Cook Properties

Experiencia fantástica: Andrea was fantastic to work with on renting a mobile home through Cook Properties! She showed us the potential rental and then helped us start the lease process, she worked with us on our tight timeline for move-in and has been very helpful with questions we have had for the property!

Experiencia negativa: . Cook owned property. Ritz trailer park———Older review because original violated the TRUTH!!. *Ritz- February 2026 Well first potential buyers be cautious.. Trailers for sale in park are not allowed fire pit nor fences and a whole lot of stuff you definitely need to read the rules before buying any trailer in their parks. A trailer I noticed in the park that’s for sale has a fence which aren’t allowed in the trailer park. Fence should be removed before selling. As it’s a violation to cooks rules. That corner lot is always the one with sewer issue that smells up the whole park even to the BACK circle. They try to clam it’s from the cow poop in the fields near by. There’s clearly a difference between cow poop smell and sewer smell. Had an unpleasant conversation with a cooks worker on Facebook about the smell and he kept telling me nothings wrong it’s the cows. Two weeks later had a sewage truck at that lot working.- Cars still all over the sides of “road.” Rules are Rules right? . Whoever is in charge of the Ritz maintenance should not be because what the what. Now just waiting on the lot rent raise...! So my opinion not good “business”

Experiencia fantástica: Very great and helpful information and great at helping to understand

Experiencia fantástica: Andrea has been helping me with the whole process of buying and getting everything set up! And she has been amazing, and understanding! Never gets frustrated! Thank you!

Experiencia negativa: My fiancé and I have been renting from them since September of 2025 and we would never recommend it to anyone. We pay over 1,200 all together to live here every month. Not only have we had several issues since moving in. But everytime we’ve had an issue we always have trouble getting ahold of someone. This time around I was actually able to get ahold of the park manager but service did an awful job. On a Sunday our power went out, then the next night happened again. RG&E told us that our meter was getting a full reading both nights. The second night they ended up coming out after we were without power for 5 hrs and it dropped below 60 degrees in our house. When they got here they gave us a list of issues they saw wrong. That same night I messaged my park manager. The next morning she got back to me saying she put in a work ticket. Later that day I heard from service. Well let’s just say nothing got fixed till Friday, 5 days later after the first outage. We then lost power 3 more times that week. Didn’t matter what I told service or what I did. They had excuses for why someone hadn’t came to fix the issue even though I told service what the issue was. I texted the service coordinator 3 times over text what RG&E said the main issue was. Which was that the wire from our outside breaker box was slipping out and cutting our power and that we needed a new breaker box. Well after being told that we were gonna have to pay for a hotel room and leave our house bc they waited all day to get back to me and decided someone couldn’t come till the next day, I ended up having to call Bill Heumann the COO of the company. Thank you Bill for never getting back to me, really shows how much people care about your tenants in this company. I made it clear to everyone I spoke to that I not only have a one year old but a newborn. They left us overnight without power with a newborn. Then the service manager had the audacity to tell me to calm down. Well Josh, if I had maybe had someone out here on Tuesday or Wednesday to fix what happened on Sunday and Monday, maybe by Friday I wouldn’t have been so upset that I was left without power when it was 15 degrees outside. Then later on he threatened us over the phone saying that if we were running any space heaters or dehumidifiers that were making the power go out even after I explained to him what the issue was, he told us we were gonna have to pay the bill for the electrician and that it’ll fall on us. I will say though, the guy that ended up coming out at 7am and didn’t do anything the first time because he saw we had power because we went outside and flipped the switch ourselves after talking to someone from RG&E because we were left without power after 6 hrs that night and explained that our landlord wasn’t willing to help us that day, he ended up coming back and apologized to us and fixed the issue. Which he was thankfully helpful and felt bad for us once he saw our newborn. But guess what the issue was, it was what I had texted service 3 times. So thank you so much. We just appreciate how terrible you all have been to us since moving in here and we really regret ever signing that lease. Edit: they don’t actually care about their tenants, they just care about how they look to people that’ll potentially rent from them.

Experiencia fantástica: I have loved living in my house since 2015. Never had any issues, can always count on getting a response when I call/txt for assistance or questions from property management. If you follow rules there is no issues.

Experiencia negativa: Cook properties is a horrible place to live. Im not even able to put a tent up in my yard or have a small kids pool for my daughter. Its not an eye sore , its not bothering anyone. Anymore who is thinking about moving into anything cook properties don't do it find somewhere else because I definitely regret buying my trailer from them. They don't salt they don't plow.

Experiencia negativa: No water all day ,woke up noticed the road flooding and turning into ice ,hours later no one's done a thing about it .now entire road and many roads around it completely iced over,didn't even salt after the only major storm we had in years.all roads still pretty much covered in snow ,these people are absolute jokes... EDIT:STILL NO WATER AND MULTIPLE PEOPLE I PERSONALLY KNOW HAVE REPORTED IT ALREADY BEFORE THIS REVIEW ,AND THERE RESPONSE BELOW JUST SHOWS THEY ARE LIARS AS WELL...

Experiencia negativa: I've been without water for two days now, called emergency line every three hours with no help. If you can, live else where.

