Living in Sound Beach
Key metrics and insights for homebuyers and sellers evaluating Sound Beach, Suffolk, NY 11789.
How far is Sound Beach from New York City by train?
From Port Jefferson Station on the LIRR Port Jefferson Branch, scheduled weekday AM-peak service takes about 104 minutes to Penn Station, 107 minutes to Grand Central Madison, 108 minutes to Atlantic Terminal in Brooklyn (MTA LIRR timetable data).
Is Sound Beach walkable?
Sound Beach has a Walk Score of 29 out of 100, which Walk Score rates "Car-Dependent".
Nearby Long Island Rail Road stations and typical weekday AM-peak travel times to the Manhattan and Brooklyn terminals. Many Sound Beach 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.
Sound Beach Market Data
Current market conditions and pricing trends for Sound Beach, Suffolk, NY.
Single-family, condo and co-op homes are measured separately — these medians are never blended together. Based on 118 recorded closings in ZIP 11789 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 11789 has been building over the past 2 years — the median sale price has climbed roughly 15% year over year to about $595K while time on market has generally shortened. That combination points to conditions favoring sellers — and if it continues, further firming is possible.
Based on information from OneKey® MLS, for the period October 6, 2025 through October 1, 2026. Source: OneKey MLS (recorded LI sales, trailing 12mo) + actual tax. Based on 203 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 8 years of county-clerk records, 247 homes in the Rocky Point school district were bought by a company and resold within two years. Over the whole period the typical one was bought for $208,000 and resold for $365,000, a median of 6.6 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 +4.7%, so most of the difference is not the market carrying the house.
What these homes resold for moved from a median of $248,900 in 2017 to $520,000 in 2024, up about 109% over the period.
The pandemic years cut against the intuition that investors moved in. Companies bought 14.0% of homes here in 2019, then 9.7% in 2020 and 8.9% in 2021 — the lowest share of the 8 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 38 in 2019 to 24 in 2021.
Since then it has reversed. Company buying reached 15.4% in 2024 — above its pre-pandemic level, while the market cooled.
In 2025, 23 homes in the Rocky Point school district were resold by a company that had bought them within the previous two years. They were bought for a median of $315,000 and resold for a median of $534,000. Measured house by house, the typical resale was 69% above what that same buyer had paid, a median of 5.8 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 +4.8%, so most of the difference is not the market carrying the house. 4% resold for less than they paid.
Companies bought 13.5% of the 229 homes sold in the Rocky Point school district that year (31 of them).
2025 is not a complete year here. Filings reach the state months after closing, so 2025 runs only to October and its totals will keep rising. Its counts are not comparable with a full year; its medians are.
In 2024, 27 homes in the Rocky Point school district were resold by a company that had bought them within the previous two years. They were bought for a median of $300,000 and resold for a median of $520,000. Measured house by house, the typical resale was 73% above what that same buyer had paid, a median of 6.8 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 +6.5%, so most of the difference is not the market carrying the house.
Companies bought 15.4% of the 272 homes sold in the Rocky Point school district that year (42 of them).
In 2023, 19 homes in the Rocky Point school district were resold by a company that had bought them within the previous two years. They were bought for a median of $270,000 and resold for a median of $428,000. Measured house by house, the typical resale was 66% above what that same buyer had paid, a median of 6.6 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 +1.7%, so most of the difference is not the market carrying the house.
Companies bought 16.1% of the 274 homes sold in the Rocky Point school district that year (44 of them).
In 2022, 29 homes in the Rocky Point school district were resold by a company that had bought them within the previous two years. They were bought for a median of $270,000 and resold for a median of $439,000. Measured house by house, the typical resale was 66% above what that same buyer had paid, a median of 6.0 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 +2.8%, so most of the difference is not the market carrying the house.
Companies bought 10.4% of the 366 homes sold in the Rocky Point school district that year (38 of them).
In 2021, 24 homes in the Rocky Point school district were resold by a company that had bought them within the previous two years. They were bought for a median of $215,000 and resold for a median of $415,000. Measured house by house, the typical resale was 88% above what that same buyer had paid, a median of 6.9 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 +6.3%, so most of the difference is not the market carrying the house.
Companies bought 8.9% of the 416 homes sold in the Rocky Point school district that year (37 of them).
In 2020, 34 homes in the Rocky Point school district were resold by a company that had bought them within the previous two years. They were bought for a median of $152,500 and resold for a median of $308,900. Measured house by house, the typical resale was 81% above what that same buyer had paid, a median of 6.8 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 +5.7%, so most of the difference is not the market carrying the house.
Companies bought 9.7% of the 351 homes sold in the Rocky Point school district that year (34 of them).
