Hillside Acres Mobile Home Park

### Understanding Hillside Acres Mobile Home Park: A Glimpse into Living in Ithaca, NY

For New Yorkers considering diverse housing options, particularly in areas with a vibrant but competitive housing market like Ithaca, mobile home parks often present an intriguing alternative. Hillside Acres Mobile Home Park, located in Ithaca, NY, offers a unique living situation that combines the appeal of homeownership with a community environment. As a manufactured home community, it provides an opportunity for residents to own their home while leasing the land, which can often be a more financially accessible path than traditional real estate in the region.

Hillside Acres has been a fixture in the Ithaca housing landscape, serving a variety of residents including students, faculty, and staff associated with nearby Cornell University. While the appeal of mobile home living often centers on affordability and a sense of community, it's also important for prospective residents to understand the realities of such properties. Feedback from current or past residents, though sometimes mixed, offers valuable insights into the daily experience and the overall environment of the park. For those in New York looking for housing in the Ithaca area, understanding these nuances is key to making an informed decision about whether Hillside Acres is the right fit.

### Location and Accessibility

Hillside Acres Mobile Home Park is strategically located on Graduate Dr, Ithaca, NY 14850, USA. This address places it in the hamlet of Varna, on the edge of the Cornell University campus, offering an "unbeatable location in the heart of Ithaca, NY." For New Yorkers, especially those connected to the academic or professional life of Ithaca, this is a significant advantage.

The park's proximity to Cornell University is a major draw. It is approximately "a mile and a half from Cornell University," making it highly convenient for students, faculty, and university staff who seek affordable living close to campus. This immediate access contributes to "a strong and consistent demand for housing" in the area.

Beyond Cornell, the location offers excellent accessibility to various amenities and services:

• Downtown Ithaca: The vibrant downtown area, with its unique shops, restaurants, and cultural venues, is only "3 mi to downtown" from the park, easily reachable by car or even public transportation.
• Shopping and Dining: The "surrounding neighborhood is vibrant, featuring a mix of academic, cultural, and recreational amenities, as well as dining, shopping, and public transportation options." Nearby grocery stores like P&C Fresh (1.49 miles) and larger shopping centers like Triphammer Mall (2.81 miles) and The Shops at Ithaca Mall (3.37 miles) provide convenient access to daily necessities.
• Nature and Recreation: Residents can enjoy "short walk to maintained nature trails to stunning Cornell Botanic Gardens, Cayuga Trail, East Hill Recreation Way." The community also features "Lake Mary stocked with Bass and tons of sunfish," offering private fishing experiences.
• Public Transportation: The park benefits from "multiple buses close by on Dryden Rd," providing reliable public transport options, which is a significant convenience in Ithaca.

This blend of a quiet, country setting with immediate access to a major university and urban conveniences makes Hillside Acres Mobile Home Park a highly accessible and desirable location for many New Yorkers seeking to live in the Ithaca area.

### Services Offered

Hillside Acres Mobile Home Park provides a range of services designed to support the manufactured home living experience. These services are typically included within the monthly lot rent, ensuring a streamlined approach to community living. Based on available information, residents can expect the following:

• Lot Rentals: The core service involves the rental of individual lots where residents place their manufactured homes. The majority of homes are "Tenant Owned Homes," simplifying operational complexity for the park management.
• Inclusion of Real Estate Taxes: A significant benefit highlighted is that "Home space rental includes: County, Town, School and Special District Real Estate Taxes." This means residents do not pay separate property taxes on their homes, which can be a substantial saving and a major "low-cost solution to high housing prices."
• Utilities (Water, Sewer): Lot rent typically covers "Approved water supply" and "Approved sewer systems," which are essential public utilities. This is often an attractive feature as it consolidates some utility costs.
• Road Maintenance: The park maintains "Hard top or dust controlled roads" and provides "Snow removal from roads," ensuring year-round accessibility and safety within the community.
• Street Lighting: "Street Lights" are provided, contributing to the safety and comfort of the community during evening hours.
• Refuse Management: While details vary, mobile home parks in New York typically provide for "Refuse storage and disposal," which can include refuse pickup or central storage. Some sources indicate trash may be included in the lot rent or charged separately (as seen in other parks, though Hillside Acres specifically states "trash" is included in $521/month lot rent in some listings).
• Community Lake Access: Residents have "Access to community Lake Mary stocked with Bass," which serves as a recreational amenity.
• Common Sense Management: The management aims to provide "common sense management," which suggests a practical and straightforward approach to community governance.

It's important for prospective residents to confirm the exact inclusions and any additional fees directly with the park management, as specific details like utility billing can sometimes vary. However, the overall picture suggests a comprehensive set of services designed for convenient manufactured home living.