Experiencia negativa: All these people do is collect rent, they don't care about anything else. Biggest snow storm in years and for three days no plow to clear the road. Its 630 on a monday morning and still no plow. No one can get out because the village plows have built up a wall at the end of our road. Sure hope and ambulance doesn't need to get to someone cuz they wont get in to help. Absolutely ridiculous.

Experiencia fantástica: Andrea has been amazing with helping me find the right place for me and my family. I would highly recommend Cook properties if you are looking to own or rent a place!!! Thank you guys for being so awesome!

Experiencia negativa: The worst company I've ever dealt with! Quick to take your money and tack on numerous ridiculous fees for literally everything you can think of, but yet no park upkeep from them! DO NOT BUY/RENT HERE!!

Experiencia fantástica: Our sales agent went above and beyond to help us with every step along the path of acquiring our new home! Andrea was a pleasure to work with, communication was crystal clear, and, when I had a question, she was available to answer immediately! Would highly recommend Cook Properties to anyone looking to purchase/rent a mobile home in NY!

Experiencia fantástica: andrea is so good and very responsive to all of our inquiries and we ended up buying a manufactured home with her help. thank you andrea for considering the counter offer and thank you for making it possible for us to get the property.

Experiencia negativa: I don’t live there but I have 3 family members who live in one of the cook properties park. The general manager is horrible and doesn’t care about their residents let alone what the park looks like. All they care about is raising the lot rent (which is basically now a mortgage payment) and if you don’t pay on time they threaten you with a 30 quit notice. The park has been made aware several times that the roads have pot holes that need to be addressed and yet 4 years later still not addressed. The mailroom window has been broken for years and still not fixed. That mailroom looks very poorly maintained where anyone could steal a package. Plumbing out there is horrible where if there is heavy rain, peoples driveways are flooded where the water enters their carports and ruins their personal property. General manager was made aware and basically dismissed my family member and yet their carport still gets flooded with ruined items that the park won’t replace. Finally, with the snow, the plow does one strip on the road and not the whole wide road. Again, general manager was made aware and still nothing was done. They charge all that money for lot rent but yet the park looks like a complete dump. General manager does not care expect (in my opinion) to threaten people for their money or get out and if they do not follow the park rules to a T they will be evicted. Get rid of the general manager, get a new one that cares, the owners needs to travel to all the parks to see how their parks look and actually fix it.

Experiencia fantástica: Nicely run small park with helpful people.

Experiencia negativa: Don't waste your time with this company. There is a trailer next to mine that has an underground water line thats broke, it seeps through the blacktop and pools right infront of my place. Their is more the 4 inches of ice surrounding my car and i can't get out. I've asked if they can send someone to break the ice so I can get my car out and they told me that's not their problem and that i shouldn't park infront of my place. If your looking for a trailer go somewhere else cuz they are not the right choice.

Experiencia fantástica: I worked with Andrea with purchasing a mobile home. She was very patient with me even when I had a million questions or text her a hundred times lol. She always responded with respect and was always there when I needed her. I'm so glad I had her with me through all of this. Because of her I am now a proud owner of a mobile home

Experiencia fantástica: I recently purchased a home in the Little Creek Park and Andrea was amazing from start to finish. She was quick to answer any text or phone calls and made the entire process seamless. Thank you Andrea

Experiencia fantástica: Love that place and Andrea’s is very friendly

Experiencia negativa: Been living at a cook properties site for 4-5 years now. I own my own trailer and they had someone come in to replace everyone’s water meter. Which is fine, until I realized how unprofessional the company they hired was. I recently put up brand new skirting and the company bent my panels, left 30+ special screws out, and put the paneling back on upside down and drilled new holes in it. I tried contacting multiple different people which I will include the screenshots, and everybody even the service team told me that it was my problem? How can you have someone come replace something and not expect them to not fix damage to a property that the company they hired did?I I tried contacting the manager of cook properties however I either get sent to voicemail or don’t get any answer at all. Unprofessional company who hires unprofessional workers who will come to your home when you are not there. I will be leaving, and I will not be recommending cook properties to anyone. Edit: the owner likes to comment “please email me so i can resolve this issue” yet i’ve emailed over 20 emails and i’ve called cook properties to fix this a million times and got the same answer that there isn’t anything they want to do about it. they could care less as long as they look good leaving a comment. Edit: nov 1st 2025 I’m currently in the process of transferring my lease to another person. This process has shown me that managers do not care to keep tab or quicken the process. Managers should be available to talk to 7 days a week. It shouldn’t take 2+months to transfer a lease. I’ve called repeatedly and have sent messages repeatedly trying to get this lease transfer finalized. They seriously need to fix their management, this is exactly why I’m trying to leave cook properties for good. Ever since my incident with my skirting (which still has yet to be acknowledged and fixed) it has been made clear this is all about profit and not about taking care of their communities. Raise lot rent and keep quiet is their specialty.

Experiencia fantástica: Joe and Richard are absolutely amazing. Caring. Professional, yet having a sense of humor. They are the reason I'm still at Cook Properties. The maintenance people are the reason to live here! Thank you so much guys!

Experiencia negativa: When I tried inquiring about other rental units in other places they own, they said I'd have to pay a $20 application fee, and for other people applying as an additional resident. If you ask me, you are better off applying to live anywhere else. Cook is greedy, and overcharge their lot rent.

