Key metrics and insights for homebuyers and sellers evaluating Long Beach, Nassau, NY 11561.
Median Single-Family Price
$901,500
-7% YoY
Median Recorded Property Tax
$13,400
Annual
Walk Score
88
out of 100
Transit Score
40
out of 100
Commute
52 min
to Manhattan
Monthly Charges
Coop
$1,261
maintenance
Condo
$863
common charges
How Do Monthly Charges Scale With Price in Long Beach?
Coops: among live listings asking under $500K, median monthly maintenance runs about $1,138 (28 listings). At $500K and above, the median climbs to $1,383 (15 listings).
Condos: among live listings asking under $750K, median monthly common charges runs about $765 (23 listings). At $750K and above, the median climbs to $1,064 (22 listings).
Live MLS listing data for Long Beach; medians refresh as inventory changes. Every building sets its own charges — confirm the specific building before you offer.
Community Details
County
Nassau
ZIP Code
11561
School District
Long Beach City School District
Market Type
Mixed Signals
Median Days on Market
42 days
Walk Score
88/100
Transit Score
40/100
How far is Long Beach from New York City by train?
From Long Beach Station on the LIRR Long Beach Branch, scheduled weekday AM-peak service takes about 52 minutes to Penn Station, 52 minutes to Grand Central Madison, 56 minutes to Atlantic Terminal in Brooklyn (MTA LIRR timetable data).
Is Long Beach walkable?
Long Beach has a Walk Score of 88 out of 100, which Walk Score rates "Very Walkable", and a Transit Score of 40 out of 100.
Commuting from Long Beach — LIRR
Nearby Long Island Rail Road stations and typical weekday AM-peak travel times to the Manhattan and Brooklyn terminals. Many Long Beach residents use whichever station best fits their branch and schedule.
Long Beach Station · Long Beach Branch Primary station
Park Avenue & Park Place, Long Beach, NY 11561
To Penn Station
52 min
To Grand Central
52 min
To Atlantic Terminal
56 min
Island Park Station · Long Beach Branch Also nearby
Long Beach Rd & Austin Blvd, Island Park, NY 11558
To Penn Station
45 min
To Grand Central
45 min
To Atlantic Terminal
49 min
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.
What Is Your Long Beach, NY Home Worth?
Get a strategic market analysis — not an algorithm. A real evaluation from a licensed attorney and Associate Real Estate Broker serving Nassau.
Current market conditions and pricing trends for Long Beach, Nassau, NY.
Median Single-Family Price
$901,500
From 144 closed sales in the past 12 months
-7% year-over-year
Houses, coops and condos are measured separately here — this figure is
single-family only.
See each segment's own trend ↓
Market Condition
Mixed Signals
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.
Median Days on Market
42 days
Typical time to sell
Median Sale Price by Property Type — Long Beach
Single-Family
$901,500
144 closed sales · 42d median
Condo
$817,000
103 closed sales · 39d median
Co-op
$449,000
93 closed sales · 52d median
Single-family, condo and co-op homes are measured separately — these medians are never blended together.
Based on 379 recorded closings in ZIP 11561 between Sep 13, 2025 and Sep 13, 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.
Coops & Condos in Long Beach · ZIP 11561
Coops →$475K median ask · 52 days · 45 active$475K · 52d · 45 activeBalanced Market
Condos →$757K median ask · 38 days · 48 active$757K · 38d · 48 activeBalanced Market
Each segment is measured on its own inventory and sales pace — a segment's condition can differ from the overall market reading above.
The Trend
Over the past 2 years, Long Beach's market has held broadly steady — the median sale price has hovered around $833K, ranging from $650K to $1.08M month to month, with no sustained directional trend. Homes here have lately been going under contract in roughly 77 days. It's also worth noting that the roughly $825K blended median combines very different property types, so it may not describe any single one: of 805 recent sales, single-family made up the largest share at about 36% with the highest median near $935K, condos about 33% near $875K, co-ops about 22% near $455K, multi-family (2-4 family) about 9% near $910K. 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 $935K, roughly $110K over the headline number. 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.
Coops & Condos: A Different Trend
Houses, coops, and condos do not move together here -- each segment below is measured on its own closed sales, so the direction (and what it means for you) can differ from the blended market above.
