APPROVED ROUTE 17 COMMERCIAL DEVELOPMENT SITE: Tuxedo Plaza is a 1.80-acre / 78,408 SF commercial development site directly on Route 17 North in Southfields, Town of Tuxedo, Orange County, NY. The property has current and unexpired site-plan approval for an approximately 12,325 SF commercial building with 47 parking spaces, including 6 covered spaces. The proposed building shown in the marketing materials has not yet been constructed.
ROUTE 17 + SPRING STREET + CR-19 VISIBILITY: The site provides approximately 270 feet of high-visibility Route 17 frontage, additional frontage on Spring Street, approximately 12,856 vehicles per day based on 2025 NYSDOT AADT, two NYSDOT-approved Route 17 curb cuts, one approved Spring Street curb cut and 47 approved parking spaces. The property benefits from exceptional visibility at the Route 17 / Spring Street intersection, with frontage on both roads. A small separately owned parcel occupies the immediate corner; Tuxedo Plaza remains highly visible from the intersection and retains direct frontage and access from both Route 17 and Spring Street. The site also benefits from additional exposure to motorists approaching and entering Route 17 from nearby County Route 19 / Orange Turnpike. Approved signage includes a freestanding directory sign plus tenant signage, further enhancing the property's exceptional visibility for customer-facing businesses.
ABOUT 5 MINUTES FROM TUXEDO RESERVE + TUXEDO PARK: Tuxedo Plaza is approximately five minutes from Tuxedo Reserve and approximately five minutes from the main Route 17 entrance to the Village of Tuxedo Park. Tuxedo Reserve is approved for up to 1,609 residential units, creating an important long-term residential growth driver. The Village of Tuxedo Park is one of the area's most affluent communities, with reported median household income above $250,000.
NYC + REGIONAL ACCESS: Tuxedo Plaza is approximately 40 miles from Manhattan and approximately 30 minutes from the New Jersey state line, traffic permitting, with convenient access to I-87 / the New York State Thruway. Tuxedo Train Station is approximately five minutes from the property, providing Port Jervis Line service to Hoboken, with connections at Secaucus for New York Penn Station. This combination of road and commuter-rail access connects the site to the broader New York / New Jersey metropolitan market and adds convenience for employees, professionals and customers.
CAPTURE NORTHBOUND SHOPPING + SERVICE TRAFFIC: Residents traveling north from Tuxedo Reserve, the Village of Tuxedo Park, Southfields, Sloatsburg and communities farther south use Route 17 to reach the major shopping, dining and service concentrations in Harriman, Monroe and Woodbury. Major destinations include BJ's Wholesale Club, The Home Depot, Walmart, Target, Woodbury Common Premium Outlets and the broader Harriman/Monroe/Woodbury retail district. Tuxedo Plaza is encountered before northbound customers reach those larger retail concentrations, creating an opportunity for the right business to capture spending closer to home.
TOURISM + RECREATION TRAFFIC: Nearby traffic generators include Sterling Forest State Park, Harriman State Park, the New York Renaissance Faire and the area's extensive outdoor-recreation network. The Town study cites approximately 300,000 annual visitors to Sterling Forest and 10,000–12,000 guests per operating day at the New York Renaissance Faire, identifying visitor demand as an opportunity for Route 17 businesses.
AFFLUENT + UNDERSERVED TRADE AREA: The Town-commissioned Route 17 Economic Development Analysis reports:
$145,983 median household income in the 5-minute Route 17 trade area
$148,636 median household income Town-wide
158,017 people in the 20-minute Route 17 trade area
$109,455 median household income in the 20-minute Route 17 trade area
Five-minute spending-potential indexes reach approximately 180–198 across key discretionary categories (100 = national average), indicating substantially above-average consumer spending potential. The study also reports that residents shop outside Tuxedo for most goods. This creates an opportunity for businesses capable of capturing spending presently leaving the local market.
HIGHEST-PRIORITY COMMERCIAL USES: Based on S-HB zoning, site characteristics and local market demand, highest-priority prospects include outpatient medical/dental/specialty healthcare; pharmacy/health retail; outdoor/sports/bicycle retail and services; hardware/home goods/neighborhood general retail; veterinary clinic/pet healthcare, subject to special-use approval; fitness/wellness; bank/financial services; specialty/convenience retail; personal services; and compact specialty market/grocery concepts. Additional possibilities include professional office, indoor commercial recreation, dry-cleaning pickup/delivery only, and yoga/martial arts/similar studio uses. Prospective purchasers should independently confirm their specific intended use and any proposed changes to the approved development program with the Town of Tuxedo.
UTILITIES: The approved program provides for Orange & Rockland electric service, telecommunications, a drilled well, on-site septic and stormwater-management infrastructure. Buyers should verify requirements for their proposed use.
TRANSACTION: Asking Price: $1,295,000. Ownership will consider an outright purchase, seller financing for a qualified buyer, build-to-suit, ground lease, joint venture or land-contribution structure.
Contact the listing agent for further information.
Proposed uses subject to Town of Tuxedo S-HB zoning and applicable approvals. Information deemed reliable but not guaranteed; verify independently.
Sal Rajput
Coldwell Banker Realty
