$441,272Average Value$342Average Price per Sq Ft15Homes For Sale
A community with changes on the horizon
Despite a few turbulent years, Mastic Beach is a neighborhood on the rise on Long Island's South Shore. The hamlet's residents voted to operate independently as a village in 2010, but by 2018 found the financial burden too heavy and rejoined the town of Brookhaven as an unincorporated hamlet." Now, a plan to revitalize Mastic Beach’s main street has a slew of new building projects in the works, from a walkable commercial downtown to new townhomes, multifamily housing and a new sewage system. “It’s an up-and-coming area,” says Marie Schulz, an associate broker at Integrity Core Realty who has sold homes here for eight years. “They’re also planning a museum because it’s kind of a historic area. We have William Floyd, who signed the Declaration of Independence, and he was the only Long Islander to do so, so it’s going to kind of be around him. People should just start getting excited about all the new changes that are really going to benefit the community.”
Crabbing and fishing at Osprey Park
Two of Mastic Beach’s most striking qualities are its wetlands and the bay views at its coast. Osprey Park is one of the most popular places to enjoy the coast. “It has a little bit of everything,” Schulz says. “It has the park, it has little picnic tables, a little bit of a beach and a pier where people go crabbing or fishing. And because it’s right where the marina is, you have your watersports, your jet skis.” Fishers also head to Cranberry Pier to cast their lines, marinas are dotted along the coast and many waterfront homes have private docks. On land, Robert Miller Memorial Park hosts local baseball games and practices. Smith Point Beach is less than 4 miles from the neighborhood’s center, just across the Smith Point Bridge on Fire Island's east end. Unlike other parts of Fire Island, the bridge makes it accessible by car. Residents simply park in the large lot next to the Fire Island Wilderness Visitor Center. The beach is incredibly popular during the summer thanks to the sun, waves, lifeguards and frequent live music events. According to Schulz, the park’s campsites are also popular for weekend trips.
Mastic Beach homes starting at $325,000
Mastic Beach is known for its cozy ranch-style houses and Cape Cods, usually built between the 1930s and 1990s. Its larger homes tend toward hi-ranches and new traditional homes with colonial influences, often built over the past decade or so. These homes range from $325,000 to $550,000. Even homes directly on the canal, which often have their own private docks where homeowners can keep their boats or cast a line, typically cost between $500,000 and $850,000, though there are a handful that reach $1 million. “And the price will probably go up after next year, once the revitalization starts,” Schulz says. “Just like any other community that goes up.” The CAP Index crime score is 3 out of 10, which is lower than the national average of 4.
Hurricane season and flood insurance
Mastic Beach was one of the neighborhoods on the south shore that was hit hard by Hurricane Sandy in 2012. This was one factor contributing to the need for revitalization in the neighborhood. Many homes are in flood zones, and flood insurance is a must here.
Car shows and holiday fairs
Mastic Beach and the rest of the Tri-Hamlet area, which includes Shirley and Mastic, almost always have events going on. The annual Food Truck Rally and Car Show features old cars, food trucks and local vendors. “We do Trunk or Treat for Halloween, for Christmas we have little fairs,” Schulz says, adding that there’s also a Christmas parade. “So every season has an event. It’s that country living on Long Island.” Nearby Smith Point is also a hotspot for huge events, especially when it comes to music.
More shopping and dining on the horizon for Mastic Beach
There’s a smattering of local restaurants along Neighborhood Road, which is Mastic Beach’s main street. Fratelli’s Pizzeria & Restaurant is popular for pizza and garlic knots, while Onofrio’s is a more sit-down dinner place. The Mastic Beach Snack Restaurant Bar serves burgers and lobster rolls right on one of the neighborhood’s many canals. For dessert, Paradise Ice Cream is reminiscent of an old-fashioned ice cream parlor and candy store. In addition to banana splits and sundaes, the retro sweets shop offers malts, floats and New York egg creams. Although there’s not much there now, more shops and restaurants are on the way. "Everyone across Brookhaven is excited about the prospect of new restaurants, boutiques, and housing opportunities in the community,” says Deloar Khan, a licensed real estate salesperson with AVS Realty.
Over by Smith’s Point Beach, Tiki Joe’s Beach Club is also a popular dinner spot for the regular live bands they host by their outdoor seating area all summer. “That’s definitely a go-to. Especially when it’s Disco Night — that seems to be everybody’s favorite. It was packed when we went,” Schulz says, adding that the band playing that night, The Groove, must be a particular favorite among the community. “I usually go on the weekends, but this one drew a huge crowd.” Essentials at Home Depot or King Kullen are about 3 miles away in nearby Mastic.
Sports and tutoring at William Floyd High
Niche gives the William Floyd Union Free School District an A-minus. Children can attend John S. Hobart Elementary School and William Paca Middle School, which both earn B ratings, before attending William Floyd High School. William Floyd High has a B-plus, and in 2023, numerous boys and girls on its baseball, softball, lacrosse and track teams were singled out as all-county or all-league champions. Extra help understanding coursework is offered after school every day of the week except Fridays.
Major highways, LIRR to Manhattan
William Floyd Parkway runs along the western side of the neighborhood, and it takes just a few minutes to hop onto Sunrise Highway, also known as state Route 27. Mastic-Shirley Station on the Long Island Rail Road is 3 miles from Mastic Beach. From the station, the train takes an hour and 45 minutes to reach Manhattan’s Penn Station. Long Island MacArthur Airport is 17 miles away and John F. Kennedy International Airport is 60 miles away.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Interested in learning more about homes in this area?