Coops in Long Beach
Balanced Market
the Long Beach coop market peaked near $505K around January 2026 and has since eased to roughly $410K, with time on market stretching out. If this trend continues, conditions could keep easing toward a more balanced market.
Sellers: Balanced coop markets reward precise pricing -- your building's comp history matters more than the neighborhood average.
Buyers: Neither side holds the leverage. A clean, well-documented offer on the right building still wins without overpaying.
Momentum in the Long Beach condo market has been building over the past 2 years — the median sale price has climbed roughly 6% year over year to about $850K while time on market has generally shortened. Conditions continue to favor sellers; if the trend holds, prices could keep firming.
Sellers: Pricing precision matters most in a balanced condo market -- overpriced units sit while correctly priced ones keep moving.
Buyers: No urgency premium either way -- compare buildings on all-in monthly cost and building health, not just asking price.
Based on information from OneKey® MLS, for the period October 6, 2025 through October 2, 2026. Source: OneKey MLS (recorded LI sales, trailing 12mo) + actual tax. Based on 158 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.
What investors paid, and what they resold for
Median purchase and resale price by yearBought forResold forShare of all local purchases made by companies
Across 9 years of county-clerk records, 127 homes in the Long Beach school district were bought by a company and resold within two years. Over the whole period the typical one was bought for $425,000 and resold for $670,000, a median of 12 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 +5.8%, so most of the difference is not the market carrying the house.
What these homes resold for moved from a median of $388,500 in 2017 to $1,196,000 in 2025, up about 208% over the period.
The pandemic years cut against the intuition that investors moved in. Companies bought 13.4% of homes here in 2019, then 11.0% in 2020 and 11.2% in 2021 — the lowest share of the 9 years. In those two years companies won a smaller share, not a larger one.
Since then it has reversed. Company buying reached 14.4% in 2025 — above its 2019 level of 13.4%.
In 2025, 11 homes in the Long Beach school district were resold by a company that had bought them within the previous two years. They were bought for a median of $600,000 and resold for a median of $1,196,000. Measured house by house, the typical resale was 79% 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 +4.0%, so most of the difference is not the market carrying the house.
Companies bought 14.4% of the 319 homes sold in the Long Beach school district that year (46 of them).
In 2024, 9 homes in the Long Beach school district were resold by a company that had bought them within the previous two years. They were bought for a median of $520,000 and resold for a median of $775,000. Measured house by house, the typical resale was 40% above what that same buyer had paid, a median of 8.6 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 +2.7%, so most of the difference is not the market carrying the house.
Companies bought 13.4% of the 352 homes sold in the Long Beach school district that year (47 of them).
In 2023, 11 homes in the Long Beach school district were resold by a company that had bought them within the previous two years. They were bought for a median of $550,000 and resold for a median of $743,500. Measured house by house, the typical resale was 42% 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 +6.1%, so most of the difference is not the market carrying the house.
Companies bought 16.4% of the 244 homes sold in the Long Beach school district that year (40 of them).
In 2022, 8 homes in the Long Beach school district were resold by a company that had bought them within the previous two years. They were bought for a median of $445,500 and resold for a median of $910,000. Measured house by house, the typical resale was 58% above what that same buyer had paid, a median of 15 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 +12.1%, so most of the difference is not the market carrying the house. 13% resold for less than they paid.
Companies bought 17.4% of the 374 homes sold in the Long Beach school district that year (65 of them).
In 2021, 22 homes in the Long Beach school district were resold by a company that had bought them within the previous two years. They were bought for a median of $470,000 and resold for a median of $780,000. Measured house by house, the typical resale was 62% 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 +12.8%, so most of the difference is not the market carrying the house. 5% resold for less than they paid.
Companies bought 11.2% of the 528 homes sold in the Long Beach school district that year (59 of them).
In 2020, 20 homes in the Long Beach school district were resold by a company that had bought them within the previous two years. They were bought for a median of $400,000 and resold for a median of $585,000. Measured house by house, the typical resale was 55% 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 +8.1%, so most of the difference is not the market carrying the house. 5% resold for less than they paid.
Companies bought 11.0% of the 444 homes sold in the Long Beach school district that year (49 of them).
