$15,000 Manufactured Home in Clifton Park, New York – 2 Bedrooms, 2 Bathrooms, Carport, and 55+ Community Living

For buyers searching for an affordable home in Clifton Park, New York, 1470 Route 9 #62, Clifton Park, NY 12065 stands out for its low asking price, expanded single-wide layout, two full bathrooms, natural wooded setting, and location inside a small 55+ manufactured-home community.

Listed for $15,000, this 1989 manufactured home offers 2 bedrooms, 2 full bathrooms, multiple living spaces, an en-suite primary bedroom, carport, driveway, storage shed, deck, fireplace, and a larger-than-average yard. Although the home needs updates, TLC, and some mild repairs, the listing describes it as structurally solid and especially unusual because site-built additions make it feel more like a double-wide than a standard single-wide mobile home.

The property is located at Lot #62 in Crescent City Community, an age-restricted park for residents aged 55 and older. The home sits in the back corner of the community, where the wooded surroundings create a quieter and more private atmosphere than many manufactured-home parks.

Potential buyers should understand that the home is located on leased land rather than owned land. The lot lease is listed at $600 per month, and the fee includes several ongoing expenses, such as main-road maintenance, snow plowing, pothole repair, school and property taxes, garbage removal, water, and sewer usage.

For a buyer who values a low purchase price and is comfortable with monthly lot rent, this could be an interesting downsizing, retirement, or budget-friendly housing opportunity.

Property Overview

The home at 1470 Route 9 #62 includes a wide range of practical features.

Key details include:

• Asking price: $15,000
• 2 bedrooms
• 2 full bathrooms
• Manufactured single-wide home
• Built in 1989
• Site-built additions
• Layout described as feeling similar to a double-wide
• Primary bedroom with private en-suite bathroom
• Living room
• Family room
• Dining room
• Den
• Kitchen
• Laundry room
• Walk-in closet
• Private guest room
• Wood-burning fireplace
• Carport
• Driveway
• Storage shed
• Front deck and wooden steps
• Vinyl siding
• Asphalt shingle roof
• Carpet and vinyl flooring
• Community water
• Community sewer
• 100-amp electrical service
• Forced-air heating
• Kerosene heating fuel
• Washer and dryer included
• Refrigerator included
• Oven included
• Dishwasher included
• Larger-than-average yard
• Natural wooded setting
• No basement
• Age-restricted 55+ community
• Leased land
• $600 monthly lot lease
• Community application required
• Sold as-is and where-is

The combination of multiple rooms and a low asking price makes this property more interesting than many other small manufactured homes.

Why the $15,000 Price Stands Out

The first thing most buyers will notice is the asking price.

At $15,000, the home is priced far below most conventional single-family houses in the Clifton Park area.

That lower acquisition cost can be attractive to:

• Retirees
• Downsizers
• Cash buyers
• Buyers seeking lower housing expenses
• People who prefer simple one-level living
• Buyers willing to perform updates gradually

However, buyers should avoid looking only at the purchase price.

Because the land is leased, the monthly lot fee is a major part of the ownership equation.

A buyer should evaluate the property using both:

Purchase price + monthly lot rent + utilities + insurance + maintenance

rather than focusing on the $15,000 purchase price alone.

Located in a 55+ Community

Crescent City Community is described as an age-restricted park for residents aged 55 and older.

This can be an important lifestyle feature.

Many 55+ communities attract buyers who prefer:

• Quieter surroundings
• Mature neighbors
• Smaller homes
• Lower-maintenance living
• A more predictable residential environment

Age restrictions can also reduce some types of neighborhood activity that are more common in larger family-oriented developments.

Prospective buyers should confirm the community’s exact age-qualification rules before applying.

Some communities require at least one resident to be 55 or older, while others may have additional occupancy conditions.

Community Application Required

Before buying, prospective residents must complete a community application process.

This is common in manufactured-home parks.

The park may review:

• Income
• Credit
• Background
• Occupancy
• Pets
• References
• Age eligibility

Buyers should avoid completing the home purchase before confirming that they qualify to live in the community.

Park approval and home ownership are two separate issues.

A buyer could theoretically purchase a manufactured home but still be unable to occupy the lot if the community application is denied.