Reach out to
Philip Donnellan,
an experienced agent in this neighborhood.
Parks in this Area
Shirley Beach/ Smith's Landing
Beach
Playground
Parking Lot
Smith Point County Park
Camping
Fishing
Beach
Bayview Park
Picnic Area
Playground
Multi-Purpose Field
Keith Romaine Memorial Skate Park
Robert Miller Memorial Park
Baseball/Softball
Playground
Parking Lot
Osprey Park
Fishing
Playground
Parking Lot
Transit
Airport
Long Island MacArthur
32 min drive
Bus
Mastic Beach Rd & Pine Rd
Bus
Neighborhood Rd & Jefferson Dr
Bus
Whittier Dr & Neighborhood Rd
Bus
Whittier Dr & Queen Rd
Bus
Mastic Beach Rd & Quay Ave
Bus
Mastic Beach Rd & Washington Ave
Bus
William Floyd Pkwy & E Parkview Dr
Reviews
Niche Reviews
3.130 Reviews
3.0Current Resident
7/28/2017Niche Review
Some areas are nice. It is so close to great beaches. Unfortunately, crime and substance abuse rates are too high. The fact that the high school has an in school drug treatment program speaks volumes.
4.0Niche User
3/21/2015Niche Review
The weather in Long Island is great during the summer. It's a place where people love to be outside, and the beach is always a good place to be. Over the winter it can be a bit harsh, but it is bearable.
5.0Current Resident
5/12/2021Niche Review
We've been living here for a while now. No complaints. The school district is great and the neighbors always offer to help when you're doing yard works or working on anything. Many of the major stores are within a 20 or less driving distance. So far, I will recommend this town to anyone.
3.0Niche User
3/21/2015Niche Review
The crime rate in Mastic Beach is more related to gangs, and drugs. It won't effect unless you are involved in the crime.
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Mastic Beach Demographics and Home Trends
On average, homes in Mastic Beach, Long Island sell after 71 days on the market compared to the national average of 70 days. The median sale price for homes in Mastic Beach, Long Island over the last 12 months is $480,000, up 5% from the median home sale price over the previous 12 months.
Discover this 4-bedroom, 1.5-bath home, situated in Mastic Beach. This residence offers the idyllic feel of a beach home, within walking distance to local beaches and parks, yet far enough away to provide comfort, privacy and safety during inclement weather. Move in condition throughout, the home welcomes you with a walk-up front porch, spacious enough for relaxing with chairs or tables,
Calling All Investors - Commercial Lot For Sale.Great opportunity to build your own business, home, or investment property on this J-2 zoned commercial lot. Parcel ID: 0200-978-90-09-00-001-000.Prime location on Mastic Road, directly across from Post Office.Vacant Land Sold As-Is.Purchaser is responsible for conducting their own due diligence with the Town of Brookhaven regarding development
This ranch home offers lot & lots of potential to our perfect buyer. Home included a large eat-in-kitchen with an open floor plan to large living room. Three bedrooms & a full bath round out the upstairs. Feel free to enjoy extra space in the partly finished basement with a bar, a Den & office. There is lots of space to expand inside & outside of this home. Enjoy this nice sized backyard
Cute 2 bedroom home with 1 full bath, Living room with vaulted ceiling, EIK, Part Basement, Rear deck and nice size backyard. This home has had many updates including 1 Year old Roof, Mostly updated windows & New siding 4 years ago, 10 year old cesspool, paint, flooring, fixtures and some appliances. Nice vinyl fencing and low taxes.
Welcome to 186 Orchid Drive— a move-in-ready ranch with privacy, updates, and coastal charm.Set on just over a quarter acre, this well-maintained 2-bedroom, 1-bath home offers the perfect blend of comfort, efficiency, and convenience. Enjoy a thoughtfully landscaped, fully fenced yard with in-ground sprinklers, sheds for storage and plenty of space to relax or entertain in total
Resort Style Rental Townhouse community for those 55 Plus. Ranch, Duplex, Villa style residences. Resident Clubhouse with social hall and party kitchen, card games, fitness center, outdoor pool with sun deck.Professionally landscaped grounds. Convenient to the Hamptons and east end Long Island. Activities Director with Jitney trips to shops, restaurants, events.Each private entry townhouse
Stunning Ranch three blocks from the open Bay, 200 ft from the Mastic Beach Yacht Club ,only house on the Block on your side of the street,an absolute stunner with great room with wood burning stove, utilities are not included
Interested in learning more about homes in this area?
Reach out to
Philip Donnellan,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
13,450
Median Age
38
Population Density
5 ppl/acre
Population under 18
26.1%
On par with the national average
23.8%
Population over 65
15.1%
On par with the national average
19.1%
Finances
Median Household Income
$87,643
Above the national average
$71,702
Average Household Income
$100,167
Education and Workforce
High School Graduates
85.2%
On par with the national average
89.1%
College Graduates
19.7%
Below the national average
34.1%
Advanced Degrees
9.4%
% Population in Labor Force
64.6%
Weather
Annual Precipitation
44''
Average Winter Low Temperature
24°F
Average Summer High Temperature
82°F
Annual Snowfall
33''
Area Factors
Somewhat Bikeable
Bike Score®
32/ 100
Car-Dependent
Walk Score®
8/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