Experiencia negativa: I give this company 1 star , for the simple fact that they don’t allow much of nothing out here . Every year they increase the lot rent for no good reason other then they can . They DO NOT FIX ANYTHING HERE in Hillside Estates !! Oh they claim capital improvements but we all out here know that’s hog wash !!! The park still looks crappy as ever they never cut down the grass or weeds around there Mant. Garage , the water pressure here stinks and non existent and the sewer still stinks up the park , none of the street lights are working properly and the roads though here have never ever been fixed or paved or even sealed here in years . I have lived here for 10 yrs now and it still has never been done and probably never will be!!! When I first moved here 10 yrs ago lot rent was 350 a month now it’s well over 600 a month . I think I have one of the smallest lots here sandwich between two other homes whom they have more room then me to move about . Fair warning don’t move here !! If ya want to buy the home go for it but move it out to another park or private land you will be better off !!! Park owners are just plain greedy and they don’t care about the seniors in this park !!! Knowing we all live on fixed incomes !!!! When they first took over this park we were never told about it & when told about the rents went way up right away and that half of the park was to be 55+ with set lot rents for seniors!!! Well that turned out to be a lie !!! Just as soon as I find the opportunity to get out of here I’ll be gone !!!! The owners don’t care about you or your family !!!

Experiencia negativa: I will not be taking this post down this time cook properties have been a joke to deal with. To start it all off I talked to Srica about buying a place she massaged me at 11pm to get something set up. She showed me a few place told her I wanted one and have cash it took 3 weeks to hear anything back from her. I finally sent her a picture of $15k and she started to get back to me after that. Then after moving in I was told the grounds would be cleaned up they got some of the bigger stuff but I spent 3 days cleaning their land. Then the people next to me have a pit bull that they shouldn’t have and it attacks my dogs and cook does nothing about that. If you have a family I would not recommend them they let dangerous dogs stay in the park and don’t actually look in to anything. The best part about cook properties is the guy next door to me hits his dog and chokes the dog and I posted pictures of it and they told me not to do that. I my eyes I would say they are ok with abusing your dog. I have also reached out to cook properties help email with nothing being done. They are ok with dogs free roaming and pot plants being grown but they are a family environment

Experiencia fantástica: We’ve happily resided in Newfield, NY since 2005 when owned by Jim Ray’s, 13 years before Cooke acquired the property! The staff are responsive, friendly, and helpful especially to those of us with physical challenges.

Experiencia positiva: Park Manager, Patty at Valley View has always been very helpful to us! When I went into the hospital in June she was right there to help us in anyway she could. Her husband mowed our lawn and she kept my truck at her trailer until I got home! We enjoy being here !

Experiencia fantástica: Andrea was wonderful to work with and always answered all our questions we had. Thank you for all the help in finding our new home

Experiencia negativa: There is no onsite manager, they're stationed at Rochester New York, it takes months for things to get fixed, the onsite worker is only a service technician, not a manager, they're have multiple parks so not a single park has a manager to talk to in person. They treat they're park maintenance person like garbage and then hire newbies that don't do anything,

Experiencia fantástica: Andrea has been nothing but helpful through our entire purchasing process. Even after the purchase she likes to hear updates on how renovations are doing! Recommend 100%

Experiencia negativa: EDIT: Appreciate your response, but it doesn’t reflect the reality here. Spaying and releasing stray cats doesn’t solve the issue. they’re still all over the park and nesting under homes, even those brand new ones. Dangerous tree limbs should’ve already been seen and handled during “routine”evaluations. Crazy to hear about lot inspections for grass when serious health and safety concerns go ignored. With over 100 parks and 100 employees, how can you realistically maintain them all? We want a clean, safe place to live and we need action. DO BETTER. This is a hazard to live in. This is not just about one park — it’s every single community owned by this company. They are all disgustingly neglected. Currently, we have over 20 stray cats in our park alone. Instead of finding homes, they had them spray/neutered and released — and then have the audacity to tell residents they’re doing lot inspections for grass and other petty violations. Meanwhile: • There are two abandoned, crumbling trailers in our park that haven’t been maintained for years. • A fresh litter of kittens is currently sitting under one of them. • LOTS of overgrown grass vines weeds etc… Tree limbs fall off and damage property — one broke my windshield. I was told to call my insurance. Which is fine. That is what it is for. But Still no exact date given on when the dying trees will be cut down. They are huge and dying. Hanging over trailers. Not safe! • The septic system backed up into my yard, poop in my back yard. Actual poop!!!!! Yes I have pictures and so does the code inspector. and it took over a year and a half for them to properly address it — only after the code inspector was involved.. and then they still waited a year. The whole park smells like cat urine and feces, and sometimes human feces due to poor septic maintenance. The only time management responds is when the TOWN gets involved. The code inspector has been out multiple times and is astonished at the lack of care being shown. Another visit is already scheduled. They even bribed residents with gift card raffles to leave 5-star reviews on Google last year. We live in mobile homes for a reason. We’re not made of money — but they are. And yet, we’re expected to: • Find homes for their cats and pick up their messes… • Pay out of pocket to cut down their dying trees because it’s “not in their budget” • Live with unsafe conditions, trash lying around from their strays, mold, broken infrastructure, and animals running wild On top of that, my rent has gone up twice in about a year a half of us moving in, even though I haven’t signed a new lease since moving in. How is that even legal? People wonder why their trailers are cracking or why their yards are always wet — it’s because the work being done here is half-assed and patchy, if it’s done at all. They don’t plan to stop unless someone makes them. This is NOT just something I noticed in my park. Unfortunately this is a lot of their parks. If not all of them. I ALWAYS PAY MY RENT ON TIME, IN FULL. I’m not here to get anything from this. I’m here to warn yall. I have no gain from this. No one in that office pissed me off. I see new mobile homes coming. This is just a full 10000% honest review. new trailers coming in … who on earth would wanna buy those when you guys can’t even keep up with the property ‍♀️ . Buying new mobile homes. Fix the issues you guys have first?! If there was a true definition of trailer park trash.. this be it.. I love my home. I hate stepping outside. (I did NOT buy my home from cook) There are great communities out there. Just not Cook unfortunately. They own most the parks in New York.. you think they would do better. I would have no problems with the price of rent, the petty inspections and violations, the strict rules, anything if you guys would do your part as well. I feel like you guys really bit off more than you can chew with how many parks you have. Someone in that office needs to get a game plan together asap bc these parks are getting worse!