$600 Monthly Lot Lease

The home sits on leased land, with a reported lot rent of $600 per month.

This is one of the most important financial details in the listing.

The fee reportedly includes:

• Main-road maintenance
• Snow plowing
• Road cleaning
• Pothole repair
• School taxes
• Property taxes
• Garbage removal
• Water usage
• Sewer usage

Including these services can simplify budgeting.

Instead of receiving several separate bills, residents may have many recurring costs bundled into one monthly payment.

Still, $600 per month equals $7,200 per year, so the lot fee becomes a much larger long-term expense than the original $15,000 purchase price.

Over five years, if the rent never changed, lot rent alone would total approximately $36,000.

That is why buyers need to evaluate long-term affordability carefully.

What the Lot Rent Includes

The inclusion of water, sewer, trash, taxes, and road maintenance adds meaningful value.

Water

Community water means the owner does not need to maintain a private well.

Sewer

Community sewer eliminates the responsibility for a private septic system.

Garbage

Trash removal being included helps reduce an additional monthly bill.

Snow Removal and Road Maintenance

In upstate New York, snow removal can be a major expense and inconvenience.

Having the park handle main-road plowing can be especially valuable during winter.

Property and School Taxes

According to the listing, property and school taxes are included in the lot fee.

Buyers should confirm exactly how this works and whether any separate mobile-home taxes or fees apply.

A Unique Single-Wide With Site-Built Additions

One of the most interesting features is that this is not a typical narrow single-wide.

The listing notes that site-built rooms were added, giving the home more space and making it feel more like a double-wide.

This could significantly improve everyday livability.

Traditional single-wide homes often have narrow living rooms and limited separation between rooms.

Additional site-built spaces can create:

• Larger gathering areas
• Better furniture placement
• More privacy
• Additional storage
• More flexible use

Buyers should verify that the additions were properly permitted and structurally integrated with the original manufactured home.

Multiple Living Areas

The home reportedly includes both a living room and family room, along with a den.

That is a surprising amount of flexible living space for a manufactured home.

A future owner could use these areas for:

• Television room
• Reading room
• Home office
• Craft area
• Guest space
• Hobby room
• Formal sitting area

For retirees or people who spend significant time at home, multiple living areas can make a smaller residence feel much more comfortable.

Wood-Burning Fireplace

The family room includes a wood-burning fireplace.

This gives the home additional character and can create a cozy atmosphere during colder months.

A fireplace may also provide supplemental heat.

However, buyers should have it professionally inspected before use.

Important areas include:

• Chimney
• Flue
• Firebox
• Hearth
• Ventilation
• Clearances

A fireplace that has not been maintained properly can create fire or carbon-monoxide risks.

Primary Bedroom With En-Suite Bathroom

The primary bedroom includes its own private en-suite bathroom.

This is a strong feature in a two-bedroom manufactured home.

Rather than sharing a single bathroom, the owner has access to a dedicated private bath.

This can improve privacy and convenience.

For couples, it also reduces congestion when guests are visiting.

Two Full Bathrooms

The home includes 2 full bathrooms.

That is notable for a property priced at $15,000.

Two bathrooms can be especially useful for:

• Couples
• Visiting family
• Overnight guests
• Caregivers
• Shared living arrangements

For resale within a 55+ community, having two bathrooms can also make the home more appealing than comparable one-bath units.

Private Guest Room

The listing references a private guest room, which may make the property especially practical for visitors.

Retirees and downsizers often want less overall space but still need a place for children, grandchildren, relatives, or friends to stay.

A dedicated second bedroom can serve that purpose without requiring a large house.

Walk-In Closet

A walk-in closet is also listed among the interior features.

Storage is often limited in manufactured homes, so this can be very valuable.

A walk-in closet may provide room for:

• Clothing
• Shoes
• Seasonal items
• Linens
• Small storage bins

Good storage can make compact living much easier.

Open Kitchen

The kitchen is described as having an open layout with laminate countertops.

An open kitchen can help the home feel less narrow and more connected to adjacent living areas.

The included appliances are a significant practical advantage.

