Muttontown Real Estate
Living in Muttontown
Key metrics and insights for homebuyers and sellers evaluating Muttontown, Nassau, NY 11791.
How far is Muttontown from New York City by train?
From Syosset Station on the LIRR Port Jefferson Branch, scheduled weekday AM-peak service takes about 47 minutes to Penn Station, 49 minutes to Grand Central Madison, 51 minutes to Atlantic Terminal in Brooklyn (MTA LIRR timetable data).
Is Muttontown walkable?
Muttontown has a Walk Score of 55 out of 100, which Walk Score rates "Somewhat Walkable".
Nearby Long Island Rail Road stations and typical weekday AM-peak travel times to the Manhattan and Brooklyn terminals. Many Muttontown 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.
Muttontown Market Data
Current market conditions and pricing trends for Muttontown, Nassau, NY.
Single-family, condo and co-op homes are measured separately — these medians are never blended together. Based on 220 recorded closings in ZIP 11791 between Sep 10, 2025 and Sep 10, 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.
Momentum in 11791 has been building over the past 2 years — the median sale price has climbed roughly 13% year over year to about $1.31M while time on market has generally shortened. Sellers currently hold the stronger hand, and if the pattern persists, prices could continue to firm.
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 259 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, 294 homes in the Syosset school district were bought by a company and resold within two years. Over the whole period the typical one was bought for $600,000 and resold for $1,204,800, 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 +6.2%, so most of the difference is not the market carrying the house.
What these homes resold for moved from a median of $990,000 in 2017 to $1,520,000 in 2025, up about 54% over the period.
The pandemic years cut against the intuition that investors moved in. Companies bought 11.9% of homes here in 2019, then 9.8% in 2020 and 8.5% in 2021 — the lowest share of the 9 years. In the two years when buyers competed hardest, companies won a smaller share, not a larger one. The number bought and resold within two years fell with it, from 42 in 2019 to 34 in 2021.
Since then it has reversed. Company buying reached 15.4% in 2025, the highest of the period — above its pre-pandemic level, while the market cooled.
In 2025, 22 homes in the Syosset school district were resold by a company that had bought them within the previous two years. They were bought for a median of $775,000 and resold for a median of $1,520,000. Measured house by house, the typical resale was 123% above what that same buyer had paid, a median of 8.7 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 +3.6%, so most of the difference is not the market carrying the house. 5% resold for less than they paid.
Companies bought 15.4% of the 332 homes sold in the Syosset school district that year (51 of them).
In 2024, 24 homes in the Syosset school district were resold by a company that had bought them within the previous two years. They were bought for a median of $700,000 and resold for a median of $1,475,000. Measured house by house, the typical resale was 111% above what that same buyer had paid, a median of 13 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 +7.6%, so most of the difference is not the market carrying the house.
Companies bought 12.7% of the 393 homes sold in the Syosset school district that year (50 of them).
In 2023, 40 homes in the Syosset school district were resold by a company that had bought them within the previous two years. They were bought for a median of $675,500 and resold for a median of $1,428,000. Measured house by house, the typical resale was 102% 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 +3.0%, so most of the difference is not the market carrying the house. 5% resold for less than they paid.
Companies bought 11.7% of the 420 homes sold in the Syosset school district that year (49 of them).
In 2022, 29 homes in the Syosset 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 $1,325,000. Measured house by house, the typical resale was 114% above what that same buyer had paid, a median of 11 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 +6.6%, so most of the difference is not the market carrying the house.
Companies bought 13.3% of the 505 homes sold in the Syosset school district that year (67 of them).
In 2021, 34 homes in the Syosset 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 $1,150,000. Measured house by house, the typical resale was 116% above what that same buyer had paid, a median of 13 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 +13.7%, so most of the difference is not the market carrying the house. 3% resold for less than they paid.
Companies bought 8.5% of the 644 homes sold in the Syosset school district that year (55 of them).
In 2020, 48 homes in the Syosset 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 $1,100,000. Measured house by house, the typical resale was 95% above what that same buyer had paid, a median of 13 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. 2% resold for less than they paid.
Companies bought 9.8% of the 511 homes sold in the Syosset school district that year (50 of them).
In 2019, 42 homes in the Syosset school district were resold by a company that had bought them within the previous two years. They were bought for a median of $560,000 and resold for a median of $995,000. Measured house by house, the typical resale was 76% above what that same buyer had paid, a median of 13 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 +3.8%, so most of the difference is not the market carrying the house. 5% resold for less than they paid.
Companies bought 11.9% of the 537 homes sold in the Syosset school district that year (64 of them).
In 2018, 38 homes in the Syosset 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 $988,000. Measured house by house, the typical resale was 105% above what that same buyer had paid, a median of 9.0 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 +5.0%, so most of the difference is not the market carrying the house. 3% resold for less than they paid.