Experiencia negativa: The only reason I am leaving one star is because you can’t leave none. I supposedly own my mobile home …. I paid cash in full for it. Husband list job, fell behind on lot rent. I was never served any papers to my face that I had 30 days to pay or get evicted. Well two days ago they evicted me blindsided me. I told them I could have there money by the end of the week but since the judge ordered my eviction they won’t accept any money from me. Now I am out $30,000 for the mobile home I paid outright for and I’m living in my car !!! They don’t communicate at all. And they should not deal with my husband I purchased the home, it’s registered to me. They are horrible people, this is how they make there money … even a mortgage company gives you time and will work with you on a payment arrangement. They don’t maintain the property at all.. the pot holes can consume a car !!! DO NOT BUY FRIM THEM OR RENT FTPM THEM !

Experiencia negativa: Not the worst property owners ever. But it's the little things.. like rent going up more than the legal limit every year, and trying to continue to charge rent even after you have advised them that you no longer own the trailer and the new owners have removed it from the lot.

Experiencia negativa: They took over for AGL and now they’re telling mobile home owners they will be kicked out of their homes for having a trampoline, swim, and pools etc for having it. ( July 15,2025 now you can no longer have these following “This notice is to remind all residents that pools, trampolines, fire pits, boats, utility trailers, campers, RVs, ATVs, UTVs, snowmobiles, golf carts, motorcycles, mini-bikes, dirt bikes, go-karts, and similar recreational or non-permitted items are strictly prohibited within the community and constitute a direct violation of your lease agreement.”

Experiencia fantástica: I just purchased a used mobile home and was a very wonderful experience Andrea helped me through the whole process and answered all my questions she's a delight she's amazing at her job thank you Andrea for your help and all you do.

Experiencia fantástica: Scott does an excellent job mowing, if I need any advice he is there for me because I own my home. He deserves a raise for everything that he does around here, hard workers don’t make near as much as they should.

Experiencia fantástica: Andrea was amazing, I highly recommend you ask for her anytime you need help or have any questions when you wanna purchase from cooks properties.

Experiencia fantástica: Your maintenance man just Scott Knight is a great worker. He's a caring and helpful person in this community. He should get a raise. It's hard to find good people these days.

Experiencia fantástica: scott knight the maintence man is very knowledgeable and nice. He has fixed many things for us and always respectful and gets the job done fast and done the right way and has no problems staying past work hours to complete an job.

Experiencia fantástica: I just want to say a big thank you to Scott knight. He has been so helpful and quick. Tree issue, electric issue, fridge issue and screens. He has done it all. He helped find me a couch, and fixed several issues I didn't report. My back door, and my bathroom as well. Such a nice guy.

Experiencia negativa: Update: 6/27/2025 Contacted Cook properties again about the roads in their trailer parks and they seem to not want to fix them. If you pay lot rent you need to speak up they won't fix them until you do. They take your money they need to fix stuff. I have been to a few different Cook properties for a few different reasons. Most recently it has been to the Farmington mobile home community. The potholes are like time warps when you pull into the property so be very careful Thank you for the response, but the residents all pay or will be evicted so I think you should be responsible enough to fix the potholes before they get this bad. It is dangerous for everyone because you have to watch the potholes while watching for children and try not to ruin a tire, suspension, or something else. I have tried to reach out to you but no one answers the phone.

Experiencia fantástica: Andrea Holler with Cook Properties Sales Representative helped me get into a great apartment, not only was communication thorough and even during after hours , but she also promptly addressed my concerns and has been wonderful to work with.

Experiencia negativa: Don't bother ever making or scheduling an appointment to look at any properties being listed by this group. They don't hold or stay true to their word. They just turn around and sell it out before letting everyone else they have scheduled to look at it even get a chance to do anything. No wonder why they get negative reviews and the score on here is low.... maybe they should take a look at how they run things

Experiencia negativa: We never seen the owners when we owned a trailer, we had problems from a neighbor on the other side of the park and the owners ignored it. They ignored the fact that there was a condemned trailer. Mallard Crossing was shot up on April 1st and our trailer was hit by gun fire and they automatically raised the rent. Cook Properties is the worst and landlords are slumlords.

