Welcome to our Community!!
A centrally located cottage development in the beautiful Finger Lakes Region
of New York State, with great Lake access and other amenities.
The Cottages at Plum Point! An exciting and innovative way to secure direct access to the Finger Lakes' largest lake, Seneca Lake, while affording a central location to the Region's many available activities, including exploring its geological wonders, its rapidly growing craft beverage scene, its increasingly varied and sophisticated dining alternatives, and its many other attractions.
Whether viewed simply as an investment in the Region, or as a way to own a home and build associated memories of family and friends, The Cottages at Plum Point deserves serious consideration. If you take the time to understand what we're offering, we think you'll agree that The Cottages at Plum Point compares favorably with other lakefront living choices.
This website includes a substantial amount of information about our Park, its amenities and the homes and services associated with ownership. Nevertheless, if you have questions after reviewing this information, please feel free to contact our sales team.
Community
Description of Park
The Park is located at 240 Plum Point Road, Himrod, Yates County, New York, on the western shore of Seneca Lake just off State Route 14 approximately 21 miles south of Geneva and 17 miles north of Watkins Glen. The total Park area contains 8.07 acres of land and has approximately 152 feet of Seneca Lake frontage.
The Park consists of a total of 29 residential lots, together with a lakefront area available for use by all Park homeowners, including their families and guests, and has been developed and will be maintained as an uncluttered, first-class, pocket cottage community.
Each residential lot is designed to accommodate one modest-sized cottage home, which a buyer can help design. Some of the Homes will be mobile home units, and the rest will be modular. Given the Park's regulatory status, it is not possible to actually build a home on a leased lot; rather, it must be an off-site manufactured home.
The residential lots within the Park will be owned by the developer and leased to home buyers. The Park's common areas and amenities will be governed by a Homeowners' Association, which has leased the same from the developer for 99 years for rent of $1/year plus the costs associated with the ownership, operation and maintenance of the Park's water and septic systems and other amenities.
Region Map; Park Map
Officially, the Finger Lakes Region is a 14-county area in the central-west part of upstate New York as shown by the following map:
The Cottages at Plum Point is situated on an approximate 8-acre tract of land located on the western shore of Seneca Lake as shown by the following map:
Neighborhood
The Cottages at Plum Pont is located in a largely residential neighborhood. However, in addition to the wide variety of single-family homes found there, there are two hospitality facilities (The Showboat Motel and Plum Point Lodge on Seneca) and two mobile home "camps" (Seneca Drum and the Gold Coast) in the area.
The mobile home 'camps" each have in excess of 40 mobile home units and are a specially regulated park category permitting occupancy by owners for only six months out of each calendar year (no such restriction applies to the The Cottages at Plum Point). The Showboat Motel is a 40-plus unit lakefront motel property that has a restaurant and pool. Plum Point Lodge on Seneca is further described below.Plum Point Lodge
Plum Point Lodge on Seneca, a completely renovated hospitality facility, is currently owned by an affiliate of the owners of The Cottages at Plum Point. This property has a total of 25 guest rooms and six yurts, a great farm-to-table restaurant, a pool, a special events venue, two guest firepits and other amenities.
Plum Point Lodge on Seneca is a tremendous amenity for the owners and guests of The Cottages at Plum Point, and several benefits and promotions associated with the Lodge are presently available for their use and enjoyment. If interested, a description of these benefits can be provided.Things To Do in Area
There is a broad range of things to do throughout the entire Finger Lakes Region, from visiting the Corning Museum of Glass (a world-class museum facility), to touring the famous Watkins Glen State Park, to visiting one or more of the area's fine restaurants, wineries, breweries, distilleries and cideries. To help customers at Plum Point Lodge on Seneca, its owners have put together a list of some of their favorite spots on its website, which can be accessed at https://plumpointlodgeflx.com/finger-lakes-guide.
Ammenities
Description of Park
On the Park's 150+-foot Seneca lakefront, there is an "L" shaped dock and 27 slips for use by homeowners and their guests. Several of these slips are large enough to accommodate a boat, with the balance designed to accommodate a personal watercraft. Owners of a home in the Park are entitled to choose their slip on a first-come, first-served basis, and will have the exclusive use of that slip during the entire term of their ground lease. In addition, several kayaks are provided on site for complimentary use by homeowners and their guests.
Lakefront Pavilion, Firepit and Seating
The Park's lakefront has also been improved with the construction of a picnic pavilion and firepit area, and additional seating has been provided for visitors. The pavilion and firepit may be reserved in advance for a limited amount of time for exclusive use by a homeowner and/or his/her guests.
Common Trash Enclosure
For the convenience of homeowners, a common trash collection enclosure has been constructed. Homeowners will be expected to deposit their trach in this enclosure, but the HOA will be responsible for pick-up and disposal.
Common Dog Run
For homeowners with a dog, a common (fenced) dog /run has been constructed. Dogs may not be left at the dog run unattended, and several other common-sense and posted rules apply to its use. Nevertheless, the dog run is a great place to let your dog work off some of that excess energy!
Common Community Gardens
Gardening areas have been constructed for use by homeowners and the HOA. These areas can be used for flowers, vegetables and other plants approved by the HOA. At present, there are two gardening boxes, but available space will allow for the installation of more if demand requires.
