Valley View Mobile Home Park

For many New Yorkers, finding an affordable and comfortable place to call home can be a significant challenge, especially in desirable regions. Manufactured home communities, often referred to as mobile home parks, offer a unique and often more accessible path to homeownership or long-term rental. Valley View Mobile Home Park, situated in the charming town of Le Roy, NY, is one such community that has been part of the local housing landscape for years. This article aims to provide a comprehensive and factual overview of Valley View Mobile Home Park, offering insights into its location, reported amenities, and what prospective residents in New York might expect.

Located in Western New York, Le Roy offers a blend of small-town charm with proximity to larger urban centers and natural attractions. Valley View Mobile Home Park provides an opportunity to be part of this community, with the benefit of often lower housing costs compared to traditional stick-built homes. While manufactured home living offers distinct advantages, it’s crucial for New Yorkers to have a clear and balanced understanding of any community they are considering. We believe in providing transparent information to help you make an informed decision about your next home.

It is important to acknowledge that reviews and experiences of any community can vary, and Valley View Mobile Home Park, like any residential area, has received a range of feedback. Our goal here is to present available public data in a structured and informative manner, allowing you to weigh the various aspects of living in this specific manufactured home park. This guide is designed to highlight key features, services, and practical considerations from the perspective of a local New Yorker looking for a place that suits their lifestyle and budget.

We will delve into the specifics of Valley View Mobile Home Park, from its precise location and accessibility to local conveniences and attractions, to the reported services and features available within the community. Understanding these elements is essential for anyone considering a manufactured home as their primary residence in the beautiful region of Western New York.

Valley View Mobile Home Park is conveniently located at 7235 Telephone Rd, Le Roy, NY 14482, USA. This address places the community in a quiet, country setting on the edge of Le Roy, offering residents a peaceful environment while still being just minutes away from essential services and attractions. For New Yorkers looking for a blend of rural tranquility and convenient access, this location can be quite appealing.

The park’s proximity to downtown Le Roy is a significant advantage. Residents are typically just a short drive from local shopping, dining, and other amenities. According to a past resident review, while having a car is convenient, "everything in town is in walking distance," suggesting that basic necessities and some local spots are accessible on foot, which can be a valuable feature for many.

Le Roy itself is a charming small town in Genesee County, known for its historic feel and local attractions. Residents of Valley View have easy access to the Jell-O Gallery Museum, which celebrates the town's unique history as the birthplace of Jell-O. Other local points of interest include the LeRoy House and various downtown historic districts, offering cultural and recreational opportunities close to home.

For families, the community falls within the Le Roy Central School District, which includes schools like Wolcott Street School (PK-6) and Le Roy Junior/Senior High School (7-12). Niche.com rates the Le Roy Central School District as "above average" and the #1 best school district in Genesee County, with a student-teacher ratio of 11 to 1. This can be a significant draw for those with school-aged children, highlighting a commitment to education in the area.

Furthermore, the location provides good accessibility to major roadways, facilitating travel to larger cities in Western New York, such as Batavia, Rochester, and Buffalo, for expanded shopping, entertainment, and employment opportunities. This balance of a quiet, small-town setting with reasonable access to urban centers makes Valley View Mobile Home Park a practical choice for many New York residents. The surrounding area also boasts farmland and agricultural activities, contributing to the rural feel and scenic beauty of Western New York.

Valley View Mobile Home Park, managed by Cook Properties, provides a range of services typical of manufactured home communities, alongside aspects that have been highlighted in resident feedback. Understanding these services is crucial for prospective New York residents.

• Lot Leasing: The fundamental service offered is the lease of individual home sites. Residents own their manufactured homes and pay a monthly lot rent to the park. For instance, a past listing mentioned a lot rent of $795/month, which also included the home rental in that particular case. It's important to clarify what exactly is covered by the current lot rent.
• Utility Infrastructure: While residents are typically responsible for their individual utility consumption, the park provides the necessary infrastructure for essential services such as water, sewer, and electricity connections to each site. This ensures homes can be fully functional.
• Community Management: As a Cook Properties community, Valley View is overseen by a management team responsible for the overall operation of the park. However, recent reviews from across Cook Properties' communities, including some relevant to Valley View, highlight significant concerns regarding management responsiveness and practices. Complaints to the Better Business Bureau against Cook Properties mention issues with delayed street light repairs, unaddressed potholes, and concerns about the transparency and legality of lot rent increases (claiming increases beyond 3% without sufficient justification per RPL 233b).
• Road Maintenance: The management is responsible for the maintenance of internal roads within the park. While Cook Properties states that "potholes are addressed each season" and that "pothole repair on the schedule to be completed this season," resident complaints indicate that this has been an ongoing issue in some communities, including those under Cook Properties' management.
• Pet-Friendly Policy: Valley View is noted to be a pet-friendly community, which is a significant service for many New Yorkers with furry companions. However, specific restrictions and additional pet deposits may apply, so prospective residents should inquire about the detailed pet policy.
• (Reported) Limited Social Interaction: A concerning point raised by a reviewer is that "any mingling between neighbors is discouraged against, and will be met with threats & write-ups," despite there being "no rules against mingling or making friends within the park." If true, this represents a significant deviation from what many manufactured home communities aim to foster—a sense of active social interaction and community.

