Southfields Land for Sale - Monroe
Tuxedo Plaza: Entitled 1.80-Acre Commercial Corner Pad on Route 17, Orange County NY. Approved 12,325 SF Building. Shovel-Ready.
Tuxedo Plaza is an entitled commercial corner pad on Route 17 in Southfields, Town of Tuxedo, between the Spring Street and County Route 19 (Orange Turnpike) intersections, with frontage on Route 17 and Spring Street. 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. Site plan approval is in place. The buyer inherits a shovel-ready site. This is the only approved commercial pad on Route 17 between Tuxedo Reserve and Harriman Commons.
Demand Drivers. Medical demand leads: WMCHealth's 2025 consolidation of the Suffern and Warwick hospitals, followed by up to $100M in state funding for ambulatory expansion across the network, defines an outpatient gap this corridor is positioned to serve. Five minutes south, Lennar and Related's Tuxedo Reserve is delivering 1,600+ homes plus 335 rental apartments; sales opened September 2025 and first residents arrived June 2026. Households in Tuxedo Park, Tuxedo Reserve, and Sloatsburg pass the site northbound for retail and services. The Route 17 / I-86 modernization is funded at up to $1 billion in the New York State capital plan.
Location and Traffic. 270 ft of direct Route 17 frontage at 12,856 vehicles per day (NYSDOT 2025 AADT), inside the I-87 NYS Thruway corridor carrying 85,090 vehicles per day (NYSDOT 2025). An operating Valero station directly across Route 17 anchors the corner. 40 miles and about 60 minutes to Manhattan; 30 minutes to the New Jersey line.
Demographics. Town-commissioned market data (NYS Route 17 Economic Development Analysis, Nelson Pope Voorhis, 2024): five-minute-drive median household income of $145,983 (Town of Tuxedo: $148,636), discretionary spending indexes of 180 to 198 against a national benchmark of 100, and 158,000+ residents within a 20-minute drive, with documented retail spending leakage out of the study area. Median age: 50.5 in the Town of Tuxedo versus 37 across Orange County (U.S. Census ACS).
Zoning and 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). 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), and animal hospital (veterinary).
Transaction. Offered at $1,649,000. Sale, 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 NY, shovel-ready development site Hudson Valley, medical office development site New York, retail pad site Tuxedo NY, Southfields commercial land, approved development site Monroe-Woodbury school district.