In 2019, 38 homes in the Rocky Point school district were resold by a company that had bought them within the previous two years. They were bought for a median of $180,001 and resold for a median of $305,000. Measured house by house, the typical resale was 72% above what that same buyer had paid, a median of 6.5 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 +4.9%, so most of the difference is not the market carrying the house. 8% resold for less than they paid.
Companies bought 14.0% of the 408 homes sold in the Rocky Point school district that year (57 of them).
In 2018, 32 homes in the Rocky Point school district were resold by a company that had bought them within the previous two years. They were bought for a median of $145,290 and resold for a median of $275,600. Measured house by house, the typical resale was 94% above what that same buyer had paid, a median of 6.6 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 +2.9%, so most of the difference is not the market carrying the house. 9% resold for less than they paid.
Companies bought 13.0% of the 391 homes sold in the Rocky Point school district that year (51 of them).
In 2017, 21 homes in the Rocky Point school district were resold by a company that had bought them within the previous two years. They were bought for a median of $152,500 and resold for a median of $248,900. Measured house by house, the typical resale was 68% above what that same buyer had paid, a median of 6.1 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 +0.4%, so most of the difference is not the market carrying the house. 29% resold for less than they paid.
Companies bought 14.3% of the 407 homes sold in the Rocky Point school district that year (58 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 October 2025 and describe what has already happened rather than the market today.
Between 2017 and October 2025, 366 homes in the Rocky Point school district passed between family members rather than being sold — about 14 for every 100 that sold on the open market.
84% 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 October 2025.
Of the 22 homes for sale in Sound Beach today, 7 are now asking less than they originally asked — 31.8%, against 34.8% across Suffolk.
And among the homes that actually sold
Among the 117 homes that sold in Sound Beach over the last twelve settled months, 20.5% had cut their price before they sold — unchanged from 20.4% 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 93 Sound Beach homes that sold without ever reducing achieved 103.3% of their asking price in a median of 16 days. The 24 that did reduce achieved 92.7% of what they first asked, after 63 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 Sound 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.
What This Means for Sellers
Sound Beach reads as a Seller's Market: about 2.3 months of single-family supply, and homes sold in a median of 22 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 Sound Beach 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 $579,999 — 10% above the $525,000 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 informationSound Beach: FEMA flood dataMedian NFIP cost, single-family homes, ZIP 11789: $560 a year (Aug 2026)
Median yearly cost by FEMA zone: moderate- to low-risk zones (X, B, C) $560 (20 policies).
Cost trend, Suffolk County
Median yearly cost of single-family NFIP policies taking effect each month.
In Suffolk County, the typical monthly median yearly cost of single-family NFIP policies taking effect in June through August 2026 was $1,410, 14% higher than the typical month in June through August 2025 ($1,230). Based on 6,422 and 6,811 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 Sound Beach (Census-designated place):
Coastal flooding
- Relatively Low 1
Inland flooding (heavy rain, streams)
- Relatively Low 1
Check a specific address
Look up the FEMA flood zone for any address: FEMA Flood Map Service Center · FloodSmart (FEMA).
Flood data for Suffolk 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 Sound Beach
Sound Beach is one of Suffolk's most established residential communities, offering a distinctive blend of suburban character and metropolitan accessibility. Located in the 11789 zip code, the community is served by the Rocky Point Union Free School District.
With a median home price of $520,000 and a median recorded property tax of $9,600 annually, Sound Beach pairs an established housing stock with direct access to New York City. The commute to Manhattan averages approximately 104 min via the Long Island Rail Road.
Joseph's Insider Guide to Sound 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 Sound Beach a good place to live for commuters?
The LIRR connects Sound Beach to Penn Station and Grand Central Madison in approximately 104 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 Sound Beach, NY?
Sound Beach homeowners pay a median of approximately $9,600 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 Sound Beach?
Sound Beach is currently a Seller's Market, with homes selling in about 22 days. Prices have moved +3% 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 Sound Beach different from other Suffolk communities?
Sound Beach is a long-established community served by the Rocky Point Union Free 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 Sound Beach?
School district boundaries in Sound 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 Sound Beach walkable for everyday living?
Sound Beach has a Walk Score of 29/100, measured at a single point near the centre of Sound Beach. Walkability varies street by street, so check the score for a specific address; the LIRR provides Manhattan access in approximately 104 min.
Planning a Move to Sound Beach?
Get the Sound Beach Relocation Guide — schools, commute options, live market data, and insider neighborhood details compiled by an Associate Broker who is also an attorney.
Explore Sound Beach
The latest from Sound Beach — local news, community events, and neighborhood highlights.
Schools in Sound Beach, NY
Sound Beach is served by the Rocky Point Union Free School District. Attendance zones on Long Island are assigned street by street, so a Sound Beach mailing address does not by itself determine which school a home is zoned for.