Companies bought 15.2% of the 553 homes sold in the Syosset school district that year (84 of them).
In 2017, 17 homes in the Syosset school district were resold by a company that had bought them within the previous two years. They were bought for a median of $495,000 and resold for a median of $990,000. Measured house by house, the typical resale was 105% above what that same buyer had paid, a median of 7.3 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 +7.3%, so most of the difference is not the market carrying the house. 6% resold for less than they paid.
Companies bought 12.1% of the 564 homes sold in the Syosset school district that year (68 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.
Between 2017 and December 2025, 345 homes in the Syosset school district passed between family members rather than being sold — about 9.2 for every 100 that sold on the open market.
83% 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 December 2025.
Of the 20 homes for sale in Muttontown today, 9 are now asking less than they originally asked — 45.0%, against 35.4% across Nassau.
And among the homes that actually sold
7 of the 23 homes that sold in Muttontown over the last twelve settled months had cut their price before they sold, against 12 of 37 over the same twelve months a year earlier. At these volumes the two years are too few sales apart to call a direction — the counts are exact, the trend is not yet one. 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.
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
Muttontown reads as a Seller's Market: about 3.7 months of single-family supply, and homes sold in a median of 21 days over the past 12 months. If you're considering selling, this market rewards strategic pricing — not overpricing. A properly positioned listing will attract qualified buyers and maximize your net proceeds.
What This Means for Buyers
Buyers in Muttontown should be prepared to act quickly and come with strong offers. Pre-approval is essential, and buyers are generally better served retaining their own real estate attorney early to review the negotiation and contract. Expect competition, but don't overpay — there's a difference between being competitive and being reckless.
The listings that did not sell asked a median of $3,998,000 — 47% above the $2,720,000 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 10, 2025 through September 10, 2026.
Flood informationMuttontown: FEMA flood dataMedian NFIP cost, single-family homes, ZIP 11791: $540 a year (Aug 2026)
Median yearly cost by FEMA zone: moderate- to low-risk zones (X, B, C) $540 (91 policies).
Cost trend, Nassau County
Median yearly cost of single-family NFIP policies taking effect each month.
In Nassau County, the typical monthly median yearly cost of single-family NFIP policies taking effect in June through August 2026 was $1,600, 8% higher than the typical month in June through August 2025 ($1,470). Based on 8,380 and 8,745 policies.
FEMA flood-loss ratings
FEMA's National Risk Index rates each census tract's expected yearly losses from flooding against every census tract in the country. For the 1 census tract in Muttontown (village):
Coastal flooding
- No expected annual losses 1
Inland flooding (heavy rain, streams)
- Very High 1
Check a specific address
Look up the FEMA flood zone for any address: FEMA Flood Map Service Center · FloodSmart (FEMA).
Flood data for Nassau 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; ratings are FEMA's own labels from the National Risk Index (December 2025). 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 Muttontown
Muttontown is one of Nassau's most established residential communities, offering a distinctive blend of suburban character and metropolitan accessibility. Located in the 11791 zip code, the community is served by the Syosset Central School District.
With a median home price of $1,290,000 and a median recorded property tax of $21,400 annually, Muttontown pairs an established housing stock with direct access to New York City. The commute to Manhattan averages approximately 47 min via the Long Island Rail Road.
Joseph's Insider Guide to Muttontown
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 Muttontown a good place to live for commuters?
The LIRR connects Muttontown to Penn Station and Grand Central Madison in approximately 47 min. 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 Muttontown, NY?
Muttontown homeowners pay a median of approximately $21,400 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 Muttontown?
Muttontown is currently a Seller's Market, with homes selling in about 21 days. Prices have moved +8% 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 Muttontown different from other Nassau communities?
Muttontown is a long-established community served by the Syosset Central 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 Muttontown?
School district boundaries in Muttontown 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 Muttontown walkable for everyday living?
Muttontown has a Walk Score of 55/100, measured at a single point near the centre of Muttontown. Walkability varies street by street, so check the score for a specific address; the LIRR provides Manhattan access in approximately 47 min.
Planning a Move to Muttontown?
Get the Muttontown Relocation Guide — schools, commute options, live market data, and insider neighborhood details compiled by an Associate Broker who is also an attorney.
Explore Muttontown
The latest from Muttontown — local news, community events, and neighborhood highlights.
Schools in Muttontown, NY
Muttontown is served by the Syosset Central School District. Attendance zones on Long Island are assigned street by street, so a Muttontown mailing address does not by itself determine which school a home is zoned for.
