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Route 17 North 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, Orange County, New York, between Spring Street and County Route 19 (Orange Turnpike), with frontage on both Route 17 and Spring Street. The site is approved for a 12,325 SF two-story Tudor commercial building with 47 parking spaces, including 6 covered under-building spaces accessed from Spring Street, two NYSDOT-approved curb cuts on Route 17, and one approved curb cut on Spring Street. Approved Site Plan. The buyer inherits a shovel-ready development 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 (NYSDOT 2025), with an established commercial anchor (operating Valero station) directly across Route 17. Approximately 50 miles / 60 minutes to New York City; 30 minutes to the New Jersey state line.
Growth Catalysts. Tuxedo Reserve, Lennar / Related’s 1,600+ home master-planned community, is actively building five minutes south, with residents of Tuxedo Park, Tuxedo Reserve, and Sloatsburg passing the site northbound to reach retail and services. WMCHealth’s expansion in the Suffern-Warwick corridor has created a defined ambulatory services gap this site directly addresses. The Route 17 / I-86 regional modernization is funded under New York State’s Mid-Hudson capital plan. Corridor volumes are projected to grow materially with Tuxedo Reserve buildout (1,600+ homes delivering 2026-2028).
Zoning & Uses. The Southfields-Hamlet Business (S-HB) district permits medical office, retail, professional office, restaurant, fitness, bank, grocery, and personal services by right; additional uses including hotel, craft beverage (winery, brewery, distillery), animal hospital, and residential above ground-floor commercial are available by Special Use Permit on 1+ acre lots (this lot qualifies at 1.80 acres). The approved plan conforms comfortably to current bulk standards: 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, and joint venture structures considered. Seller financing available to qualified buyers. 1031-eligible replacement property.
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). The lot measures approximately 270 ft of Route 17 frontage by 211 ft of depth, bounded by Route 17 to the north and Spring Street to the south, with an operating Valero station directly across Route 17. Approved improvements: 12,325 SF two-story Tudor-style commercial building with 47 parking spaces, 41 surface and 6 covered, two NYSDOT-approved curb cuts on Route 17, and one approved curb cut on Spring Street. Entitlements in place. Zoning: Southfields-Hamlet Business (S-HB), a district whose stated purpose is revitalization of the Southfields hamlet through a variety of nonresidential uses. Medical office, retail, professional office, restaurant, fitness, bank, grocery, and personal services are permitted by right; hotel, craft beverage, animal hospital (veterinary), residential above ground-floor commercial, and multi-tenant nonresidential formats are available by Special Use Permit on lots of 1+ acre (this lot qualifies at 1.80 acres). The approved plan is comfortably conforming to current bulk standards: 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 available at the site; water via drilled well; sewer via engineered on-site subsurface disposal per the approved plan; stormwater per NYS DEC SPDES under the approved design. Access & visibility: direct frontage on Route 17 at ±12,856 vehicles per day (NYSDOT 2025 AADT), within the I-87 NYS Thruway corridor carrying 85,000+ vehicles per day, approximately 50 miles / 60 minutes from New York City and 30 minutes from the New Jersey state line. Harriman State Park, Sterling Forest, Tuxedo Park, and the Renaissance Faire site anchor the surrounding trade area.
Property Taxes
| Parcel Number | 335003 205-3-12.21 | Improvements Assessment | $0 |
| Land Assessment | $48,000 | Total Assessment | $48,000 |
Property Taxes
Presented by
Route 17 North
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