Living in Greenport
Key metrics and insights for homebuyers and sellers evaluating Greenport, Suffolk, NY 11944.
Is Greenport walkable?
Greenport has a Walk Score of 74 out of 100, which Walk Score rates "Very Walkable".
Nearby Long Island Rail Road stations and typical weekday AM-peak travel times to the Manhattan and Brooklyn terminals. Many Greenport 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.
Greenport Market Data
Current market conditions and pricing trends for Greenport, Suffolk, NY.
Single-family, condo and co-op homes are measured separately — these medians are never blended together. Based on 66 recorded closings in ZIP 11944 between Sep 29, 2025 and Sep 29, 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 11944 are down about 1% year over year, comparing 53 sales in the 12 months to September 29, 2026 with 45 in the 12 months to September 29, 2025.
Based on information from OneKey® MLS, for the period October 30, 2025 through October 1, 2026. Source: OneKey MLS (recorded LI sales, trailing 12mo) + actual tax. Based on 52 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 9 years of county-clerk records, 15 homes in the Greenport school district were bought by a company and resold within two years. Over the whole period the typical one was bought for $625,000 and resold for $920,000, a median of 15 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.
What these homes resold for moved from a median of $863,000 in 2017 to $920,000 in 2025, up about 7% over the period.
Through the pandemic years company buying here ran above its 2019 level — 15.6% in 2019 against 18.3% in 2020 and 17.0% in 2021.
Company buying reached 20.5% in 2025 — above its 2019 level of 15.6%.
No company bought and resold a home in the Greenport school district within two years in 2026.
Companies bought 11.1% of the 9 homes sold in the Greenport school district that year (1 of them).
2026 is not a complete year here. Filings reach the state months after closing, so 2026 runs only to February and its totals will keep rising. Its counts are not comparable with a full year; its medians are.
In 2025, 4 homes in the Greenport school district were resold by a company that had bought them within two years — too few to quote a typical price from.
Companies bought 20.5% of the 73 homes sold in the Greenport school district that year (15 of them).
No company bought and resold a home in the Greenport school district within two years in 2024.
Companies bought 27.3% of the 66 homes sold in the Greenport school district that year (18 of them).
In 2023, 1 home in the Greenport school district was resold by a company that had bought it within two years — too few to quote a typical price from.
Companies bought 26.6% of the 64 homes sold in the Greenport school district that year (17 of them).
In 2022, 3 homes in the Greenport school district were resold by a company that had bought them within two years — too few to quote a typical price from.
Companies bought 25.6% of the 78 homes sold in the Greenport school district that year (20 of them).
In 2021, 2 homes in the Greenport school district were resold by a company that had bought them within two years — too few to quote a typical price from.
Companies bought 17.0% of the 94 homes sold in the Greenport school district that year (16 of them).
In 2020, 3 homes in the Greenport school district were resold by a company that had bought them within two years — too few to quote a typical price from.
Companies bought 18.3% of the 104 homes sold in the Greenport school district that year (19 of them).
No company bought and resold a home in the Greenport school district within two years in 2019.
Companies bought 15.6% of the 90 homes sold in the Greenport school district that year (14 of them).
In 2018, 1 home in the Greenport school district was resold by a company that had bought it within two years — too few to quote a typical price from.
Companies bought 13.9% of the 72 homes sold in the Greenport school district that year (10 of them).
In 2017, 1 home in the Greenport school district was resold by a company that had bought it within two years — too few to quote a typical price from.
Companies bought 21.8% of the 87 homes sold in the Greenport school district that year (19 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 February 2026 and describe what has already happened rather than the market today.
Between 2017 and February 2026, 205 homes in the Greenport school district passed between family members rather than being sold — about 31 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 February 2026.
Of the 30 homes for sale in Greenport today, 12 are now asking less than they originally asked — 40.0%, against 36.2% across Suffolk.
And among the homes that actually sold
Among the 65 homes that sold in Greenport over the last twelve settled months, 46.2% had cut their price before they sold — up from 33.8% over the same twelve months a year earlier.
What each group got
Over those same twelve months, the 35 Greenport homes that sold without ever reducing achieved 96.7% of their asking price in a median of 39 days. The 30 that did reduce achieved 86.2% of what they first asked, after 163 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 Greenport 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
Greenport reads as a Buyer's Market: about 6.3 months of single-family supply, and homes sold in a median of 92 days over the past 12 months. Pricing and presentation carry more weight when buyers have more homes to choose from, and recent comparable sales for your specific home are what its asking price is weighed against.
What This Means for Buyers
Buyers have more leverage in Greenport right now. Take advantage of the increased inventory to negotiate favorable terms, but don't wait too long — homes in desirable locations can still move quickly.
Thinking of selling your Greenport 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.
Or talk through your timing with us
No cost, no obligation · built from recent nearby sales
The listings that did not sell asked a median of $1,395,000 — 48% above the $945,000 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 29, 2025 through September 29, 2026.
Flood informationGreenport: FEMA flood dataMedian NFIP cost, single-family homes, ZIP 11944: $1,410 a year (Aug 2026)
Median yearly cost by FEMA zone: high-risk A zones $2,060 (60 policies); coastal high-risk V zones $4,200 (11 policies, small sample); moderate- to low-risk zones (X, B, C) $1,400 (176 policies).
Cost trend, ZIP 11944
Median yearly cost of single-family NFIP policies taking effect each month.