Given the mixed reviews regarding management practices, prospective residents are highly encouraged to thoroughly investigate and directly confirm all services, responsibilities, and any associated fees with Valley View Mobile Home Park management. It is also advisable to review the lease agreement carefully to understand all terms and conditions.

Valley View Mobile Home Park offers several features that contribute to its appeal, particularly its location and home characteristics. However, it's also important to consider aspects that residents have highlighted as areas of concern.

• Quiet Country Setting: The park is situated in a tranquil, rural area on the edge of Le Roy. This provides a peaceful living environment, away from the constant noise and traffic of more densely populated areas, which many New Yorkers seek for relaxation and quiet enjoyment of their home space.
• Affordable Housing Option: Manufactured homes in Valley View generally offer a more cost-effective path to homeownership compared to traditional housing in Western New York. This affordability can make homeownership more accessible for individuals and families on various budgets.
• Proximity to Le Roy Town Amenities: Despite its country setting, the park is just minutes from Le Roy's downtown area. This offers convenient access to local shops, restaurants, and other services, ensuring residents don't have to travel far for daily necessities. The presence of a grocery store, pharmacy, and gas station nearby enhances daily convenience.
• Access to Le Roy Central School District: For families, being part of an "above average" and highly-rated school district like Le Roy Central School District is a significant highlight, indicating quality educational opportunities for children.
• Manufactured Home Features: Homes within Valley View often come with desirable internal features. Listings mention "split bedroom layout featuring the master bedroom with private bath and walk-in closet at one end," and "bedrooms 2 and 3 along with a second full bath are at the opposite end," providing privacy. Kitchens often boast "plenty of cabinet/counter space with a black appliance package that includes a dishwasher." These modern interior amenities enhance living comfort.
• Pet-Friendly Community: The park's policy of being pet-friendly is a major plus for New Yorkers with pets, allowing them to bring their beloved companions, though restrictions and additional deposits may apply.
• Small-Town Charm and Rural Scenery: Living in Le Roy means enjoying a small-town feel with a backdrop of farmland and agricultural beauty. This environment offers a different pace of life than urban centers, appealing to those who appreciate rural landscapes and a tight-knit community feel.

It is imperative to address serious concerns raised in a highly negative review, as these directly impact the perceived quality of life and safety within the community. This review alleges:

• Discouragement of Neighbor Interaction: An "unspoken rule" against "mingling between neighbors" and threats/write-ups for social interaction.
• Targeting of Vulnerable Residents: Claims of discrimination and threatening remarks against disabled individuals, those with children with behavioral disabilities, and veterans/active duty military members.
• Unsafe Living Environment: Overall declarations that it is "NOT a SAFE place to live for anyone period!" due to "threats and discrimination against those who are being horribly targeted."

While these are serious allegations from one reviewer, they present a stark contrast to the expected positive features of a community and warrant direct inquiry and careful consideration by any prospective resident. It is always recommended to conduct thorough due diligence, including visiting the park, speaking with current residents if possible, and directly addressing these concerns with Cook Properties management.

Based on publicly available information directly associated with Valley View Mobile Home Park or its management, Cook Properties, there are no consistently advertised, specific promotions or special offers that can be definitively stated as ongoing for new residents at this exact moment. Manufactured home communities typically focus on long-term lot leases rather than frequent, short-term promotional deals common in other housing markets.

However, it is common for large property management companies like Cook Properties, which manages multiple communities across New York, to have some form of incentives at different times or for specific home sales. These might not always be broadly advertised but could be available upon direct inquiry. Potential offers, which are speculative based on general market practices for similar communities, could include:

• New Home Purchase Incentives: If purchasing a new manufactured home placed within the park, the home dealer or the park management might offer incentives such as a discount on the home price, a period of reduced or free lot rent, or assistance with moving costs.
• Financing Assistance: While not a direct promotion from the park, they may have preferred lenders who offer specialized financing options for manufactured homes on leased land, which can make homeownership more accessible for qualified buyers. These often include competitive rates or favorable terms.
• Seasonal Offers: Depending on the time of year or inventory levels, there might be unadvertised incentives to encourage new residents to move in, though this is less common for established residential communities.
• Referral Programs: Some communities offer referral bonuses to existing residents who help bring in new tenants, which can indirectly benefit the community as a whole.