Experiencia negativa: Cook has increased the lot rent the whole two years the latest is a charge for a sewer tax which i don't know what tha

Experiencia negativa: Literal dog place to live in. Upcharge on rent every year with promises to fix this place yet it never happens. Property lawns are never mowed until it looks like a jungle, roads have pot holes that damage cars, people speed all the time. Not to mention there is a neighbor who abuses his dog and has put up illegal fencing in the public parking area so my disabled father cannot even back his car up into it safely without it being hit. They refuse to even put in a driveway for us when its in our lease and every other property has two car lots which is why the public parking lot being unusable is insane. When we try to call anyone to discuss these issues, its always a voicemail and no one ever calls back. Nor do they email either. At this point, on the act of americans with disabilities, we are even looking at a lawyer to settle this. What happens when one of your tenants breaking the park rule for illegal fencing ends up being the cause of my already injured, elderly father falling on your awfully maintained roads trying to get inside his own home? Guess we will see.

Experiencia fantástica: David from Cook Properties Maintenance in Farmington is exceptional. His expertise and efficiency consistently stand out, making every interaction seamless and professional

Experiencia fantástica: Submitted a maintenance request and David Loucks, one of the team members, came out right away to help. He was fast, professional and fixed everything we needed!

Experiencia fantástica: Jon helped me this morning after I got locked out. Very friendly and professional. Thank you so much for your help appreciate it!

Experiencia fantástica: Just signed for a used mobile home , sale was quite easy, however involved many differant contracts and people. In my opinion they could streamline the process and make it much more simple and straightforward. Sales lady Andrea was very helpful and went out of her way to accommodate my schedule. She is pulled in many different directions by her job and home life, but seems to be able to keep track of it all. So far, I had a pretty decent experience with this company.

Experiencia fantástica: We had an amazing experience working with this company!!!! We love the expertise Andrea. Was fast and easy to work with constantly on top of everything.

Experiencia fantástica: I’ve been living here since 2019 and anytime I have an issue with anything they are always so responsive! Recently, I put in a work order for my walkway to get fixed and Summer & her crew did an amazing job today laying down my walkway! She was amazing and pleasant from the beginning to end of the task!

Experiencia fantástica: Recently purchased a home from Cook Properties and we couldn't be happier. Our sales representative Jim Cummings made the process very easy and answered any questions we had a long the way. Highly recommend checking out a Cook Properties home for yourself.

Experiencia negativa: Now tell me cook how am I supposed to pay my lot tent when my account is locked? I received a valid noise violation in 2023. Received another after not violating any rules with a fee. After explaining my side they removed the fee. But still I'm being blamed for any one playing loud music through the park. Update March 25. My lease renewal states there are two people on the lease. I got there stupid little form filled out which we both signed and they are refusing to write me a new lease for my renewal. Nys law states a new lease on renewal must be formed if a roommate vacated the premises. It's getting down to the wire here I'm going to have to call my lawyer

Experiencia negativa: I wouldn’t recommend this place to even my dog to rent this place. I moved in the place wasn’t cleaned. Master bedroom carpet was ripped and the place smelt like dog piss for the $1200. I’m getting not even worth it.

Experiencia fantástica: Andrea was fantastic and easy to deal with she made this transition beyond simple. It was a very quick process. I appreciate her very much.

Experiencia fantástica: Cook property's was amazing to work with. I specifically worked with Andrea. She was so nice and always willing to answer all my millions of questions. The process was extremely easy. I would highly recommend cook property's and I would definitely recommend working with Andrea.

Experiencia negativa: I have been a resident for 3 years, all 3 years lot rent has been increased by 6%. This latest increase would make lot rent for a single wide trailer over $570. No proper improvement has been made to the parks to justify these increases. The water very regularly goes out and that is the only thing included with lot rent. Last year my Father had a seizure and we called an ambulance. The ambulance then got stuck on the roads inside of the park, resulting in the fire department having to be called to get the ambulance unstuck and out of the park, this could have cost him his life. In another instance two years ago just before Easter, the power line that is underground shorted out. I called and left multiple messages and I never got an answer until I threatened legal charges. After that it took 4 days for them to fix the situation. This resulted in all of the meat in the deep freezer along with anything in the refrigerator getting spoiled due to negligence. Long story short, Cook Properties has proven to me and many others that they do not care about the individual and only really care about the padding in the company bank account. Update: I sent an email as asked and still have not received any type of response as of 12/30 being over 6 weeks since I have sent the email.

