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Mastic Beach

Mastic Beach

Neighborhood Reviews
3.1
$441,272 Average Value
$336 Average Price per Sq Ft
17 Homes 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.

Christina Norwood
Written By
Christina Norwood
Photography Contributed By
Anthony Costa
Jacob Cooperman
Video By
Jacob Cooperman

Agents Specializing in this Area

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Schools

Source:
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 Deborah Pirro, an experienced agent in this neighborhood.

Parks in this Area

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
3.1 30 Reviews
3.0 Current Resident
7/28/2017 Niche 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.
4.0 Niche User
3/21/2015 Niche 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.
5.0 Current Resident
5/12/2021 Niche 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.
3.0 Niche User
3/21/2015 Niche 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

Housing Trends

Median List Price
$491,990
Median Sale Price
$480,000
Median Single Family Sale Price
$480,000
Median Townhouse Sale Price
$836,995
Median 2 Bedroom Sale Price
$450,650
Median Change From 1st List Price
0%
Last 12 months Home Sales
93
Median Home Sale Price YoY Change
5%
Average Price Per Sq Ft
$336

Neighborhood Facts

Number of Homes in Neighborhood
2,288
Number of Homes for Sale
17
Median Year Built
2001
Months of Supply
2.20
Average Single Family Home Size Sq Ft
1,710
Below the national average
1,924
Average Townhouse Size Sq Ft
2,100
Average 2 Bedroom Size Sq Ft
1,800
Median Lot Size Sq Ft
9,147

Open Houses

  • Saturday, Aug 2
    11am - 1pm

    186 Orchid Dr, Mastic Beach, NY 11951

    $379,000

    • 2 Beds
    • 1 Bath
    • 761 Sq Ft
    • 186 Orchid Dr
    • New 1 day ago

    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

    Cody Buchalter Michael Alexander Properties

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  • Sunday, Aug 3
    3 - 5pm

    123 Jefferson Dr, Mastic Beach, NY 11951

    $350,000

    • 3 Beds
    • 2 Baths
    • 1,461 Sq Ft
    • 123 Jefferson Dr
    • New 2 days ago

    Welcome to this delightful 3-bedroom, 2-bath Colonial that perfectly combines comfort, space, and convenience. Featuring beautiful hardwood floors throughout, this home offers a warm and inviting atmosphere from the moment you enter. The cozy living room is centered around a classic wood-burning fireplace—perfect for relaxing on chilly evenings.The spacious eat-in kitchen is ideal for

    Michelle Perry Century 21 KR Realty

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  • Saturday, Aug 2
    1:30 - 3pm

    66 Lynbrook Dr, Mastic Beach, NY 11951

    $489,990

    • 3 Beds
    • 1 Bath
    • 1,194 Sq Ft
    • 66 Lynbrook Dr
    • New 5 days ago

    Set on two tax lots and bordered by preserved state land, this elevated 3-bedroom, 1-bathroom raised ranch is ideal for boaters, entertainers, or anyone seeking a relaxed coastal lifestyle. Raised by NY Rising and updated throughout, the home features 1,194 sq ft of living space with a full-height basement offering incredible potential, accessible via double doors.Step into a vaulted

    Courtney James Douglas Elliman Real Estate

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Distribution of Home Values

Source: Public Records

Homes for Sale

Homes for Rent

Interested in learning more about homes in this area? Reach out to Deborah Pirro, 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.

Nearby Neighborhoods

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.
NEIGHBORHOOD
Mastic Beach