HOMES
Lakefront Dock, Slips and Kayaks
On the Park's 150+-foot Seneca lakefront, there is an "L" shaped dock and 27 slips for use by homeowners and their guests. Several of these slips are large enough to accommodate a boat, with the balance designed to accommodate a personal watercraft. Owners of a home in the Park are entitled to choose their slip on a first-come, first-served basis, and will have the exclusive use of that slip during the entire term of their ground lease.
In addition, several kayaks are provided on site for complimentary use by homeowners and their guests.
Home Vendors
Subject to the prior approval of the developer of the Park, and satisfaction of any applicable architectural requirements, a party leasing a lot in the Park may source the purchase of his/her manufactured home from a manufacturer of his/her choice. To date, homes have been acquired through American Homes (https://americanhomescny.com/homes-search/), a sales and marketing agent in New York State for a number of manufactured home builders.
For homes to be ordered, most home manufacturers can be very helpful in the planning and design of new homes, and have a variety of upgrade options and alternatives from which to choose. Also, the developer of The Cottages at Plum Point can be helpful in deciding upon all of the initial design and construction options. Lead time on the shipment of an ordered home can vary depending on the vendor, the time of year, and the housing market generally.
Available Properties
Below is a listing of homes currently existing and available for purchase within the Park. In addition, homes can be ordered and installed on any of the "open" lots, affording the buyer the opportunity to determine size and floorplan layout, upgrades and other design and construction decisions.
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Typical Finish Out of Interiors
Lot Layout
Ground Lease
Each home in the Park will be installed on a ground-leased lot owned by the developer of the Park. These ground leases are for 99 years, with a 10-year renewal option, and are transferable (subject to approval of the Park developer) to a subsequent buyer of the home.
The ground lease is a key document for both the Park developer and the prospective homebuyer, containing important provisions that will govern their relationship for many years. The form of the ground lease is included in the Annex to this website.
Rules and Regulations
For the health and safety of all Park homeowners and their guests, certain rules and regulations have been developed relating to various aspects of using The Cottages at Plum Point. These Rules and Regulations are included in the Annex to this website.
Costs
Homeowners in the Park will have ongoing costs relating to the ground lease of their lot, fees payable to the HOA, real estate taxes on their home (the Park developer will pay the real estate taxes attributable to all residential building lots), and, if their home is financed, mortgage payments. The total amount of these costs compare very favorably to more conventional ownership of lakefront homes in the area. A comparison of these costs can be provided upon request
HOA
Maintenance of Ulster Road
As can be seen from the Map of the Park included elsewhere on this website, Ulster Roar traverses the Park from Plum Point Road on the south to Plum Point Road North on the east. This currently unpaved road is a private road, and it will be the responsibility of the HOA to maintain it, including the plowing of snow in the winter time.
Taxes on Common Areas and Improvements
The HOA will be responsible for paying the real estate taxes on the Park's common areas and improvements. The HOA has been informed that the property assessor will assess the Park in its entirety (not by individual components), with separate assessments for land and improvements. These assessments will be allocated among the various Park components, with the Park developer paying the real estate taxes attributable to all of the building lots, and the homeowners paying the real estate taxes attributable to just their homes.
Water and Septic Service
Water and septic service to homes within the Park are provided to homeowners through the HOA, without separate charge. This represents one of the many benefits afforded homeowners through their HOA membership.
Common Water, Septic and Related Systems Maintenance
It will be the responsibility of the HOA to maintain the common water, septic and other systems and Park amenities, although each homeowner will be required to maintain his/her own boat/personal watercraft slip.
Community Area Landscape Maintenance
It is also the responsibility of the HOA to mow the Park's common areas and maintain any landscaping installed in those areas.
Home Lawn Mowing
In addition to mowing the Park's common areas, the HOA is responsible for mowing all home yards. However, each homeowner will be responsible for maintaining any trees, shrubs, flowers and other landscaping installed on his/her lot.
Trash Pick-Up
As noted elsewhere, there is a common trash pick-up enclosure on Ulster Road for use by the Park's homeowners, and the HOA will be responsible for picking up and disposing of the same. However, each homeowner will be required to deposit his/her trash within this enclosure, as there will be no trash pick-up at the individual homes.
Governance
An HOA membership accompanies each ground lease of a residential building lot, and the HOA will be governed by a Board of Directors elected by the HOA membership (with the lot owner or lessee, or his/her designee, having one vote with respect to any matter brought before the homeowner group). The HOA Board of Directors will govern various aspects of the Park's operations, and, in addition to other management decisions, will have the power to impose special assessments and make changes to the monthly HOA fee.
Included in the Annex to this website are copies of the Declaration of Covenants, Restrictions, Easements and Charges (including two supplements thereto), and the By-Laws governing the operation of the HOA's Board of Directors.
Contact
Sales Team
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Lisa FitzgeraldLisa Fitzgerald is an agent on the Danielle Clement Homes team focusing on the Finger Lakes and Upstate New York region for over 20 years. (315) 651-7681
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Contact Form
[Contact Form to Come]
Annex
HOA Declaration and Supplements
Declaration of Covenants, Restrictions, Easements and Charges
First Supplement to Declaration
Form of Residential Lot Ground Lease and Rider
Rules and Regulations Relating to Slips
Second Supplement to Declaration
Other PDF's
HOA By-Laws
Form of Ground Lease
Park Rules and Regulations
[Actual Documents to Come]
[Actual Documents to Come]