Experiencia negativa: Charges fees not associated with contract and since I am a homeowner I am stuck paying whatever fees they throw my way. Cannot be more than 10 days late or the eviction process is started, legal fees are tacked onto bill, and they serve you a 30 day pay or evict notice. Contract states no trampolines, skateboards, basketball hoops, no repairing your vehicle in the driveway, and lastly they will inspect your yard for dog poop and charge you for it. My neighbor doesn’t even leash his dogs. After Cook Properties purchased from AGL, I have also had an increase in lot rent of about $100 in just the few years the have owned the park. I cannot stand our property manager because she consistently refused to follow our lease agreement and charges me for garbage. They do not offer recycling services to cut down on trash. When my son turned 21, they tried telling me he needed to apply to live with me. Only after I raised hell did they admit their mistake. I am guessing they are pushing families out so they can make it a retirement home. Renters/Buyers beware before falling into this trap Let’s add that it’s Christmas Day today and we have no water. I am told my “Mildred” that before she submits an emergency report ticket, I would need to go door to door myself and check to see if my neighbors have water. Ummm I pay rent? And I pay for water? It is not my job to go door to door for maintenance and it’s Christmas!

Experiencia fantástica: We own our mobile home. We moved into a park about 8 months ago. We love it. Our neighbors are wonderful, the park is nice. When I contact them They always respond within a few days.

Experiencia fantástica: We recently purchased our home from Cook Properties. We had a great experience working with Michael. We are really enjoying our new home thank you so much!

Experiencia fantástica: A huge thank you to Cook Properties for helping my family find our new home! We went through realtor Andrea and she was amazing, constantly answering my never ending questions with patience and kindness. I highly recommend working with cook properties. They really went above and beyond to work with us when it came down to finding the right home, and making sure the process was extremely simple at such a stressful time of year. I truly can't thank Andrea and Cook Properties enough!

Experiencia negativa: Rent goes up, maintenance goes down. No on-site management. Currently looking out my window at snow covered roads. Older residents who have lived here for many years fear inability to meet increasing rent demands. Would not recommend this company.

Experiencia fantástica: I think cook properties is amazing. The experience I had was great, especially with Andrea. She helped us though everything and was an amazing help with the whole process.

Experiencia fantástica: What can I say...? My sales rep, Andrea Holler, made all the difference; not only she found me a home that wasn't even posted and within my pre-approved budget (Bill at Approved Credit did an awesome job as well), but she went above and beyond to get things going being that there was a lot of moving parts involved. I would like to think I gained a new friend as well. Thank you also to Katy and Katrina! -Cynthia

Experiencia fantástica: SO awesome to work with. Andrea your the best. Very friendly and professional. You made the transition to buy our new home so easy. Honest and just as happy as we are. Thank you so much. Highly recommended.

Experiencia negativa: EDIT: After reaching out to the email in the reply from Cook Properties, Jeff Cook referred to the $205 legal fee as a late fee. I corrected him then finally received an email back from my property manager saying the fee was charged to my account in error. I’m glad I no longer have this illegal fee on my account, but it is clearly predatory behavior on their end to illegally charge people fees in hopes that they don’t have the time or capacity to fight it. ———— I never leave google reviews but Cook Properties emailed tenants to bribe us with the chance to win a gift card if we left one. They’ve been trying to make me pay a $205 legal fee for serving me an eviction notice when I forgot to pay rent one time in the 2 years of living here. Cook properties treats me like an anonymous customer rather than a human living on one of their rental plots. Gave them two stars rather than one because I’m sure there are way worse property management companies out there, but I don’t recommend them.

Experiencia positiva: We have been living here for almost a year now. Ive seen ton of improvements since we moved in. It’s generally pretty quiet, and we love having a yard for our kids to play in. Management is exceptional and very pleasant to work with. Maintenance is very kind. It’s not perfect, but definitely on its way there! We are happy living here overall!

Experiencia negativa: Park floods, they lie, don't fix things. I was charged a damage fee for being locked out of my trailer that they opened with a key. Argued with the manager for a month about it she refused to document it properly. My yard is a swamp and there's trash everywhere. No rules are enforced. Obnoxious neighbors have bad guests.

Experiencia fantástica: We purchased our home from Cook Properties 1-1/2 yrs ago. It was a pleasant experience, and everyone involved was very helpful and courteous during the process. Since then staff has always been responsive to our questions or needs. I would definitely recommend purchasing from this company. Based on our experience I would give them 5 star rating.

Experiencia fantástica: I have been living here for 4 months now I bought a trailer and it needed a lot of work but we are getting things done little by little, I like living here it’s very quiet and not far from my job

Experiencia fantástica: Cook properties was great with buying my first home. Any question I had or challenge I met Jim was very understanding also helped come up with options and had/got answers to my questions. I love my new home.

Experiencia positiva: Well I'm still debating they have worked with me. They took over this park two years ago there is some stuff still needs improving driveway need to be repaving including mine drainage issue in the park we constantly have a lake in between mine and neighbors yard between drain by the driveway. Waiting to hear about lighting in the park usually get back in a couple days. They been on top of the water issue .

Experiencia fantástica: I deal with many Cook Property employees including my own children. I am always treated with respect which goes a long way with me as a business ownwr

Experiencia fantástica: Been renting for just about a year. Always had a good experience when calling our property manager for any issues or concerns.

Experiencia fantástica: Cook Properties has been good to me for the 1.5 years that I've lived in the Saltonstall St. Mobile Home Community. They were quick to respond to "fix it" problems, and easy to deal with regarding approval letter to build a shed for my business. They have also been working very hard to improve the park by removing "trashy/rundown" homes and replacing with newer/updated homes.

Experiencia fantástica: Property managers are awesome to work with. They strive to make our community a better looking place to live. It may take awhile to fix a problem,but they get it done. Many thanks to all of them.