In 2019, 18 homes in the Long Beach school district were resold by a company that had bought them within the previous two years. They were bought for a median of $379,000 and resold for a median of $499,000. Measured house by house, the typical resale was 39% above what that same buyer had paid, a median of 10 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 +3.6%, so most of the difference is not the market carrying the house. 17% resold for less than they paid.
Companies bought 13.4% of the 448 homes sold in the Long Beach school district that year (60 of them).
In 2018, 20 homes in the Long Beach school district were resold by a company that had bought them within the previous two years. They were bought for a median of $286,181 and resold for a median of $445,000. Measured house by house, the typical resale was 47% above what that same buyer had paid, a median of 7.7 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 +2.9%, so most of the difference is not the market carrying the house. 5% resold for less than they paid.
Companies bought 15.7% of the 434 homes sold in the Long Beach school district that year (68 of them).
In 2017, 8 homes in the Long 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 $388,500. Measured house by house, the typical resale was 18% above what that same buyer had paid, a median of 5.1 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 +5.1%, so most of the difference is not the market carrying the house. 38% resold for less than they paid.
Companies bought 11.0% of the 463 homes sold in the Long Beach school district that year (51 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 December 2025 and describe what has already happened rather than the market today.
Homes that changed hands without going on the market
Between 2017 and December 2025, 984 homes in the Long Beach school district passed between family members rather than being sold — about 35 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.
Family transfers per 100 open-market sales, by year
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 December 2025.
Who has cut their asking price
Price reductions in Long Beach
61 of 153 homes for sale
39.9% have cut their asking price — above the 35.7% across Nassau
Of the 153 homes for sale in Long Beach today, 61 are now asking less than they originally asked — 39.9%, against 35.7% across Nassau. 4 sellers have raised their asking price.
And among the homes that actually sold
Among the 351 homes that sold in Long Beach over the last twelve settled months, 28.2% had cut their price before they sold — up from 25.6% over the same twelve months a year earlier. The for-sale figure runs higher than the sold figure because homes that need a reduction stay on the market longer, so they build up among the listings still available while the completed sales are led by homes that sold without cutting.
What each group got
Over those same twelve months, the 252 Long Beach homes that sold without ever reducing achieved 100.0% of their asking price in a median of 29 days. The 99 that did reduce achieved 91.1% of what they first asked, after 99 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 Long Beach 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.
Joseph's Market Take
What This Means for Sellers
Long Beach 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.
Buyer Advisory
What This Means for Buyers
Long Beach 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 Long Beach 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.
No cost, no obligation · built from recent nearby sales
How many Long Beach listings did not sell
Did not sell
36%
194 of 543 listings that resolved
Sold
64%
349 closed sales · median $810,000
The listings that did not sell asked a median of $892,000 — 10% above the $810,000 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 13, 2025 through September 13, 2026.
Flood informationLong Beach: FEMA flood dataMedian NFIP cost, single-family homes,ZIP 11561: $1,970 a year (Aug 2026)
Median yearly NFIP cost
$1,970
Single-family homes · ZIP 11561
Middle half of policies
$1,410–$2,660
5,005 policies in force, August 31, 2026
Residential buildings with NFIP insurance
9.7%
Nassau County · FEMA, Aug 3, 2026
Median yearly cost by FEMA zone: high-risk A zones $1,980 (4,944 policies); coastal high-risk V zones $1,690 (2 policies, small sample); moderate- to low-risk zones (X, B, C) $1,760 (59 policies).
Cost trend, ZIP 11561
Median yearly cost of single-family NFIP policies taking effect each month.
In ZIP 11561, the typical monthly median yearly cost of single-family NFIP policies taking effect in June through August 2026 was $2,070, 14% higher than the typical month in June through August 2025 ($1,820). Based on 1,423 and 1,458 policies.
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.
03 — About Long Beach
What It's Like Living in Long Beach
Long Beach is one of Nassau's most established residential communities, offering a distinctive blend of suburban character and metropolitan accessibility. Located in the 11561 zip code, the community is served by the Long Beach City School District.
With a median home price of $901,500 and a median recorded property tax of $13,400 annually, Long Beach pairs an established housing stock with direct access to New York City. The commute to Manhattan averages approximately 52 min via the Long Island Rail Road.
