Waterfront Homes for Sale in Nassau County, NY

Flood insurance on a waterfront home

A standard homeowners policy does not cover flood damage — flood is a separate policy, written either through FEMA's National Flood Insurance Program or by a private carrier. If the home sits in a FEMA-designated Special Flood Hazard Area and the mortgage is federally backed, the lender will require that policy to close, so it is a cost to establish while you still have an inspection contingency, not after.

What the premium depends on is specific to the individual house — its elevation, its flood zone, the age of the structure and prior claims — which is why we do not publish an estimate for any listing on this page. The MLS does not carry a flood zone. Get the address's zone from FEMA's own map service, and ask the seller whether an elevation certificate exists; where one does, it can materially change the rating.

• What is this address's flood zone on the current FEMA map — and is a map revision pending?
• Is there an existing elevation certificate, and what does it show?
• Has the property had prior flood claims or disaster assistance?
• Is the seller's existing NFIP policy assumable, and would that keep an older rating?
• What is the waiting period before a new policy takes effect relative to your closing date?

General information for buyers, not insurance advice, not a flood-risk assessment, and not a substitute for a quote. Zones and pricing are set by FEMA and by carriers, and change — confirm every figure with FEMA (msc.fema.gov) and a licensed insurance professional before relying on it.

Bulkheads, docks and shoreline structures

On a home with actual frontage, the shoreline structure is part of what you are buying. A bulkhead is the retaining wall that holds the property's edge against the water; when it fails, the land behind it goes with it, and replacement is a capital project rather than a repair. Age and condition are rarely stated in a listing — the MLS carries no bulkhead field at all — so it belongs on the inspection list with the roof and the heating system, not in the "we'll look at it later" pile.

Docks, floats, ramps and any repair to a bulkhead generally sit under permit jurisdiction — the town or village, the NYS DEC, and in many locations the US Army Corps of Engineers. An existing structure is not automatically a permitted one, and an unpermitted structure becomes the buyer's problem at the point of sale.

• How old is the bulkhead, who built it, and is there a warranty still in force?
• Are there permits on file for the bulkhead, dock, float and ramp?
• Does a recent survey show the structures inside the property line?
• Is the shoreline shared, or maintained by an association — and is there a reserve for it?
• For a dock: what is the water depth at mean low water, and is there a bridge or overhead clearance limit?

These are diligence questions, not a condition report. We do not inspect or price shoreline structures — a marine contractor and a surveyor answer these, and permit status is confirmed with the issuing authority.

Looking at attached homes instead? We keep a directory of waterfront co-ops in Nassau County and waterfront condos in Nassau County — the developments themselves, with their age, storeys and common charges.