Experiencia fantástica: Cooks works very well with all applicants, they treat their renters like family! Very appreciative of cooks property

Experiencia fantástica: I've never had any issues with Cook Properties & we love how safe & quiet it is!

Experiencia fantástica: Idle Wheels-Quiet Mobilehome Park.Wife and I have lived here since 2016.Mgr Mike maintains landscape and snow removal very efficiently.Decent space rent for Mobilehome owners.Staff from Rochester friendly and responsive to tenants needs.Katie Inkin property manager

Experiencia positiva: My parents purchased the trailer back in 1998 after they downsized because my father had Parkinson’s disease very nice quaint little place. My mom‘s cousin Paul and Helen Burch ran the place for many years and then they retired so bringing it up to speed when my mom passed away in 2016 I was looking to downsize myself because I had a huge house and barn Filled with animals and lots of land and my daughter thought I should sell the big old house and downsize and move to grandpa and grandmas so that’s what I did. I totally got it out the house and I’ve lived there since 2016 and it’s a pleasant little place. You don’t have to worry about crime or people breaking in your car. It’s a safe community.

Experiencia fantástica: Been living in Country Meadows since June of 2023 and it has been nothing short of awesome. Very nice trailer park, the community is great too. Affordable lot rent as well.

Experiencia negativa: Where do I start! I would love to leave zero stars but it won’t let me! Grass doesn’t get cut in a timely manner! Takes days for a response from a text , voicemail or email! They don’t abide by their own rules! Snow plowing stinks! I’ve never been so discussed with anyone in my life! When you email them with a problem it’s never taken care! The rent has increased 6% for 3 years running now! Nothing has been done to facilitate the increase! When you do get to talk to someone they just tell you what you want to hear!(Hillside Estates)

Experiencia positiva: Please do something about the cats that roam around free. So tired of putting my hands in cat poop every time I want to garden. The tires on my riding mower also have cat poop stuck in the treads, smells awful when I put the mower in the shed. Also, question: The paper/cardboard recycle bin is always full of glass and plastic. Is this indeed No Sort Recycling or just paper as the sign clearly states? One last gripe: so many 4 wheelers running the roads, some dirt bikes too. On a more positive note, I like living here. People are friendly and I feel safe.

Experiencia positiva: Cook properties has been good about getting things fixed when they are needed. The staff has been nice. It's a quiet community.

Experiencia fantástica: I have only lived here for a short time but I have no complaints. The park is up kept nicely. I never have a problem with the maintenance man, or the neighbors. I overall feel the park is a safe place to live.

Experiencia fantástica: We have lived here through a lot of different management companies and so far cook has proven to be the best! We appreciate all the hard work done to keep the park clean and up to date.

Experiencia negativa: They will charge you if your grass gets too long but allow their own unoccupied trailers to grow tall weeds without being cut and do not cut/maintain neutral areas. When asked to clean the drive of stones and rocks for motorcycle safety, nothing gets done. This company does not care for you or your safety, just your money. They will also charge you for unmetered services like sewer by the gallon when they have no idea how many gallons of wastewater you go through, it is based off of your water usage, regardless if you are watering flowers or washing your car, you are charged for that usage as wastewater (illegal).

Experiencia negativa: I have reached out to Cook Properties numerous times about the neighbor to the left of me who has more than two dogs and one of them being mean and not picking up their dog feces. I’ve been emailing my complaints since spring time and I am still having the same issues. I cannot access that side of my house to do upkeep due to the dog feces and fear of their dog. Also last winter snowplowing Was not done in a timely fashion when we got hit with a lot of snow preventing people from getting out to get to work. Every year They raise our lot rent, promising the proper upkeep, but so far that has not happened. It is very dark in our community and there are street lights that should be repaired. I have sent them pictures and videos.

Experiencia fantástica: I’ve been a resident under cook properties for a few years now. I own my own modular home and they have been nothing but kind and patient with me. The management and staff is wonderful! They always work with me and stay up to date on all that they should. It’s an excellent community to live in and if you’re looking for a mobile unit, I strongly suggest considering one from cook properties! You surely will not be disappointed!!

