Living in Westhampton
Key metrics and insights for homebuyers and sellers evaluating Westhampton, Suffolk, NY 11977.
How far is Westhampton from New York City by train?
From Westhampton Station on the LIRR Montauk Branch, scheduled weekday AM-peak service takes about 112 minutes to Penn Station, 112 minutes to Grand Central Madison, 113 minutes to Atlantic Terminal in Brooklyn (MTA LIRR timetable data).
Is Westhampton walkable?
Westhampton has a Walk Score of 4 out of 100, which Walk Score rates "Car-Dependent".
Nearby Long Island Rail Road stations and typical weekday AM-peak travel times to the Manhattan and Brooklyn terminals. Many Westhampton residents use whichever station best fits their branch and schedule.
AM-peak travel times on scheduled LIRR service to Penn Station, Grand Central Madison, and Atlantic Terminal (Brooklyn). Based on MTA LIRR public timetable data.
Westhampton Market Data
Current market conditions and pricing trends for Westhampton, Suffolk, NY.
Single-family, condo and co-op homes are measured separately — these medians are never blended together. Based on 49 recorded closings in ZIP 11977 between Sep 18, 2025 and Sep 18, 2026 — a settled trailing twelve months, ending about a month back so late-recorded closings are counted rather than missed. Days on market are medians, not averages. A property type with fewer than 8 closed sales in that window is left out rather than published on a sample too thin to mean anything.
Single-family prices in ZIP 11977 are up about 17% year over year, comparing 39 sales in the 12 months to September 18, 2026 with 38 in the 12 months to September 18, 2025.
Based on information from OneKey® MLS, for the period October 17, 2025 through September 29, 2026. Source: OneKey MLS (recorded LI sales, trailing 12mo) + actual tax. Based on 94 recorded sales. Property tax values shown are algorithmic estimates calculated from official NY State ORPS / NYC Department of Finance assessment data aggregated by school district (Long Island) or ZIP code (NYC). These figures are an educational baseline and do not represent a guaranteed or binding tax bill. Actual taxes vary based on individual assessed value, applicable exemptions (STAR, Senior, Veteran), historical grievances, village overlays, and special district levies. Verify exact tax with the Nassau County Assessor / Suffolk County Comptroller / NYC Department of Finance before any financial commitment.
Across 8 years of county-clerk records, 50 homes in the Westhampton Beach school district were bought by a company and resold within two years. Over the whole period the typical one was bought for $500,000 and resold for $1,460,000, a median of 13 months later.
That difference is gross. Renovation, carrying, financing and selling costs are not recorded anywhere public, so it is the change in price, not a profit. Over a hold of that length prices across the county moved about +8.7%, so most of the difference is not the market carrying the house.
The pandemic years cut against the intuition that investors moved in. Companies bought 21.7% of homes here in 2019, then 21.3% in 2020 and 19.3% in 2021. In those two years companies won a smaller share, not a larger one.
Since then it has reversed. Company buying reached 25.2% in 2024, the highest of the period — above its 2019 level of 21.7%.
In 2025, 4 homes in the Westhampton Beach school district were resold by a company that had bought them within two years — too few to quote a typical price from.
Companies bought 22.0% of the 132 homes sold in the Westhampton Beach school district that year (29 of them).
2025 is not a complete year here. Filings reach the state months after closing, so 2025 runs only to October and its totals will keep rising. Its counts are not comparable with a full year; its medians are.
In 2024, 4 homes in the Westhampton Beach school district were resold by a company that had bought them within two years — too few to quote a typical price from.
Companies bought 25.2% of the 139 homes sold in the Westhampton Beach school district that year (35 of them).
In 2023, 3 homes in the Westhampton Beach school district were resold by a company that had bought them within two years — too few to quote a typical price from.
Companies bought 22.6% of the 115 homes sold in the Westhampton Beach school district that year (26 of them).
In 2022, 5 homes in the Westhampton Beach school district were resold by a company that had bought them within two years — too few to quote a typical price from.
Companies bought 19.4% of the 139 homes sold in the Westhampton Beach school district that year (27 of them).