- Elementary
- Frank J Carasiti Elementary School Joseph A Edgar Intermediate Sch
- Middle
- Rocky Point Middle School
- High
- Rocky Point 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.
Typical value is the median recorded sale price in the district. Typical annual tax and effective rate are the median recorded tax bill and that bill divided by the median sale price, across 211 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 Suffolk school district, its schools and its tax rates →
Sound Beach Schools — Frequently Asked Questions
What school district serves Sound Beach?
Sound Beach is served by the Rocky Point Union Free 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 Sound Beach?
Sound Beach is served by the Rocky Point Union Free School District, which records these schools on homes sold in the district — elementary: Frank J Carasiti Elementary School, Joseph A Edgar Intermediate Sch; middle: Rocky Point Middle School; high: Rocky Point 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 Sound Beach students attend?
Sound Beach students attend Rocky Point High School, part of the Rocky Point Union Free School District.
School district boundaries on Long Island often run street by street, so a Sound Beach mailing address doesn't guarantee a given school. We confirm a home's exact attendance zone before you make an offer.
Sound Beach on the Map
Explore Sound Beach and nearby areas. Zoom in to see neighborhoods, schools, transit, and local amenities.
Looking to Buy in Sound Beach?
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 Sound Beach, NY
23 active listings currently on the market in Sound Beach. Data refreshed from the MLS in real time.
Active 100d
Ranch
Active 30d
Ranch
Active 156d
Cottage
Active 207d
Colonial
Active 38d
Hi Ranch
Active 247d
Contemporary
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 23 active listings
View All 23 Listings in Sound BeachRecently Closed in Sound Beach
60 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 |
|---|---|---|---|---|---|---|---|
| Cottage | 1 bd / 1 ba | 400 | — | Sign in to view | — | 13d | |
| Raised Ranch | 3 bd / 2 ba | 1,302 | — | Sign in to view | — | 15d | |
| Colonial | 2 bd / 2 ba | 1,264 | — | Sign in to view | — | 37d | |
| Hi Ranch | 3 bd / 3 ba | 1,760 | — | Sign in to view | — | 35d | |
| Ranch | 2 bd / 1 ba | 920 | — | Sign in to view | — | 32d | |
| Exp Cape | 7 bd / 4 ba | 3,225 | — | Sign in to view | — | 43d | |
| Ranch | 2 bd / 2 ba | 1,014 | — | Sign in to view | — | 21d | |
| Cottage | 2 bd / 1 ba | 1,182 | — | Sign in to view | — | 35d | |
| Exp Ranch | 4 bd / 2 ba | 2,043 | — | Sign in to view | — | 43d | |
| Colonial | 3 bd / 2 ba | 1,600 | — | Sign in to view | — | 38d | |
| Ranch | 3 bd / 2 ba | 1,480 | — | Sign in to view | — | 22d | |
| Colonial | 3 bd / 2 ba | 1,515 | — | Sign in to view | — | 56d |
Source: OneKey MLS — Sound Beach closed sales, last 180 days. Verify all figures independently before making decisions.
Get Your Home’s Value →Sound Beach Real Estate FAQ
Expert answers to the most common questions about buying and selling in Sound Beach.
How much does it cost to buy a home in Sound Beach?
Is Sound Beach a good place to buy a home, and who is it right for?
What are property taxes like in Sound Beach, and can they be lowered?
What is the LIRR commute from Sound Beach to Manhattan?
What is the median home price in Sound Beach, and is it a buyer's or seller's market right now?
How are the schools in Sound Beach?
Why work with Joseph DeVito to buy or sell in Sound Beach?
Is Sound Beach a buyer's or seller's market?
Are sellers cutting prices in Sound Beach?
What counts as a price reduction on this page?
Are price cuts in Sound Beach becoming more or less common?
Do homes that cut their price in Sound Beach sell for less?
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.
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How Sound Beach Fits Into the Suffolk County Market
Sound Beach’s median sale price of about $520K sits about 25% below the Suffolk County median of about $689K. These are whole-county figures over a settled trailing 12 months — the same data behind our full Suffolk County reports.
County medians describe the wider market, not any specific property, and are not a valuation of a home in Sound Beach.
Suffolk Markets Priced Like Sound Beach
Other Suffolk communities whose current median sale price sits closest to Sound Beach's — a practical way to see what the same budget buys elsewhere.
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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Buy or Sell in Sound 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 Sound Beach deal are in front of him, he knows the contract and title questions worth asking.
Also explore: Buyer Resources · Selling Your Home · All Suffolk Communities · Suffolk County Housing Market Outlook · Suffolk County Days on Market Report · Suffolk County School & Tax Breakdown