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Tuxedo Plaza Route 17 North 1.8 Acres of Commercial Land for Lease in Southfields, NY 10975
Highlights
- Entitled & shovel-ready
- Route 17 corner: ±12,856 VPD (NYSDOT 2025), 270 ft frontage, I-87 corridor 85K+ VPD
- WMCHealth Suffern–Warwick ambulatory gap: prime medical office site
- Approved 12,325 SF Tudor building
- Tuxedo Reserve (Lennar/Related, 1,600+ homes) building 5 minutes south
- 47 parking spaces including 6 covered under-building, rare for corridor
LOT Available
Display Rental Rate as
| Rental Rate |
|
Lot Size | 1.80 AC |
| Lease Term | Negotiable |
| Rental Rate | |
| Lease Term | Negotiable |
| Lot Size | 1.80 AC |
Tuxedo Plaza: Entitled 1.80-Acre Ground Lease Pad Site on Route 17, Orange County NY. Rare long-term ground lease opportunity on an entitled commercial corner pad on Route 17 in Southfields, Town of Tuxedo, between Spring Street and County Route 19. Offered at $98,000/year NNN. Approved for a 12,325 SF two-story Tudor commercial building, 47 parking spaces (6 covered under-building), two NYSDOT-approved curb cuts on Route 17, and one on Spring Street. Approved Site Plan. A ground lease tenant moves directly to building permit: no entitlement risk, no land acquisition capital, construction equity preserved for vertical build-out. Ideal for: hospital-affiliated ambulatory / medical office, dental DSO, fitness, bank, grocery, restaurant, or premium retail pad users. By right in the Southfields-Hamlet Business (S-HB) district: medical office, retail, sit-down and take-out restaurants, grocery store, bank, health fitness facility, business or professional office, personal service commercial, indoor commercial recreation, bar or tavern, entertainment production studio, craft workshop or studio, art gallery, antique shop, drycleaning (pick-up and delivery only), farmstand, and seasonal farm market. By Special Use Permit (this 1.80-acre lot meets all SUP lot-size minimums): multi-tenant nonresidential development, hotel, residential above ground-floor commercial (up to 3 dwelling units per acre), animal hospital (veterinary), winery / brewery / distillery or food processing, resort lodge, funeral establishment, laundromat, and public utilities. Why this corridor: Direct Route 17 frontage at ±12,856 vehicles per day (NYSDOT 2025 AADT), within the I-87 NYS Thruway corridor carrying 85,000+ vehicles per day. Tuxedo Reserve, Lennar / Related’s 1,600+ home master-planned community, is building five minutes south, with captive northbound traffic from Tuxedo Park, Tuxedo Reserve, and Sloatsburg passing daily. WMCHealth’s Suffern-Warwick expansion has created an ambulatory services gap. Corridor volumes are projected to grow materially with Tuxedo Reserve buildout (deliveries 2026-2028). 5-mile median household income materially exceeds the New York State median. Triple-net structure: tenant responsible for taxes, insurance, maintenance, utilities, and building. Sale (seller financing available to qualified buyers), build-to-suit, and joint venture alternatives also considered. Keywords: ground lease pad site NY, land for lease Route 17, medical office ground lease Hudson Valley, entitled pad site Orange County, NNN ground lease commercial land.
Property Overview
Tuxedo Plaza is an entitled 1.80-acre (78,408 SF) commercial corner pad on Route 17 in Southfields, Town of Tuxedo, Orange County, New York. The site sits between two intersections: Spring Street and County Route 19 (Orange Turnpike). 270 ft of Route 17 frontage by 211 ft of depth, with additional frontage on Spring Street and an operating Valero station directly across Route 17. Approved improvements: 12,325 SF two-story Tudor-style commercial building, 47 parking spaces (41 surface, 6 covered), two NYSDOT-approved curb cuts on Route 17, and one on Spring Street. Entitlements in place. Zoning: Southfields-Hamlet Business (S-HB), a district created to revitalize the Southfields hamlet with a variety of nonresidential uses. By right: medical office, retail, sit-down and take-out restaurants, grocery store, bank, health fitness facility, business or professional office, personal service commercial, indoor commercial recreation, bar or tavern, entertainment production studio, craft workshop or studio, art gallery, antique shop, drycleaning (pick-up and delivery only), farmstand, and seasonal farm market. By Special Use Permit (this 1.80-acre lot meets all SUP lot-size minimums): multi-tenant nonresidential development, hotel, residential above ground-floor commercial (up to 3 dwelling units per acre), animal hospital (veterinary), winery / brewery / distillery or food processing, resort lodge, funeral establishment, laundromat, and public utilities. The approved plan conforms comfortably: 32% lot coverage against a 50-60% maximum, a 65 ft front setback against the 50 ft minimum, and a two-story building under the 2.5-story height cap. Utilities: electric (Orange & Rockland), gas, and telecom at the site; water via drilled well; engineered on-site septic and SPDES-compliant stormwater per the approved design. Access & visibility: direct Route 17 frontage at ±12,856 vehicles per day (NYSDOT 2025 AADT), within the I-87 NYS Thruway corridor carrying 85,000+ vehicles per day; 50 miles / 60 minutes from New York City, 30 minutes from New Jersey. Harriman State Park, Sterling Forest, Tuxedo Park, and the Renaissance Faire anchor the surrounding trade area. Agent holds a minority interest in the owner.
Property Facts
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Tuxedo Plaza | Route 17 North
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