In 2021, 9 homes in the Westhampton Beach school district were resold by a company that had bought them within the previous two years. They were bought for a median of $377,000 and resold for a median of $1,950,000. Measured house by house, the typical resale was 75% above what that same buyer had paid, a median of 14 months earlier.
That difference is gross. Renovation, carrying, financing and selling costs are not recorded anywhere public, so it is the change in price, not a profit. Over a hold of that length prices across the county moved about +17.9%, so most of the difference is not the market carrying the house.
Companies bought 19.3% of the 233 homes sold in the Westhampton Beach school district that year (45 of them).
In 2020, 13 homes in the Westhampton Beach school district were resold by a company that had bought them within the previous two years. They were bought for a median of $450,000 and resold for a median of $1,460,000. Measured house by house, the typical resale was 171% above what that same buyer had paid, a median of 12 months earlier.
That difference is gross. Renovation, carrying, financing and selling costs are not recorded anywhere public, so it is the change in price, not a profit. Over a hold of that length prices across the county moved about +14.0%, so most of the difference is not the market carrying the house.
Companies bought 21.3% of the 207 homes sold in the Westhampton Beach school district that year (44 of them).
In 2019, 8 homes in the Westhampton Beach school district were resold by a company that had bought them within the previous two years. They were bought for a median of $409,500 and resold for a median of $398,000. Measured house by house, the typical resale was 45% above what that same buyer had paid, a median of 9.3 months earlier.
That difference is gross. Renovation, carrying, financing and selling costs are not recorded anywhere public, so it is the change in price, not a profit. Over a hold of that length prices across the county moved about +5.3%, so most of the difference is not the market carrying the house. 38% resold for less than they paid.
Companies bought 21.7% of the 161 homes sold in the Westhampton Beach school district that year (35 of them).
In 2018, 4 homes in the Westhampton Beach school district were resold by a company that had bought them within two years — too few to quote a typical price from.
Companies bought 16.0% of the 175 homes sold in the Westhampton Beach school district that year (28 of them).
No company bought and resold a home in the Westhampton Beach school district within two years in 2017.
Companies bought 11.7% of the 188 homes sold in the Westhampton Beach school district that year (22 of them).
Source: property transfers recorded with the county clerk, which cover every sale rather than only those listed for sale. Filings reach the state months after closing, so these figures run to October 2025 and describe what has already happened rather than the market today.
Between 2017 and October 2025, 324 homes in the Westhampton Beach school district passed between family members rather than being sold — about 27 for every 100 that sold on the open market.
88% of them recorded no price at all, so they appear in no market statistic, no listing history and no sold comparable. They are counted here because the transfer itself is filed with the county clerk, whether or not money changed hands.
Counted from the reason recorded on each transfer with the county clerk, not from the price. Transfers filed only to add or remove a name on the deed are excluded — those are paperwork, not a change of owner. Where a filing gives no reason it is not counted, so these are minimum counts rather than a complete rate, and they run to October 2025.
Of the 48 homes for sale in Westhampton today, 21 are now asking less than they originally asked — 43.8%, against 34.6% across Suffolk. 3 sellers have raised their asking price.
And among the homes that actually sold
Among the 52 homes that sold in Westhampton over the last twelve settled months, 40.4% had cut their price before they sold — up from 25.0% over the same twelve months a year earlier.
What each group got
Over those same twelve months, the 31 Westhampton homes that sold without ever reducing achieved 96.5% of their asking price in a median of 45 days. The 21 that did reduce achieved 88.7% of what they first asked, after 96 days.
Homes that never reduced and homes that did are different homes, priced differently from the start — these figures describe what each group did, not what a reduction causes. How any individual home performs depends on condition, layout, its position within Westhampton and how it shows, none of which a market median can capture.
Measured from the OneKey MLS feed, updated daily. A home counts as reduced when its current asking price is below the price it was first listed at — not against an estimate or against other homes. The for-sale figures describe homes available today; the sold figures describe closed sales between September 2025 and August 2026.
What This Means for Sellers
Westhampton is sending mixed signals: there is real inventory on the market, yet homes are still selling at a pace and a price that don't match that supply. Neither side holds a clear edge, so the number you list at matters more than the headline. Overpriced homes will sit while correctly priced properties still move — and the comparables for your specific home, not a market label, are what set that number.
