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, between the Spring Street and County Route 19 (Orange Turnpike) intersections. 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. This is the only approved commercial pad on Route 17 between Tuxedo Reserve and Harriman Commons. Approved improvements: 12,325 SF two-story commercial building (9,350 SF leasable plus 2,975 SF accessory) in an ARB-approved Tudor design referencing the historic Tuxedo Park aesthetic; three retail bays fronting Route 17 with second-floor office served by separate elevator access; 47 parking spaces (41 surface, 6 covered under-building, accessed from Spring Street); two NYSDOT-approved curb cuts on Route 17 and one on Spring Street. Site plan approval 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). 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). Multi-tenant signage rights include a freestanding directory sign plus per-tenant signage. Utilities: electric (Orange & Rockland) and telecom at the site; water via drilled well; on-site septic; SPDES-compliant stormwater per the approved design. Access and visibility: direct Route 17 frontage at 12,856 vehicles per day (NYSDOT 2025 AADT), within the I-87 NYS Thruway corridor carrying 85,090 vehicles per day (NYSDOT 2025); 40 miles and about 60 minutes to Manhattan; 30 minutes to New Jersey. The trade area is anchored by Harriman and Sterling Forest State Parks (approximately 300,000 Sterling Forest visitors per year, Town of Tuxedo study, 2024), the New York Renaissance Faire, Woodbury Common, and the Village of Tuxedo Park, the National Register community that gave the tuxedo its name.