### Features / Highlights

Hillside Acres Mobile Home Park offers several notable features and highlights that contribute to its appeal for residents in Ithaca, NY:

• Prime Ithaca Location: One of its strongest features is its "unbeatable location" just "a mile and a half from Cornell University." This proximity provides convenient access to educational, employment, and cultural opportunities for those connected to the university, and also ensures strong housing demand.
• Tax Savings: A significant financial benefit is that lot rent "includes municipal water, sewer, trash" and, critically, "NO PROPERTY TAXES" on the manufactured home itself. This can offer a "low-cost solution to high housing prices" in Ithaca.
• Community Lake Mary: The presence of "community Lake Mary stocked with Bass and tons of sunfish" provides a unique recreational amenity right within the park, offering private fishing experiences for residents of all ages.
• Access to Nature Trails: The park is "a short walk to maintained nature trails to stunning Cornell Botanic Gardens, Cayuga Trail, East Hill Recreation Way," making it ideal for outdoor enthusiasts, hikers, and those who appreciate green spaces.
• Public Transportation Access: "Multiple buses close by on Dryden Rd" ensure convenient public transportation, reducing reliance on personal vehicles for commuting around Ithaca.
• Low-Traffic Roads: The internal roads are described as "low-traffic, low speed roads excellent for walks," promoting a safe and pleasant environment for residents to stroll.
• Varying Home Conditions: While reviews note "some nice homes," there are also comments about "a lot of them were run down." This suggests a diverse range of home conditions within the park. This can be a highlight for some (potential for renovation) and a downside for others (inconsistent aesthetics).
• Affordable Rents (Historically): While one review states "decent rents," it also mentions "probably wouldn't rent here again," indicating that satisfaction with the rental aspect might be mixed, possibly due to other factors beyond the initial price.

These features combine to offer a distinctive living experience in Ithaca, balancing urban proximity with natural amenities and potential cost savings on housing. Prospective residents should carefully consider the mix of benefits and the noted range in home conditions.

### Promotions or Special Offers

Specific, publicly advertised promotions or special offers for Hillside Acres Mobile Home Park are not broadly detailed in the provided information. Mobile home parks, particularly those with a strong demand for housing due to their location, may not always need to offer aggressive incentives. However, prospective residents can generally inquire about common arrangements or considerations that might make a move more feasible:

• Available Lots for New Homes: Information suggests they "currently have lots available for single and double section homes," and can "install a new home or your owned home." This flexibility in bringing a new or pre-owned manufactured home could be seen as an 'offer' for those with specific housing preferences.
• Inclusion of Taxes: The notable benefit of lot rent including "County, Town, School and Special District Real Estate Taxes" effectively acts as a significant, ongoing financial incentive for residents, as it removes the burden of separate property tax payments on the home itself.
• Direct Inquiry for Current Deals: The best approach for New Yorkers interested in Hillside Acres Mobile Home Park is to directly contact the management. They would be the most reliable source for any current availability, pricing structures, or specific move-in incentives that might be offered.

Given the mention of "decent rents" but also a sentiment of not wanting to rent again, it is prudent for any interested party to have a detailed discussion about all associated costs, potential rent increases, and any long-term lease terms to fully understand the financial commitment and overall value proposition.

### Contact Information

For those interested in learning more about Hillside Acres Mobile Home Park, inquiring about lot availability, or discussing the specific terms of residency, direct contact with the park management is recommended. While a specific, direct phone number for the park's leasing office isn't prominently displayed in the public information, given its association with Jim Ray Homes, Inc., and its location, there are avenues to connect.

Address: Graduate Dr, Ithaca, NY 14850, USA

To obtain specific contact details, you might consider:

• Searching Online: Looking for contact information for "Jim Ray Homes, Inc." or "Hillside Acres Mobile Home Park Ithaca" on their official website (if available) or through reputable real estate and manufactured home listing platforms.
• Visiting the Location: While not a direct contact method, a visit to the vicinity might reveal an on-site office or posted contact details.

When you connect, be prepared to discuss current lot rent, what is included in the rent (especially regarding utilities and taxes), the process for bringing in a new or owned manufactured home, and any specific community rules or expectations. It is also advisable to inquire about the condition of currently available lots and neighboring homes to align with your expectations.

### Conclusion: Why Hillside Acres Mobile Home Park is a Nuanced Choice for Locals

For New Yorkers considering a move to Ithaca, Hillside Acres Mobile Home Park presents a housing option with both clear advantages and points that require careful consideration. Its primary suitability for locals, particularly those connected to Cornell University, lies in its "unbeatable location" and the potential for a "low-cost solution to high housing prices" due to included property taxes in the lot rent. This accessibility to a major educational and employment hub, combined with unique natural amenities like Lake Mary and nearby nature trails, offers an appealing lifestyle for many.

However, the nuanced feedback from existing residents ("some nice homes but a lot of them were run down," "probably wouldn't rent here again") suggests that the experience can vary. While the convenience of public utilities, road maintenance, and snow removal are significant benefits, the overall aesthetic consistency of the park might be a factor for some. The "decent rents" are attractive, but the underlying sentiment of dissatisfaction could point to other operational or community aspects that aren't immediately apparent to prospective residents.

Ultimately, Hillside Acres Mobile Home Park is suitable for New Yorkers who prioritize a prime Ithaca location and the financial benefits of not paying separate property taxes on their manufactured home. It appeals to those seeking a balance between urban proximity and natural surroundings. However, it is strongly recommended that interested individuals conduct a thorough on-site visit to assess the current condition of available homes and the overall park environment, and have detailed conversations with management to fully understand all terms and conditions before making a commitment. This due diligence will help ensure that the unique living experience at Hillside Acres aligns with their expectations for a home in the vibrant Ithaca community.

Hillside Acres Mobile Home Park

Graduate Dr, Ithaca, NY 14850, USA