What This Means for Buyers
Westhampton is a mixed picture for buyers. Market indicators do not agree, so we are withholding a buyer's or seller's market classification. Review the inventory, selling time, and sale-to-list figures individually for a clearer picture of current conditions. Come pre-approved, and judge each home on its own comparables rather than on the market's headline.
Thinking of selling your Westhampton home?
Town figures are the backdrop. Your street, price band and condition decide what your home would sell for. Start with a value range built from recent sales near you.
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No cost, no obligation · built from recent nearby sales
The listings that did not sell asked a median of $1,699,000 — 31% above the $1,300,000 median of the homes that closed. Counted over the trailing twelve months: every listing that closed, expired, was withdrawn or was terminated. Listings still active or under contract are not counted on either side. If the feed does not retain every withdrawn listing, the real figure is higher than the one shown, never lower.
Based on information from OneKey® MLS, for the period September 18, 2025 through September 18, 2026.
Flood informationWesthampton: FEMA flood dataMedian NFIP cost, single-family homes, ZIP 11977: $1,430 a year (Aug 2026)
Median yearly cost by FEMA zone: high-risk A zones $1,990 (107 policies); coastal high-risk V zones $3,070 (8 policies, small sample); moderate- to low-risk zones (X, B, C) $1,290 (117 policies).
Cost trend, ZIP 11977
Median yearly cost of single-family NFIP policies taking effect each month.
In ZIP 11977, the typical monthly median yearly cost of single-family NFIP policies taking effect in June through August 2026 was $1,410, 8% higher than the typical month in June through August 2025 ($1,310). Based on 62 and 66 policies.
Check a specific address
Look up the FEMA flood zone for any address: FEMA Flood Map Service Center · FloodSmart (FEMA).
Flood data for Suffolk County: costs by ZIP, trend and FEMA ratings →Calculated from FEMA policy data (as of Sep 8, 2026) and FEMA's NFIP residential penetration rates. Yearly cost is premium plus FEMA fees, single-family NFIP policies only; the insured share is residential NFIP contracts as a share of all residential buildings. Private flood insurance is not included. Not a flood-zone determination, insurance advice or a quote. Each building is priced individually.
What It's Like Living in Westhampton
Westhampton is one of Suffolk's most established residential communities, offering a distinctive blend of suburban character and metropolitan accessibility. Located in the 11977 zip code, the community is served by the Westhampton Beach Union Free School District.
With a median single-family sale price of $1,760,000 and a median recorded property tax of $9,000 a year across single-family sales in ZIP 11977 (Westhampton mailing area), Westhampton pairs an established housing stock with direct access to New York City. The commute to Manhattan averages approximately 112 min via the Long Island Rail Road.
Living in Westhampton does not mean one kind of ownership — condos selling at a median of $855K, single-family homes selling at a median of $1.76M, each with its own economics and day-to-day experience. The practical difference is who owns the to-do list: coop and condo buildings absorb exterior upkeep through monthly charges, while a house puts every system and repair decision in your hands. Condos are the dominant apartment form in Westhampton — deeded ownership with fewer transfer restrictions than a coop.
Joseph's Insider Guide to Westhampton
Direct answers informed by 5,000+ closed transactions across Nassau, Suffolk, Queens and Brooklyn — not the canned content you'd find on any listing portal.
Is Westhampton a good place to live for commuters?
The LIRR connects Westhampton to Penn Station and Grand Central Madison in approximately 112 min. Peak express service, station parking and walk-to-station distance vary by address, and those three factors decide what a commute actually looks like day to day.
What are property tax trends in Westhampton, NY?
Westhampton homeowners pay a median of approximately $9,000 a year in property taxes — the median of the tax figures actually recorded on homes sold here, not an estimate. The bill funds school-district, county, town, and special-district services. Taxes are assessed parcel by parcel, so two similar homes on the same street can carry very different bills — confirm the actual assessment on a specific address before relying on it.
Is now a good time to buy or sell in Westhampton?
The single-family market in ZIP 11977 (Westhampton mailing area) is sending mixed signals right now — the inventory on hand and the pace homes are actually selling at point in different directions, so we do not call it a buyer's or a seller's market, with homes selling in about 74 days. Single-family sale prices in ZIP 11977 (Westhampton mailing area) changed +17% year over year. Timing decisions depend on your specific situation — contact Joseph for a no-cost strategy session tailored to your property and goals.