Given the sensitivity around some of the past resident feedback concerning financial practices (e.g., lot rent increases), prospective New York residents are strongly advised to:

• Contact Valley View Mobile Home Park directly via the provided phone number (585) 226-6150.
• Clearly inquire about any current promotions, special offers, or new resident incentives.
• Request a detailed breakdown of all associated costs, including lot rent, utilities, any pet fees, and any other potential charges.
• Thoroughly review any lease agreements or sales contracts to understand all terms and conditions before committing.

Direct communication is the most reliable way to obtain the most up-to-date and accurate information regarding any potential cost-saving opportunities or special arrangements at Valley View Mobile Home Park.

For those interested in learning more about Valley View Mobile Home Park, inquiring about current availability, or speaking with management, the primary contact information is readily available:

• Address: 7235 Telephone Rd, Le Roy, NY 14482, USA
• Phone: (585) 226-6150
• Mobile Phone: +1 585-226-6150 (This number is typically the same as the main phone for convenience)

When contacting Valley View Mobile Home Park, prospective residents in New York are encouraged to prepare a list of specific questions to ensure all their concerns are addressed. This might include:

• Current lot rent and what is included in that fee.
• Details on utility responsibilities (what residents pay directly vs. what is included in lot rent).
• Availability of manufactured homes for sale or rent within the park.
• The park's specific pet policy, including any restrictions or additional fees.
• Information regarding community rules and regulations.
• Questions about the management team's approach to resident concerns and community relations, especially in light of recent feedback.

Direct communication with the park management is the most effective way to obtain the most current and accurate information for your specific needs and to clarify any details that may be important to your decision-making process.

For many New Yorkers seeking an alternative to the traditional housing market, Valley View Mobile Home Park in Le Roy offers a unique blend of affordability and a quiet, semi-rural lifestyle. While it is essential for prospective residents to conduct thorough due diligence, the community does present several aspects that could make it a suitable choice for locals.

Firstly, the core appeal of Valley View Mobile Home Park lies in its potential for affordable homeownership. Manufactured homes generally offer a more accessible price point compared to site-built houses, which is a significant advantage in New York's competitive housing market. This affordability can translate into lower monthly housing costs, allowing residents to manage their budgets more effectively and potentially invest their savings elsewhere. For New Yorkers looking to achieve homeownership without a hefty mortgage, this remains a compelling factor.

Secondly, the park's location in Le Roy, NY, provides a desirable balance. It offers a tranquil country setting, providing a peaceful retreat from the hustle and bustle, which is a significant draw for those seeking a quieter pace of life. Yet, it retains excellent accessibility to the charming town of Le Roy, with its local shops, dining, and unique attractions like the Jell-O Gallery Museum, all within minutes. Furthermore, the strategic position in Western New York means that larger cities like Batavia, Rochester, and Buffalo are within reasonable driving distance, providing broader opportunities for employment, specialized services, and entertainment. This blend of rural peace and urban proximity is a highly sought-after combination for many New York residents.

Thirdly, for families, the inclusion within the "above average" Le Roy Central School District is a significant benefit. Access to quality education is a top priority for many parents, and the district's positive ratings and favorable student-teacher ratio can offer peace of mind regarding children's schooling. The pet-friendly policy also makes it a suitable option for New Yorkers with beloved pets, allowing them to remain part of the family.

However, it is crucial for any potential resident to acknowledge and directly investigate the serious concerns raised in some reviews regarding management practices, perceived discrimination, and community atmosphere. Acknowledging these points and seeking direct clarification from Cook Properties management is an absolute necessity. Visiting the park, and if possible, speaking with current residents, would offer invaluable first-hand insights into the day-to-day living experience and the actual community dynamics.

In conclusion, for New Yorkers seeking an affordable home in a quiet, accessible location with good school district access, Valley View Mobile Home Park offers a viable option. Its suitability ultimately depends on an individual's priorities and a thorough investigation into the current management and community environment to ensure it aligns with their expectations for a safe and welcoming home.

Valley View Mobile Home Park

7235 Telephone Rd, Le Roy, NY 14482, USA