Ownership here takes more than one form: coops selling at a median of $449K, condos selling at a median of $817K, single-family homes selling at a median of $902K — three genuinely different ways to live in Long Beach. In a coop or condo, the building handles the envelope — roof, heat, grounds — and your monthly maintenance or common charges fund it; in a house, those responsibilities (and that flexibility) are entirely yours. Both coop and condo buildings are active markets here — see the segment data above for how each is currently moving.
Local Expert Insights
Joseph's Insider Guide to Long Beach
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 Long Beach a good place to live for commuters?
The LIRR connects Long Beach to Penn Station and Grand Central Madison in approximately 52 min, and the neighborhood carries a transit score of 40/100. 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 Long Beach, NY?
Long Beach homeowners pay a median of approximately $13,400 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 Long Beach?
Long Beach 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 42 days. Prices have moved -7% 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 Long Beach different from other Nassau communities?
Long Beach is a long-established community served by the Long Beach City 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 Long Beach?
School district boundaries in Long Beach 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 Long Beach walkable for everyday living?
Long Beach has a Walk Score of 88/100, measured at a single point near the centre of Long Beach. Walkability varies street by street, so check the score for a specific address; the LIRR provides Manhattan access in approximately 52 min.
Planning a Move to Long Beach?
Get the Long Beach Relocation Guide — schools, commute options, live market data, and insider neighborhood details compiled by an Associate Broker who is also an attorney.
Long Beach is served by the Long Beach City School District. Attendance zones on Long Island are assigned street by street, so a Long Beach mailing address does not by itself determine which school a home is zoned for.
Individual school assignments in Long Beach City School District are made street by street.
Contact the district for building assignments, or ask us to confirm the zone for a specific address.
School district boundaries on Long Island often run street by street, so a Long Beach mailing address doesn't guarantee a given school. We confirm a home's exact attendance zone before you make an offer.
Listings courtesy of OneKey® MLS as distributed by MLS GRID.
Based on information submitted to the MLS GRID as of October 13, 2026 3:15 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.
207 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.
Expert answers to the most common questions about buying and selling in Long Beach.
How much does it cost to buy a home in Long Beach?
Single-family homes in Long Beach sold for a median of about $900,000 in the 12 months to September 13, 2026, across 144 closed sales, down 7% from the 12 months before. Their median recorded property-tax bill was about $13,400 a year. New York State's 1% mansion tax does not apply at that price; it starts at $1 million. The State's 0.4% base transfer tax is paid by the seller. Lender, title-insurance and attorney charges depend on the loan and the contract, so they are not included here. Sources: OneKey® MLS closed sales; tax rates from the NYS Department of Taxation and Finance.
Is Long Beach a good place to buy a home, and who is it right for?
Long Beach is an established Nassau community served by the Long Beach City School District, with a median home price of $901,500 and a median tax bill around $13,400. Commuters reach Manhattan via the LIRR, and it's currently a mixed-signal market. Whether it fits comes down to budget, schools, and commute — I'll give you a candid read on the trade-offs versus nearby towns.
What are property taxes like in Long Beach, and can they be lowered?
Long Beach's median property-tax bill runs about $13,400/year. Can they be lowered? Sometimes. You can file a tax grievance — formally a tax certiorari proceeding — that challenges the assessed value your bill is calculated from. There's no guarantee of a reduction, it can take roughly two years to show up on your bill, and even a successful challenge may move the number only modestly. Many homeowners still pursue it, and a number of firms will handle the filing for a share of the first year's savings. It's worth reviewing for your specific home, and Joseph can pull a property's full tax history before you make an offer. If taxes are a deciding factor, you can also filter for lower-tax communities and compare.
What is the LIRR commute from Long Beach to Manhattan?
The typical commute to Manhattan is roughly 52 minutes by LIRR from the Long Beach station (Park Avenue & Park Place, Long Beach, NY 11561) on the Long Beach Branch, with peak trains serving both Penn Station and Grand Central Madison (about 52 minutes to Grand Central). If you want options, nearby stations include Island Park (about 45 min to Penn) — handy for trading a shorter drive for a faster train. View LIRR schedules and fares.
What is the median home price in Long Beach, and is it a buyer's or seller's market right now?
