40 Lyman Road, East Patchogue, NY 11772

$599,000 · 4 bed · 2 bath · 1,454 sq ft · built 1957 · MLS# 1061717 · Active

Location, charm, and a little something extra! Tucked away on a quiet street just minutes from beautiful Bellport Village, this 4-bedroom, 2-full-bath expanded ranch has so much to offer! Renovated in 2024, including the roof, you’ll love the vaulted ceilings, skylights that let in plenty of natural light, and the open, airy feel. The crisp white kitchen with stainless steel appliances opens right into the living room with a fireplace, giving everything a nice, easy flow. Sitting on .28 acres with a fully fenced back and side yard, there’s plenty…

Single-family homes in the South Country Central School District sold for a median of $640,000 (typically $540,000–$750,000) across 250 recorded sales between Oct 6, 2025 and Oct 1, 2026, up 10.3% on the 12 months before. This home's $599,000 list price sits in the mid-market single-family tier for the South Country Central School District.

ZIP 11772 has about 2.9 months of single family inventory — seller's market. Demand is outpacing supply, so homes sell quickly with firm pricing and limited room to negotiate.

At about $12,131 a year, this home's property tax runs roughly 21% above the $10,000 typical for South Country Central School District. Suffolk bills combine town, school and special-district levies, so two homes at the same price in neighboring districts can carry materially different taxes. Exemptions such as STAR, Senior or Veteran move the number as well — a new owner's bill is often not the same as the seller's.

OneKey MLS (recorded LI sales, trailing 12mo) + actual tax