What makes Westhampton different from other Suffolk communities?
Westhampton is a long-established community served by the Westhampton Beach Union Free School District. Prices and activity vary by property type, school district, condition and price band; the figures above show where this market stands now.
What should buyers know before making an offer in Westhampton?
School district boundaries in Westhampton often run street by street — two blocks can mean a different school zone, so confirming a home's exact attendance zone before you make an offer matters. As an Associate Broker who is also an attorney, Joseph reads title and contract details differently than most agents — and when the facts of a deal are in front of him, he knows what's worth asking about. (Not a substitute for your own attorney's representation.)
Is Westhampton walkable for everyday living?
Westhampton has a Walk Score of 4/100, measured at a single point near the centre of Westhampton. Walkability varies street by street, so check the score for a specific address; the LIRR provides Manhattan access in approximately 112 min.
Planning a Move to Westhampton?
Get the Westhampton Relocation Guide — schools, commute options, live market data, and insider neighborhood details compiled by an Associate Broker who is also an attorney.
Westhampton Sections
The areas within Westhampton that have an official boundary, drawn on the map as published. Tap a card to explore one.
Official boundary: Suffolk County filed subdivision maps
Official boundary: U.S. Census Bureau
Official boundary: U.S. Census Bureau
Explore Westhampton
The latest from Westhampton — local news, community events, and neighborhood highlights.
Schools in Westhampton, NY
Westhampton is served by the Westhampton Beach Union Free School District. Attendance zones on Long Island are assigned street by street, so a Westhampton mailing address does not by itself determine which school a home is zoned for.
- Elementary
- Westhampton Beach Elem School
- Middle
- Westhampton Middle School
- High
- Westhampton Beach Senior High Sch
These are the schools recorded on homes sold in this district over the last 12 months — the district may also serve neighbouring communities. Zones can change and run street by street — we confirm the exact assignment for any home before you offer.
Typical value is the median recorded sale price in the district. Typical annual tax and effective rate are the median recorded tax bill and that bill divided by the median sale price, across 132 recent sales carrying a reported tax figure — an observed cost ratio, not an official millage rate. District boundaries can cross town and postal lines, so always verify the district for a specific address.
See every Suffolk school district, its schools and its tax rates →
School district boundaries on Long Island often run street by street, so a Westhampton mailing address doesn't guarantee a given school. We confirm a home's exact attendance zone before you make an offer.
What school district serves Westhampton?
What schools are zoned for Westhampton?
What high school do Westhampton students attend?
Westhampton on the Map
Explore Westhampton and nearby areas. Zoom in to see neighborhoods, schools, transit, and local amenities.
Looking to Buy in Westhampton?
Browse available properties or let Joseph find the right home for you — with the read of an Associate Broker who is also an attorney.
Homes for Sale in Westhampton, NY
46 active listings currently on the market in Westhampton. Data refreshed from the MLS in real time.
Active 76d
Condo
Active 18d
Condo
Active 13d
Exp Cape
Active 76d
Colonial
Active 93d
Post Modern
Active 339d
Post Modern
Listings courtesy of OneKey® MLS as distributed by MLS GRID.
Based on information submitted to the MLS GRID as of October 18, 2026 6:15 pm. All data is obtained from various sources and may not have been verified by broker or MLS GRID. Supplied Open House Information is subject to change without notice. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information.
Personal-use terms and which listings this site shows: MLS & Data Disclosures
Showing 6 of 46 active listings
View All 46 Listings in WesthamptonRecently Closed in Westhampton
24 closed sales found. Recent transactions provide real-world context for current market values. For a full Comparative Market Analysis of your property, request a complimentary CMA.