In ZIP 11944, the typical monthly median yearly cost of single-family NFIP policies taking effect in June through August 2026 was $1,400, 17% higher than the typical month in June through August 2025 ($1,200). Based on 66 and 76 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 Greenport
Greenport is one of Suffolk's most established residential communities, offering a distinctive blend of suburban character and metropolitan accessibility. Located in the 11944 zip code, the community is served by the Greenport Union Free School District.
With a median single-family sale price of $992,000 and a median recorded property tax of $8,100 a year across single-family sales in ZIP 11944 (Greenport mailing area), Greenport pairs an established housing stock with direct access to New York City.
Joseph's Insider Guide to Greenport
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.
What are property tax trends in Greenport, NY?
Greenport homeowners pay a median of approximately $8,100 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 Greenport?
The single-family market in ZIP 11944 (Greenport mailing area) is currently a Buyer's Market, with homes selling in about 92 days. Single-family sale prices in ZIP 11944 (Greenport mailing area) changed -1% 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 Greenport different from other Suffolk communities?
Greenport is a long-established community served by the Greenport 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 Greenport?
School district boundaries in Greenport 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 Greenport walkable for everyday living?
Greenport has a Walk Score of 74/100, measured at a single point near the centre of Greenport. Walkability varies street by street, so check the score for a specific address.
Planning a Move to Greenport?
Get the Greenport Relocation Guide — schools, commute options, live market data, and insider neighborhood details compiled by an Associate Broker who is also an attorney.
Greenport Sections
The areas within Greenport that have an official boundary, drawn on the map as published. Tap a card to explore one.
Official boundary: Suffolk County filed subdivision maps
Explore Greenport
The latest from Greenport — local news, community events, and neighborhood highlights.
Schools in Greenport, NY
Greenport is served by the Greenport Union Free School District. Attendance zones on Long Island are assigned street by street, so a Greenport mailing address does not by itself determine which school a home is zoned for.
- Elementary
- Greenport Elementary School
- High
- Greenport High School
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 74 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 Greenport 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 Greenport?
What schools are zoned for Greenport?
What high school do Greenport students attend?
Greenport on the Map
Explore Greenport and nearby areas. Zoom in to see neighborhoods, schools, transit, and local amenities.
Looking to Buy in Greenport?
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 Greenport, NY
31 active listings currently on the market in Greenport. Data refreshed from the MLS in real time.
Active 33d
Farmhouse
Active 68d
Ranch
Active 14d
Farmhouse
Active 175d
Traditional
Active 212d
Traditional
Active 17d
Traditional
Listings courtesy of OneKey® MLS as distributed by MLS GRID.
Based on information submitted to the MLS GRID as of October 29, 2026 9:45 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 31 active listings
View All 31 Listings in GreenportRecently Closed in Greenport
35 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 |
|---|---|---|---|---|---|---|---|
| Condo | 2 bd / 2 ba | 1,180 | — | Sign in to view | — | 21d | |
| Farmhouse | 3 bd / 2 ba | 1,600 | — | Sign in to view | — | 55d | |
| Ranch | 3 bd / 2 ba | 1,735 | — | Sign in to view | — | 28d | |
| Cape Cod | 3 bd / 2 ba | 1,432 | — | Sign in to view | — | 61d | |
| Victorian | 3 bd / 2 ba | 1,100 | — | Sign in to view | — | 63d | |
| Cape Cod | 3 bd / 3 ba | 1,800 | — | Sign in to view | — | 54d | |
| Other | 2 bd / 2 ba | 730 | — | Sign in to view | — | 62d | |
| Traditional | 2 bd / 1 ba | 1,080 | — | Sign in to view | — | 62d | |
| Garden | 2 bd / 2 ba | 1,249 | — | Sign in to view | — | 41d | |
| Cottage | 2 bd / 2 ba | 1,041 | — | Sign in to view | — | 26d | |
| Farmhouse | 3 bd / 2 ba | 1,344 | — | Sign in to view | — | 23d | |
| Exp Ranch | 5 bd / 2 ba | 1,700 | — | Sign in to view | — | 55d |
Source: OneKey MLS — Greenport closed sales, last 180 days. Verify all figures independently before making decisions.
Get Your Home’s Value →Greenport Real Estate FAQ
Expert answers to the most common questions about buying and selling in Greenport.
How much does it cost to buy a home in Greenport?
Is Greenport a good place to buy a home, and who is it right for?
What are property taxes like in Greenport, and can they be lowered?
What is the LIRR commute from Greenport to Manhattan?
What is the median home price in Greenport, and is it a buyer's or seller's market right now?
How are the schools in Greenport?
Why work with Joseph DeVito to buy or sell in Greenport?
Is Greenport served by one school district, or do buyers need to verify district boundaries?
Which school district is the main draw for buyers looking in Greenport?
Why can two Greenport homes with similar prices have very different tax bills?
How does Greenport's effective tax rate compare with the Suffolk County average?
Is Greenport a buyer's market or seller's market right now?
What are the parking rules near the Greenport LIRR station for Greenport commuters?
What price range sells fastest in Greenport right now?
How long is the LIRR commute from Greenport to Manhattan, and does station access affect buyer demand?
Do buyers compare Greenport more with Greenport West or East Marion?
Is Greenport a better value than Greenport West or East Marion based on median price and taxes?
How have home prices changed in Greenport?
Are sellers cutting prices in Greenport?
What counts as a price reduction on this page?
Are price cuts in Greenport becoming more or less common?
Do homes that cut their price in Greenport 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 Greenport Fits Into the Suffolk County Market
Greenport’s median sale price of about $992K sits about 44% 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 Greenport.
Suffolk Markets Priced Like Greenport
Other Suffolk communities whose current median sale price sits closest to Greenport'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 Greenport, 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 Greenport 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