The listing includes:

• Dishwasher
• Refrigerator
• Oven
• Washer
• Dryer

A buyer may not need to purchase major appliances immediately after moving in.

Laminate Countertops

The kitchen has laminate countertops.

Laminate remains popular in budget-friendly homes because it is:

• Affordable
• Easy to clean
• Available in many designs
• Relatively simple to replace

If the existing counters are dated but structurally sound, replacement could be a manageable cosmetic project.

Laundry Room

A dedicated laundry room is another useful feature.

Many manufactured homes place laundry appliances in hallways or kitchen areas.

Having a separate laundry room can help with:

• Noise
• Storage
• Organization
• Cleaning supplies

The washer and dryer are reportedly included.

Carpet and Vinyl Flooring

The flooring includes both carpet and vinyl.

According to the listing:

• Rolled vinyl is used in kitchen and laundry areas
• Carpet is used in living spaces, family room, and bedrooms

This is a common arrangement.

Vinyl handles moisture better in utility areas, while carpet provides warmth and comfort in bedrooms and living rooms.

Because the home needs TLC, buyers may choose to replace some or all flooring.

Flooring Updates Could Be Relatively Affordable

One advantage of renovating a manufactured home is that flooring projects can be less expensive than in a large conventional house.

Possible options include:

• Luxury vinyl plank
• Sheet vinyl
• Carpet
• Laminate

A consistent new floor throughout several rooms could dramatically modernize the interior.

Before installing new flooring, however, buyers should inspect the subfloor for soft spots or moisture damage.

Forced-Air Kerosene Heating

The home uses forced-air heating with kerosene.

Buyers should understand the cost and logistics of this fuel source.

Questions to ask include:

• Where is fuel stored?
• How old is the heating system?
• How much fuel does the home typically use?
• Who services the equipment?
• Is the tank owned or leased?

Heating costs can vary widely depending on insulation and winter temperatures.

No Cooling System Listed

The listing does not identify central air conditioning.

Future cooling options may include:

• Window units
• Portable units
• Ductless mini-split

A mini-split can be attractive because it can provide both heating and cooling.

However, electrical capacity should be evaluated before adding new equipment.

100-Amp Electrical Service

The home has 100-amp electrical service.

For a small manufactured home, this may be adequate for normal usage.

However, buyers considering upgrades such as:

• Mini-split HVAC
• Electric dryer
• Electric cooking
• EV charging
• Workshop tools

should consult an electrician to determine whether service needs to be increased.

Built in 1989

The home was built in 1989.

That is old enough that buyers should inspect major systems carefully, but it is significantly newer than many mobile homes from the 1960s or early 1970s.

The listing specifically notes that the home was constructed under federal HUD oversight.

Manufactured homes built after June 1976 generally fall under federal HUD construction standards.

That can improve financing, insurance, and resale options compared with older pre-HUD mobile homes.

HUD-Regulated Manufactured Home

The listing emphasizes that the home was overseen by the U.S. Department of Housing and Urban Development at the time of construction.

HUD standards regulate areas such as:

• Structural design
• Fire safety
• Plumbing
• Electrical systems
• Energy efficiency

That does not guarantee the home is currently in perfect condition.

Age, maintenance, and later modifications still matter.

However, it gives buyers a more standardized construction baseline.

Sold As-Is and Where-Is

The property is being sold as-is, where-is.

This means buyers should expect the seller to make few or no repairs before closing.

The listing already notes that the home needs:

• Updates
• TLC
• Mild repairs

A buyer should perform an inspection and develop a repair budget before purchasing.

What “TLC” Could Mean

The phrase “needs TLC” can range from simple cosmetic improvements to more significant repairs.

Possible items may include:

• Painting
• Flooring
• Fixtures
• Doors
• Cabinet updates
• Exterior cleaning
• Deck repairs
• Minor plumbing
• Appliance maintenance

Buyers should never assume the work is purely cosmetic until an inspection confirms the condition.

Larger-Than-Average Yard

One of the strongest exterior features is the larger-than-average yard.

In manufactured-home communities, lot sizes can often be relatively tight.

Extra outdoor space may provide more room for:

• Gardening
• Outdoor furniture
• Small gatherings
• Planters
• Relaxation

Because the land is leased, buyers should review community rules before making landscaping changes.