← swipe to view all →
| Address | Type | Beds / Ba | Sq Ft | Closed | Sale Price | $/Sq Ft | DOM |
|---|---|---|---|---|---|---|---|
| Other | 2 bd / 3 ba | 960 | — | Sign in to view | — | 5d | |
| Condo | 3 bd / 3 ba | 2,304 | — | Sign in to view | — | 35d | |
| Exp Cape | 3 bd / 3 ba | 1,974 | — | Sign in to view | — | 33d | |
| Condo | 2 bd / 2 ba | 1,944 | — | Sign in to view | — | 52d | |
| Contemporary | 6 bd / 5 ba | 3,476 | — | Sign in to view | — | 24d | |
| A-Frame | 4 bd / 5 ba | 4,325 | — | Sign in to view | — | 83d | |
| Condo | 1 bd / 1 ba | 775 | — | Sign in to view | — | 52d | |
| Colonial | 4 bd / 6 ba | 4,304 | — | Sign in to view | — | 83d | |
| Traditional | 4 bd / 4 ba | 4,118 | — | Sign in to view | — | 76d | |
| Traditional | 4 bd / 3 ba | 3,476 | — | Sign in to view | — | 29d | |
| Post Modern | 4 bd / 3 ba | 3,430 | — | Sign in to view | — | 45d | |
| Split Level | 3 bd / 2 ba | 1,700 | — | Sign in to view | — | 57d |
Source: OneKey MLS — Westhampton closed sales, last 180 days. Verify all figures independently before making decisions.
Get Your Home’s Value →Westhampton Real Estate FAQ
Expert answers to the most common questions about buying and selling in Westhampton.
How much does it cost to buy a home in Westhampton?
Is Westhampton a good place to buy a home, and who is it right for?
What are property taxes like in Westhampton, and can they be lowered?
What is the LIRR commute from Westhampton to Manhattan?
What is the median home price in Westhampton, and is it a buyer's or seller's market right now?
How are the schools in Westhampton?
Why work with Joseph DeVito to buy or sell in Westhampton?
Is Westhampton served by one school district, or do buyers need to verify district boundaries?
Which school district is the main draw for buyers looking in Westhampton?
Why can two Westhampton homes with similar prices have very different tax bills?
How does Westhampton's effective tax rate compare with the Suffolk County average?
Is Westhampton a buyer's market or seller's market right now?
What are the parking rules near the Westhampton LIRR station for Westhampton commuters?
What price range sells fastest in Westhampton right now?
How long is the LIRR commute from Westhampton to Manhattan, and does station access affect buyer demand?
Do buyers compare Westhampton more with Westhampton Beach or Remsenburg-Speonk?
Is Westhampton a better value than Westhampton Beach or Remsenburg-Speonk based on median price and taxes?
How have home prices changed in Westhampton?
Are sellers cutting prices in Westhampton?
What counts as a price reduction on this page?
Are price cuts in Westhampton becoming more or less common?
Do homes that cut their price in Westhampton sell for less?
Joseph DeVito is a New York Licensed Associate Real Estate Broker and a New York attorney. He does not act as both broker and attorney on the same transaction: here he acts as a real estate broker only, and he is not your attorney. Real estate services provided through Keller Williams Realty Greater Nassau are not legal representation. Everything on this site is general information for educational purposes only. It is not legal advice, it creates no attorney-client relationship, and it should not be relied on as legal advice — for advice about your own situation, consult your own attorney.
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How Westhampton Fits Into the Suffolk County Market
Westhampton’s median sale price of about $1.76M sits about 155% above the Suffolk County median of about $690K. These are whole-county figures over a settled trailing 12 months — the same data behind our full Suffolk County reports.
County medians describe the wider market, not any specific property, and are not a valuation of a home in Westhampton.
Suffolk Markets Priced Like Westhampton
Other Suffolk communities whose current median sale price sits closest to Westhampton's — a practical way to see what the same budget buys elsewhere.
Live OneKey MLS medians from recent closed sales, refreshed daily. Market condition reflects months of supply. Figures describe each market, not any specific home.
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Buy or Sell in Westhampton, NY With an Associate Broker Who Knows Which Questions to Ask
Joseph DeVito has been part of more than 5,000 closed transactions across Nassau County, Suffolk County, Queens, and Brooklyn. As an Associate Broker who is also an attorney, he reads a deal differently than most agents — and when the facts of your Westhampton deal are in front of him, he knows the contract and title questions worth asking.
Also explore: Buyer Resources · Selling Your Home · All Suffolk Communities · Suffolk County Housing Market Outlook · Suffolk County Days on Market Report · Suffolk County School & Tax Breakdown