- Elementary
- Baylis Elementary School Berry Hill Elementary School Robbins Lane Elementary School South Grove Elementary School Village Elementary School Walt Whitman Elementary School Willits Elementary School
- Middle
- H B Thompson Middle School South Woods Middle School
- High
- Syosset Senior 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.
Median home value is the New York State ORPS assessment-roll median for the district. Typical annual tax and effective rate are the median recorded tax bill and that bill divided by the median sale price, across 291 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 Nassau school district, its schools and its tax rates →
Muttontown Schools — Frequently Asked Questions
What school district serves Muttontown?
Muttontown is served by the Syosset Central School District. District boundaries on Long Island often run street by street, so we confirm the district and attendance zone for a specific address before you make an offer.
What schools are zoned for Muttontown?
Muttontown is served by the Syosset Central School District, which records these schools on homes sold in the district — elementary: Baylis Elementary School, Berry Hill Elementary School, Robbins Lane Elementary School, South Grove Elementary School, Village Elementary School, Walt Whitman Elementary School, Willits Elementary School; middle: H B Thompson Middle School, South Woods Middle School; high: Syosset Senior High School. Districts with more than one school at a level assign students by street, so confirm a specific address before relying on it.
What high school do Muttontown students attend?
Muttontown students attend Syosset Senior High School, part of the Syosset Central School District.
School district boundaries on Long Island often run street by street, so a Muttontown mailing address doesn't guarantee a given school. We confirm a home's exact attendance zone before you make an offer.
Muttontown on the Map
Explore Muttontown and nearby areas. Zoom in to see neighborhoods, schools, transit, and local amenities.
Looking to Buy in Muttontown?
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 Muttontown, NY
69 active listings currently on the market in Muttontown. Data refreshed from the MLS in real time.
Active 84d
Other
Active 51d
Split Level
Active 13d
Hi Ranch
Active 77d
Colonial
Active 61d
Split Level
Active 144d
Colonial
Listings courtesy of OneKey® MLS as distributed by MLS GRID.
Based on information submitted to the MLS GRID as of October 10, 2026 7:30 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 69 active listings
View All 69 Listings in MuttontownRecently Closed in Muttontown
147 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 |
|---|---|---|---|---|---|---|---|
| Colonial | 5 bd / 6 ba | 6,316 | — | Sign in to view | — | 22d | |
| Ranch | 3 bd / 2 ba | 1,280 | — | Sign in to view | — | 8d | |
| Split Level | 4 bd / 2 ba | 1,494 | — | Sign in to view | — | 25d | |
| Ranch | 4 bd / 3 ba | 2,261 | — | Sign in to view | — | 6d | |
| Split Level | 4 bd / 3 ba | 2,091 | — | Sign in to view | — | 27d | |
| Ranch | 4 bd / 3 ba | 2,170 | — | Sign in to view | — | 32d | |
| Colonial | 7 bd / 10 ba | 6,953 | — | Sign in to view | — | 11d | |
| Raised Ranch | 7 bd / 3 ba | 2,804 | — | Sign in to view | — | 4d | |
| Colonial | 6 bd / 3 ba | 2,772 | — | Sign in to view | — | 22d | |
| Colonial | 4 bd / 3 ba | 2,224 | — | Sign in to view | — | 15d | |
| Exp Ranch | 4 bd / 3 ba | 1,711 | — | Sign in to view | — | 23d | |
| Split Level | 3 bd / 3 ba | 1,885 | — | Sign in to view | — | 5d |
Source: OneKey MLS — Muttontown closed sales, last 180 days. Verify all figures independently before making decisions.
Get Your Home’s Value →Muttontown Real Estate FAQ
Expert answers to the most common questions about buying and selling in Muttontown.
How much does it cost to buy a home in Muttontown?
Is Muttontown a good place to buy a home, and who is it right for?
What are property taxes like in Muttontown, and can they be lowered?
What is the LIRR commute from Muttontown to Manhattan?
What is the median home price in Muttontown, and is it a buyer's or seller's market right now?
How are the schools in Muttontown?
Why work with Joseph DeVito to buy or sell in Muttontown?
Is Muttontown a buyer's or seller's market?
Are sellers cutting prices in Muttontown?
What counts as a price reduction on this page?
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.
What Our
Clients Say
How Muttontown Fits Into the Nassau County Market
Muttontown’s median sale price of about $1.29M sits about 55% 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 Muttontown.
Markets Near Muttontown
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.
Didn't find what you're looking for?
Search all Nassau communities or browse by price range.
Buy or Sell in Muttontown, 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 Muttontown deal are in front of him, he knows the contract and title questions worth asking.
Also explore: Buyer Resources · Selling Your Home · All Nassau Communities · Nassau County Housing Market Outlook · Nassau County Days on Market Report · Nassau County School & Tax Breakdown