.
• Pet Policy: Dogs are welcome, but there are concerns about "dogs constantly running loose," indicating a lack of enforcement regarding leash rules.
• On-Site Sales Agent: Cook Properties lists a Community Sales Agent, Sue Sherman, for inquiries about homes for sale within the park, indicating a channel for potential new residents.

It is important for prospective residents to inquire directly about the current status and reliability of all services before committing to a home at Country Meadows, particularly given the strong negative feedback regarding management responsiveness and maintenance.

Country Meadows Mobile Home Park, despite its operational challenges, does possess certain features and highlights that are inherent to its nature as a mobile home community in the Batavia area.

• Affordable Homeownership: A primary highlight is the opportunity for affordable homeownership. Manufactured homes in communities like Country Meadows generally offer a more cost-effective path to homeownership compared to traditional stick-built houses in the region. Recent listings for homes in the park indicate prices starting around $30,000 to $89,900.
• Spacious Homes: Homes in mobile home parks are often "way bigger on the inside than I expected," as noted by one reviewer of a similar community, and typically feature multiple bedrooms and bathrooms (e.g., 2 or 3 beds, 2 baths are common). They usually include modern amenities like newer appliances (dishwasher, refrigerator, oven, range), washer/dryer hookups, and spacious closets.
• Community of Neighbors: A significant positive aspect consistently highlighted by residents is the friendliness and camaraderie among the neighbors. Many residents report that "the people here are awesome" and "don't cause any issues," fostering a sense of community support.
• Quiet Countryside Setting: The park is situated in the "country side of Batavia," offering a quieter environment compared to more urban settings. This appeals to those seeking a peaceful residential atmosphere.
• Accessibility to Local Attractions: The location is convenient to "restaurants and retail" in Batavia, as well as regional attractions like Darien Lake Theme Park and Batavia Downs Gaming & Hotel.
• Proximity to Major Highways: Being about ten minutes from the Batavia Thruway Exit (I-90) makes the park well-connected for travel throughout Western New York.

As a mobile home community, Country Meadows' "promotions" are centered around the value proposition of purchasing or leasing a manufactured home within their park. Specific, short-term promotional offers are less common than in retail, but there are inherent advantages and potential incentives for new residents.

• Accessible Price Points for Homes: The primary "offer" is the affordability of manufactured homes for sale within the community. Cook Properties emphasizes that manufactured homes offer "a great alternative to high-priced apartments," providing "more space," "more privacy," and "more freedom to make your home truly yours—while you build equity." Homes can be found at significantly lower price points than traditional homes in the area.
• Pre-Owned Homes Available: The park offers "Pre-Owned Homes Available," which can be a highly cost-effective way for new residents to enter the community and own a home.
• Financing Assistance: While not explicitly stated as a direct service for Country Meadows, manufactured home community operators often assist prospective buyers by connecting them with lenders specializing in manufactured home financing, making the purchase process easier.
• Community Sales Agent: The presence of a dedicated Community Sales Agent, Sue Sherman, suggests that there is professional support available to guide potential residents through the process of finding and purchasing a home within the park.

It is crucial for any interested party to directly contact Country Meadows (or Cook Properties, its owner) to inquire about current home availability, prices, lot rent, and any specific terms or incentives they might be offering for new residents. Given the concerns raised in reviews, it is also highly advisable to thoroughly understand all financial commitments and community rules.

For inquiries about Country Meadows Mobile Home Park, including homes for sale or lot availability, please use the following contact details. However, please note the feedback from residents regarding communication challenges.

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

Phone: (585) 343-5941

Mobile Phone: +1 585-343-5941

Community Sales Agent (Cook Properties): Sue Sherman - Call or text: (585) 356-2583

For New Yorkers in the Batavia region, Country Meadows Mobile Home Park can be considered an option primarily for those prioritizing affordable homeownership in a generally quiet, country setting. The core suitability for locals lies in its accessible price point for housing, which can be a significant advantage in today's market. For individuals or families looking to own their home without the prohibitive costs of traditional real estate, the manufactured homes available in Country Meadows offer a viable pathway.

Additionally, the established community within the park, characterized by friendly and supportive neighbors, provides a social environment that many residents value. Its location on the eastern edge of Batavia offers a balance between rural tranquility and convenient access to local amenities, including shops, restaurants, and entertainment venues like Batavia Downs and Darien Lake, as well as easy connections to Rochester and Buffalo via the Thruway. This makes it practical for those who may commute or wish to enjoy the broader Western New York region.

However, it is crucial for any prospective local resident to thoroughly investigate and directly address the significant concerns raised regarding park management's communication, maintenance of common areas (e.g., potholes, yard waste area safety), and enforcement of community rules (e.g., leash laws). While the affordable housing and friendly neighborly spirit are compelling, a comprehensive understanding of the park's operational realities is essential to determine if Country Meadows truly aligns with individual housing needs and expectations for a comfortable and safe living environment.

Country Meadows

5121 Clinton Street Rd, Batavia, NY 14020, USA