Natural Wooded Setting

The home is positioned in a natural wooded setting at the back corner of the community.

This can provide more privacy than homes located close to the main entrance or central road.

Wooded surroundings can create:

• Shade
• Privacy
• Attractive views
• Wildlife activity
• Quieter atmosphere

For buyers seeking a peaceful retirement setting, this may be especially appealing.

Carport

The property includes a carport.

A carport offers several practical benefits in New York:

• Snow protection
• Reduced ice buildup
• Shade in summer
• Easier unloading during rain

Although it does not provide full garage security, it is a significant convenience.

Driveway

The home also includes a private driveway.

Buyers should confirm:

• Number of vehicles allowed
• Guest parking rules
• Snow-removal responsibility
• Whether commercial vehicles are permitted

Parking rules can vary in manufactured-home communities.

Storage Shed

A storage shed is included.

This can be extremely useful because the home has no basement.

The shed might be used for:

• Gardening tools
• Outdoor furniture
• Seasonal decorations
• Snow equipment
• Bicycles
• Household storage

Buyers should inspect the shed’s roof, floor, and doors.

Front Wooden Steps and Deck

The entrance features wooden steps and a deck.

A deck can create a pleasant outdoor seating area.

Potential improvements could include:

• Fresh stain
• New railings
• Lighting
• Planters
• Outdoor furniture

Because the home is age-restricted, buyers should also evaluate step height and railing stability for accessibility.

Three Means of Egress

The home reportedly has three ways of egress.

Multiple exits can improve:

• Safety
• Convenience
• Emergency access

This can be particularly valuable in a manufactured home with site-built additions.

Vinyl Siding

The exterior has vinyl siding.

Vinyl is generally low maintenance.

Potential issues to inspect include:

• Cracked panels
• Loose sections
• Warping
• Moisture intrusion

A good exterior cleaning can often improve appearance significantly.

Asphalt Shingle Roof

The home has an asphalt shingle roof.

The roof should be inspected for:

• Age
• Missing shingles
• Curling
• Leaks
• Soft spots
• Flashing issues

A roof replacement can be a substantial expense relative to the $15,000 purchase price.

No Basement

There is no basement.

Storage therefore depends more heavily on:

• Closets
• Shed
• Built-in cabinets
• Site-built rooms

For some buyers, no basement can also be a benefit because there are no basement moisture or foundation-wall concerns.

Community Water and Sewer

The home uses community water and community sewer.

Both are included in the monthly lot fee according to the listing.

This can simplify ownership.

Residents do not need to maintain:

• Private well
• Septic system

That removes two common maintenance concerns associated with rural housing.

Garbage Removal Included

Trash collection is also included in the lot rent.

This reduces the number of separate recurring bills.

It may also make everyday life easier for residents.

Road Maintenance Included

Main-road maintenance is part of the monthly lease fee.

The listing specifically references:

• Plowing
• Cleaning
• Pothole repair

In a northern climate, this is an important service.

Taxes Included in Lot Fee

The listing also notes that school and property taxes are included in the lot lease fee.

Buyers should verify exactly which taxes are covered and whether the home itself has any separate tax or registration obligations.

This arrangement can simplify monthly budgeting.

No HOA Reported

Technically, the listing shows no HOA.

However, buyers should not interpret this as unrestricted living.

The mobile-home park itself has rules, a lease structure, and a community application process.

In practical terms, park regulations may function similarly to HOA rules even though they are legally different.

Park Rules Should Be Reviewed

Prospective buyers should request all community documents before purchase.

Important topics may include:

• Pets
• Guests
• Landscaping
• Exterior improvements
• Storage sheds
• Parking
• Noise
• Home maintenance
• Rentals
• Subleasing
• Age requirements

Understanding these rules is essential before committing.

Land Is Leased, Not Owned

The property is explicitly located on leased land.

That means the buyer purchases the manufactured home but does not own the underlying lot.

This affects long-term value.

Traditional real estate often appreciates partly because land values rise.

A manufactured home on leased land may behave differently.

The structure can depreciate or appreciate depending on condition and local demand, while lot rent may rise over time.

