Your email has been sent.
Route 17 North - Approved Route 17 Commercial Pad | Tuxedo NY 1.8 Acres of Commercial Land Offered at $1,649,000 in Southfields, NY 10975
Investment 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
Executive Summary
Tuxedo Plaza is an entitled commercial corner pad on Route 17 in Southfields, Town of Tuxedo, between Spring Street and County Route 19 (Orange Turnpike), with frontage on both roads. The approved plan delivers 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. The buyer inherits a shovel-ready site.
Location & Traffic. 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. An operating Valero station directly across Route 17 anchors the corner. 60 minutes to New York City; 30 minutes to the New Jersey line.
Growth Catalysts. Tuxedo Reserve, Lennar / Related’s 1,600+ home master-planned community, is building five minutes south; residents of Tuxedo Park, Tuxedo Reserve, and Sloatsburg pass the site northbound for retail and services. WMCHealth’s Suffern-Warwick expansion has created an ambulatory services gap this site directly addresses. Route 17 / I-86 modernization is funded under New York State’s Mid-Hudson capital plan, and corridor volumes are projected to grow materially with Tuxedo Reserve buildout (deliveries 2026-2028).
Zoning & Uses. By right in the Southfields-Hamlet Business (S-HB) district: medical office, retail, grocery store, take-out restaurant, 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, residential above ground-floor commercial (up to 3 dwelling units per acre), animal hospital (veterinary), funeral establishment, 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 cap.
Demographics. 5-mile median household income materially exceeds the New York State median; median age 42-47. Trade-area economics support medical, dental, and specialty retail at top-of-market rents.
Transaction Structures. Offered at $1,649,000. Sale, ground lease, build-to-suit, or joint venture. Seller financing available to qualified buyers. 1031-eligible.
Agent holds a minority interest in the owner.
Keywords: entitled land for sale Orange County NY, commercial land Route 17, shovel-ready development site Hudson Valley, medical office development site NY, retail pad site Tuxedo NY, approved commercial land Monroe Woodbury.
Property Facts
1 Lot Available
Lot
| Price | $1,649,000 | Lot Size | 1.80 AC |
| Price Per AC | $916,111.11 |
| Price | $1,649,000 |
| Price Per AC | $916,111.11 |
| Lot Size | 1.80 AC |
Entitled 1.80 AC commercial corner pad. Approved 12,325 SF Tudor building, 47 parking spaces (6 covered), three approved curb cuts. Site Plan approved. Shovel-ready.
Description
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, grocery store, take-out restaurant, 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, residential above ground-floor commercial (up to 3 dwelling units per acre), animal hospital (veterinary), funeral establishment, 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) 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.
Presented by
Route 17 North - Approved Route 17 Commercial Pad | Tuxedo NY
Hmm, there seems to have been an error sending your message. Please try again.
Thanks! Your message was sent.