Experiencia negativa: An honest review about living in Pine Meadows & Northland Estates in Watertown, NY run By Cooks Properties. It's is a complete joke. Been here since Cooks took over and its just sad that Cook Properties has failed to properly maintain any real upkeep or do the MUCH needed repairs and work. PLUS they raise the rent an astronomical amount every year and still FAIL to use any of that extra money to follow through with park maintenance Let me tell you how it is here. Whelp, The residents have many varying activitives to keep us busy. Some of our activities include: "The 'leach field dance' Its The delicate ballet of walking around your mobile home, carefully avoiding the potential 'leach field sinkholes' that could open up at any moment You may enjoy The "neighborhood scent": I love the fresh, earthy aroma that wafts through the park every morning, it's like a natural air freshener... if you like the smell of raw sewage one game we play, is called 'How Fast Can You Shower?" Since there is Constant Water issues. sometimes u have water, sometimes you dont. you pray the water dont go off before you have time to rinse the shampoo out of your hair. Cooks does NOT send out notices most times saying water be off! And if you get a notice its the day afterwards. AND you will get frequent notices to Not Drink The Water! "WATER BOIL ORDER". SO if you move in be prepared to join the residents in this annoying game we play! •And Hope you like Peeping Toms, Cooks property has a few. They come around peeking in the yards, take notes, but don't ever fix anything. They Just send notices that everything is in violation on your own propety thats been there since you moved in. If they dont like it, they should have taken care of things BEFORE selling to tenants. But they dont because they are money hungry! • Another game we play year round is 'Dodge the Potholes'. There's so many potholes that we started naming them. •We also gamble alot. Ya, its like roulette. You never know if the lot rent is really paid or not Because Cooks Properties loses your lot rent checks, and then threatens to immediately evict you for failure of payment, even when you show them proof of payment from your checking account! And when they find 'said missing check', dont expect an apology. They wont even say sorry for THEIR own mishap. •... the list goes on... AND NOW FYI! THEY ARE OFFERING A $250 contest! Cooks Properties is asking for tenants to write positive reviews and the winner gets $250 for the prize! SHAME ON YOU COOKS PROPERTIES! WE DONT WANT PRIZE MONEY! WE WANT YOU TO FIX THE PLACES WE CALL HOME OR SELL THE PROPERTIES TO SOMEONE WHO WILL MAINTAIN THE UPKEEP Why do I feel that there should be a Country Song that goes with this crap

Experiencia positiva: I have lived at Babcocks in Batavia for almost 3 years and I love it here. The neighbors are super nice and friendly and it's so quiet around here. If you are looking to get away from the apartment rat race (as we did) I would suggest giving them a try. Yes they raise the rent occasionally when your lease is up but who doesn't. It is still less than half of what you would pay for an apartment. And comparable to what you would pay for taxes if you own a home. I referred my daughter and nephew to them, and they both moved to other parks they own and love the places they bought.

Experiencia fantástica: I live in Country Meadows and this is the best and cleanest trailer park Ive ever lived in. A great community, and the manager always gets back to us in a timely manner. If I bought another trailer I would hope it’s in another park that is owned by Cook Properties.

Experiencia negativa: Do not move into any of their trailer parks even as a last resort!! Rent is increased max percent every year claiming to help improve the park with absolutely no improvements whatsoever. There is no play area for the children. You are not allowed to have pools fire pits trampolines or anything fun at all. You will be stuck all winter because they only plow when they legally have to. Two different times ambulances were stuck in the park due to insufficient plowing. A person actually died due to the ambulances not getting to them in time because of the snow. You will not be able to get a hold of anyone with ANY concerns you have. They don't answer the phone and leave a message they will not call you back. But if you are even late on rent one time they will send you an eviction notice. Worst company I have ever had the displeasure of working with. Also if you buy a trailer and want to sell it good luck. They have to approve who buys your trailer and they won't get back to you so the person interested will have found something else plus they'll tell you they aren't buying any back either. Absolutely horrid way to live. Also water breaks several times a year and gets shut off and you have to figure out your own way to shower, wash dishes, laundry etc. The water is not drinkable it is disgusting and comes out in all sorts of colors. Just don't do it. Now they're bribing renters into leaving a review to win money so they'll have positive reviews but I chose to be honest. Can't get out of the park fast enough!!

Experiencia fantástica: I am writing this on behalf of my mother. The current office staff has been great to work with. They assisted my mom with payment processing and respond timely. The previous manager was not as professional and it was difficult to get in touch with her. my mom loves the neighborhood and neighbors. Snow removal is always take. Are of promptly.

Experiencia fantástica: Cooks property has been amazing to deal with and I am happy we ended up using them to purchase our home.

Experiencia fantástica: Just want to give a shout out to Andrea Holler, what a terrific person to work with! We had to call her several times (for things she wasn't even responsible for) and she answered questions, deferred us to the right person and all on a weekend when she wasn't working. I actually would love to hire her to sell for me!!! Thanks Andrea for going above and beyond the call of duties! Beth Kesel & Stephen Cravens

Experiencia negativa: My son applied and was given the run around. Manager asked for more and more documents from him. Letter from employer, more pay stubs, and on and on. Then they told him he needed a co-signer in order to be approved. I filled out an application to be a co-signer after talking to the manager and they let me go through the whole process to immediately tell me that someone else was approved for the spot and it was no longer available. Management company also doesn't follow their own rules. Told my son he needed 4 times the rent in income and a 650 credit score in order to qualify. Right on their application it indicates a need for 3 times the rent in income and a 525 credit score. Where we lied to so he wouldn't qualify and they could rent to a friend At the lower amounts, he qualified! Communication from them is horrible. I do not recommend renting from them.

Experiencia fantástica: As a tentant of cook properties, I have seen amazing improvements in our park. Everything has been cleaned up and fixed from non compliant or lease abiding tenants. As a General Manager myself, I'm super impressed with the changes I have seen. Great Job Cook Properties!!!! Not an easy task you have done in such a short period of time.

Experiencia fantástica: I had such a great experience in purchasing my mobile home. Andrea was fantastic to work with. Replied in a timely manner and helped to sort out any issues that came up while in the purchasing process. She was always pleasant and willing to help. Definitely would recommend her and Cook properties if you are looking to purchase a mobile home in a mobile home park.