Future Lot Rent Increases

The current lot rent is $600 per month.

Buyers should ask:

• How often does rent increase?
• What were previous increases?
• Is there a maximum annual increase?
• How much notice is required?

Even moderate increases can significantly affect long-term affordability.

Potential Retirement Home

The property may be especially suited to a retiree or older couple.

Benefits include:

• 55+ community
• One-level living
• Two bathrooms
• Guest bedroom
• Carport
• Yard
• Water and sewer included
• Snow removal on main roads

For someone downsizing from a large house, these features could simplify daily life.

Downsizing Opportunity

Downsizing can reduce:

• Cleaning
• Maintenance
• Utility costs
• Furniture needs

A manufactured home with site-built additions may provide enough room without the burden of a large traditional property.

Guest Accommodation

The second bedroom and two bathrooms make overnight guests easier to accommodate.

This can be valuable for residents whose children or grandchildren visit periodically.

Potential Home Office

The den or extra living space could become a home office.

Even retirees sometimes need dedicated space for:

• Financial paperwork
• Hobbies
• Computer use
• Part-time work

The expanded layout provides more flexibility than a standard single-wide.

Cosmetic Renovation Potential

Because the listing describes the home as solid but dated, cosmetic updates may create noticeable improvements.

Potential projects include:

• Interior paint
• New flooring
• Updated lighting
• New cabinet hardware
• Bathroom fixtures
• Window treatments
• Deck refinishing

These improvements can often be completed gradually.

Inspection Priorities

A professional inspection should focus on:

• Roof
• Subfloor
• Plumbing
• Electrical
• Heating
• Windows
• Site-built additions
• Fireplace
• Deck
• Supports
• Exterior siding

The integration between the original manufactured home and later additions is particularly important.

Additions Should Be Verified

Because site-built rooms were added, buyers should confirm:

• Permits
• Structural support
• Roof integration
• Electrical work
• Insulation
• Heating
• Water intrusion

Poorly attached additions can create leaks or structural problems.

Properly constructed additions can significantly increase living space and value.

Fireplace Inspection

The wood-burning fireplace should be inspected before use.

Important areas include:

• Chimney
• Flue
• Firebox
• Hearth
• Clearances
• Creosote buildup

A certified chimney inspection can identify safety issues.

Insurance Considerations

Manufactured-home insurance differs from conventional homeowners insurance.

Buyers should obtain quotes before closing.

Factors may include:

• Home age
• Roof
• Heating system
• Fireplace
• Additions
• Location
• Park rules

Insurance availability should be confirmed early.

Financing Considerations

The listing does not clearly specify financing terms.

Because the home sits on leased land, conventional mortgages may not apply.

Possible options could include:

• Cash
• Chattel loan
• Personal loan
• Manufactured-home financing

Buyers should explore financing before making an offer.

Resale Considerations

Resale value will depend on:

• Park demand
• Lot rent
• Home condition
• Age
• Community rules
• Local housing market

A well-maintained two-bedroom, two-bath home in a desirable 55+ community may remain attractive, but appreciation should never be assumed.

Monthly Housing Budget

A realistic monthly budget might include:

• $600 lot rent
• Kerosene
• Electricity
• Insurance
• Maintenance
• Internet

Because water, sewer, trash, road maintenance, and certain taxes are included, the budget may still be relatively predictable.

Why the Community Setting Matters

Manufactured-home buyers are not only buying the structure.

They are also choosing a community.

Important factors include:

• Cleanliness
• Neighboring homes
• Road condition
• Noise
• Management
• Security
• Rules

The listing describes Crescent City Community as small and tidy, which may appeal to buyers seeking a well-kept environment.

Clifton Park Location

Clifton Park is a desirable area with access to shopping, restaurants, healthcare, and regional transportation.

Location can significantly increase the appeal of an inexpensive manufactured home.

A lower-priced residence in a convenient area may offer a lifestyle that would otherwise be difficult to afford.

Proximity to Everyday Services

Prospective buyers should evaluate distance to:

• Grocery stores
• Pharmacies
• Doctors
• Hospitals
• Restaurants
• Shopping
• Banks

For residents aged 55 and older, convenient access to healthcare and daily services can be especially important.