The median home price in Long Beach is $901,500, with prices trending -7% year over year, and the market is currently a mixed-signal market with a median of 42 days on market. Here's the nuance worth understanding: by months-of-inventory alone, Long Beach is carrying about 6.4 months of single-family supply, a level that has historically leaned buyer-friendly. Yet homes are still selling in about 44 days and sales are closing at roughly 98.4% of list price — all strong, seller-leaning signals. Those crosscurrents are why we do not call Long Beach a buyer's or a seller's market right now: the supply figure and the sales data point in different directions, which can be an early sign of a shift worth monitoring. For a read on what it means for a specific home, reach out for a current evaluation. For a detailed analysis of your specific home or purchase target, contact Joseph DeVito for a complimentary market evaluation.
How are the schools in Long Beach?
Long Beach is served by the Long Beach City School District. School attendance zones can run street by street, so an address in Long Beach doesn't automatically put a home in a given school. Because that distinction can affect both your child's school and the home's resale value, Joseph checks the specific attendance zone for any home you're seriously considering before you make an offer.
Why work with Joseph DeVito to buy or sell in Long Beach?
Joseph DeVito doesn't just help people buy and sell homes — he's spent over a decade hands-on renovating them. Alongside 5,000+ transactions, that renovation experience means he's worked through layout, design, and functionality decisions and lived with the timelines, costs, and pitfalls of a project — so he walks a home with a renovator's eye for craftsmanship and condition and can show buyers where to look closely. As a licensed attorney (though not your attorney on the transaction), he also reads a deal differently than most agents: when the facts of a transaction are in front of him, he understands the contract and title questions worth asking. His background also includes deep foreclosure and distressed-sale experience. In a divorce or estate sale, he can orient you and then coordinate with your matrimonial or estate representative for the legal specifics outside an agent's role. He's also genuinely responsive. It's an uncommon mix, and clients are generally better served by it. (Joseph represents you as your agent through Keller Williams; this is not legal representation and does not create an attorney-client relationship.)
Is a Long Beach address always in the school district buyers expect?
Not always — and it is one of the most important things to confirm before you buy. A mailing address in Long Beach does not guarantee a home is in the Long Beach City School District; attendance zones can run street by street, so a home a few blocks away can feed a different district. Because the assigned schools determine a child's placement, confirm the assigned schools for the specific address with the Long Beach City School District before you make an offer on a Long Beach home. Ask about a home's school district →
How do Long Beach school-district boundaries compare with Lido Beach and East Atlantic Beach?
Long Beach is served by the Long Beach City School District. Comparing districts is less about a single ranking and more about which one a specific home actually feeds — on Long Island a boundary can run down the middle of a street, so two nearby homes can sit in different districts. Rather than rely on a mailing address or a listing's "school district" field, confirm the assigned schools for the exact address with the district. I can also run a side-by-side of real Long Beach-area listings against the neighboring towns you're weighing so you compare on the same budget. Compare Long Beach-area homes →
Why are property taxes so different between similar homes in Long Beach?
Two similar-looking Long Beach homes can carry very different tax bills because the bill is calculated from each property's assessed value — not its sale price — and assessments don't always track the market evenly. Long Beach's median property-tax bill runs about $13,400/year. If a home looks over-assessed relative to comparable sales, you can file a tax grievance (formally a tax certiorari proceeding) to challenge the assessment — there's no guarantee of a reduction and it typically takes time to show up on the bill. I review a home's full tax history before you make an offer, because a number that looks fine today can shift after a reassessment. Ask me to pull a property's tax history →
Are Long Beach property taxes high compared with Lido Beach, East Atlantic Beach, and Nassau County overall?
Long Beach's median property-tax bill runs about $13,400/year. Those taxes fund the Long Beach City School District and local services. If taxes are a deciding factor, you can filter for lower-tax communities and compare on the same budget — and if a specific home looks over-assessed, you can file a tax grievance to challenge the assessment (a reduction is not assured, and it takes time to take effect). I'll pull any home's full tax history before you commit. Compare Long Beach taxes with nearby towns →
What is the median sale price in Long Beach compared with Lido Beach and East Atlantic Beach?
The median home price in Long Beach is currently $901,500, with prices trending -7% year over year. Comparing towns on a single median can mislead, though — what a budget actually buys depends on a home's size, condition, lot, and school zone. The most useful comparison is real listings side by side: I can show you what the same budget buys in Long Beach versus the nearby towns you're weighing. Browse and compare Long Beach-area homes →
Is Long Beach selling faster or slower than the Nassau County market right now?
