166-25 Powells Cove Boulevard #6M, Beechhurst, NY 11357

Beechhurst Market Trend

Over the past 2 years, Beechhurst's median sale price has been uneven, swinging between $400K and $1.18M from month to month — more a sign of a thin or mixed market than a steady, single-direction trend. The latest months have brought some easing, though prices still sit above their earlier levels in the period. Recently, homes have been selling in about 92 days. Part of why that median has moved unevenly month to month is mix shift — which property types happen to sell. The roughly $955K blended median combines very different types, so a stretch heavy on multi-family (2-4 family) (around $1.5M) versus one heavy on co-ops (around $370K) can swing the all-types figure on its own, independent of any change in value. Of 674 recent sales, single-family made up the largest share at about 47% with a median near $1.15M, co-ops about 37% near $370K, multi-family (2-4 family) about 13% near $1.5M. Because co-ops, though not the most common, is priced far enough from the rest to pull the blend down, the blended figure tends to sit below the single-family median rather than above it — so a typical single-family house has tended to sell closer to $1.15M, roughly $195K over the headline number, even though the higher-priced multi-family (2-4 family) in the mix pull the other way but at about 13% are too small a share to offset that drag. These are past medians, not predictions or guarantees, and individual properties vary widely; anyone weighing a specific property should review current comparable sales for that property type.