Questions Buyers Should Ask

Before purchasing, buyers should ask:

• What are the community application requirements?
• Can lot rent increase annually?
• Are pets allowed?
• Are there additional fees?
• Are the site-built additions permitted?
• How old is the roof?
• Is the kerosene heating system functioning?
• Is the fireplace safe?
• Are there soft floors?
• Are appliances working?
• Is the shed included?
• Who maintains the yard?
• Who removes snow from the driveway?
• Can the home be rented?
• Is financing available?

These answers can significantly affect the decision.

Who Might Find This Home Attractive?

This property may appeal to:

• Retirees
• Downsizers
• Cash buyers
• Buyers age 55+
• Couples
• Single residents
• Buyers wanting a guest room
• People comfortable with leased-land housing
• Buyers willing to perform light renovation

Its strengths are affordability, space, and location.

Who Should Think Carefully Before Buying?

The property may be less suitable for someone who:

• Wants to own the land
• Does not want monthly lot rent
• Is under the community’s age requirement
• Wants a fully updated home
• Does not want renovation work
• Wants a basement
• Wants conventional mortgage financing

Understanding the park structure is essential.

The Difference Between Purchase Price and Long-Term Cost

The $15,000 price sounds extremely inexpensive.

But lot rent is the dominant long-term cost.

At $600 per month:

• 1 year = $7,200
• 5 years = $36,000
• 10 years = $72,000

Those numbers assume no rent increases.

Therefore, buyers should think of this as a low-cost home with ongoing land rent, not a $15,000 traditional real-estate purchase.

Value of Included Services

The lot fee is substantial, but it also includes services that would otherwise cost money.

These include:

• Water
• Sewer
• Trash
• Road maintenance
• Snow plowing
• Property and school taxes

The real value of the lot fee depends partly on how much these services would cost separately.

Potential to Improve Value Through Updates

Because the listing states the home is solid but dated, improvements may increase comfort and resale appeal.

High-impact updates could include:

• Luxury vinyl plank flooring
• Fresh neutral paint
• Updated lighting
• Bathroom fixtures
• Kitchen hardware
• Fireplace cleaning
• Deck repair
• Exterior pressure washing

A modest renovation budget could potentially change the overall appearance significantly.

Final Thoughts on 1470 Route 9 #62

At $15,000, 1470 Route 9 #62 in Clifton Park, New York offers an unusually affordable opportunity for a qualified buyer age 55 or older.

The 1989 manufactured home includes 2 bedrooms, 2 full bathrooms, multiple living areas, a family room with wood-burning fireplace, dining room, den, laundry area, walk-in closet, en-suite primary bedroom, carport, driveway, storage shed, and outdoor deck.

What makes the home especially distinctive is the presence of site-built additions, which reportedly make the residence feel closer to a double-wide than a typical single-wide mobile home.

The property’s back-corner location in Crescent City Community provides a natural wooded setting and a larger-than-average yard, which may appeal to buyers who value privacy and outdoor space.

The home is being sold as is and where is, so buyers should plan for updates, TLC, and some mild repairs.

A professional inspection should evaluate the roof, heating system, fireplace, electrical service, plumbing, subfloor, site-built additions, deck, siding, and appliances.

The most important financial consideration is the $600 monthly lot lease.

That fee reportedly includes water, sewer, garbage removal, main-road maintenance, snow plowing, pothole repair, and school and property taxes. While those inclusions add value, buyers should still understand that they are purchasing the manufactured home—not the underlying land.

For a buyer seeking traditional fee-simple real estate with no recurring lot rent, this property may not be the right fit.

For a retiree or downsizer looking for an inexpensive home in Clifton Park with two full bathrooms, multiple living spaces, outdoor storage, carport parking, and a peaceful 55+ community setting, the opportunity could be much more attractive.

The key is to evaluate the complete ownership picture: the $15,000 purchase price, the $600 monthly lot rent, utility costs, heating, insurance, maintenance, and future rent increases.

With realistic expectations and careful due diligence, this Clifton Park manufactured home could provide an affordable and practical option for someone ready to update a solid older property and enjoy a quieter community lifestyle.

 

 

Listed on Zillow