Long Beach is currently a mixed-signal market, with a median of 42 days on market and prices -7% year over year. Here's the nuance worth understanding: by months-of-inventory alone, Long Beach is carrying about 6.4 months of single-family supply, a level that has historically leaned buyer-friendly. Yet homes are still selling in about 44 days and sales are closing at roughly 98.4% of list price — all strong, seller-leaning signals. Those crosscurrents are why we do not call Long Beach a buyer's or a seller's market right now: the supply figure and the sales data point in different directions, which can be an early sign of a shift worth monitoring. For a read on what it means for a specific home, reach out for a current evaluation. Whether that's faster or slower than the wider Nassau market shifts with the season and the price point, so the honest read is the live one. For a real-time picture of where Long Beach sits today — and what it means for your specific home or target — reach out for a current market evaluation. Get a current market read →
What are the parking rules buyers should know at the Long Beach LIRR station near Long Beach?
If you'll commute from Long Beach by LIRR, station parking is worth checking before you choose a home: many Long Island stations reserve their daily lots for residents with a municipal parking permit — which can carry a waitlist — alongside limited metered or non-resident spaces. The rules are set by the local town or village, not the railroad, so they vary station to station. I can point you to the current permit details for the Long Beach station and factor walkability into the homes we look at. View LIRR station info →
How do the West End, East End, and the Canals compare inside Long Beach?
Long Beach is made up of distinct pockets, and on Long Island those neighborhood areas often line up with school-attendance zones — which is what tends to drive the differences buyers feel between one part of town and another. Because a boundary can run street by street, the part of Long Beach a specific home sits in can affect both its assigned schools and its value. I can walk you through how the areas of Long Beach differ and confirm exactly which zone a given home falls in. Ask about Long Beach's neighborhoods →
Is Long Beach a buyer's or seller's market?
Over the past 2 years, Long Beach's market has held broadly steady — the median sale price has hovered around $833K, ranging from $650K to $1.08M month to month, with no sustained directional trend. Homes here have lately been going under contract in roughly 77 days. It's also worth noting that the roughly $825K blended median combines very different property types, so it may not describe any single one: of 805 recent sales, single-family made up the largest share at about 36% with the highest median near $935K, condos about 33% near $875K, co-ops about 22% near $455K, multi-family (2-4 family) about 9% near $910K. 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 $935K, roughly $110K over the headline number. 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.
Are sellers cutting prices in Long Beach?
61 of the 153 homes for sale in Long Beach are asking less than they originally asked (39.9%), against 35.7% across Nassau. Among homes that actually sold there in the last twelve settled months, 28.2% had cut before selling. Updated daily from the OneKey MLS feed.
What counts as a price reduction on this page?
A home is counted as reduced when its current asking price is lower than the price it was first listed at. It is not based on an estimate, on a valuation, or on what similar homes are worth — only on the seller's own two numbers, their original asking price and their current one.
Are price cuts in Long Beach becoming more or less common?
28.2% of the 351 homes that sold in Long Beach over the last twelve settled months had reduced their price before selling, compared with 25.6% over the same twelve months a year earlier. The two periods cover the same calendar months, because price cutting is strongly seasonal.
Do homes that cut their price in Long Beach sell for less?
Over the last twelve settled months in Long Beach, the 252 homes that sold without ever reducing achieved 100.0% of their asking price, and the 99 that reduced achieved 91.1% of what they first asked. These are different homes priced differently from the start, so the difference describes the two groups rather than the effect of a reduction.
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.
Long Beach’s median sale price of about $902K sits about 9% above the Nassau County median of about $830K. These are whole-county figures over a settled trailing 12 months — the same data behind our full Nassau County reports.
County medians describe the wider market, not any specific property, and are not a valuation of a home in Long Beach.
08 — Explore More
Markets Near Long Beach
The closest Nassau communities we track, with their current median sale price, median days on market, and market condition — useful for widening or narrowing a search.
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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Ready to Make a Move in Long Beach?
Buy or Sell in Long Beach, 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 Long Beach deal are in front of him, he knows the contract and title questions worth asking.
