$442,398Average Value$368Average Price per Sq Ft49Homes For Sale
A community with changes on the horizon
Despite a few turbulent years, Mastic Beach is a community 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.”
This quiet residential community sits right on Narrow Bay.
Mastic Beach Library located on Main St in Mastic Beach NY.
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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 away, 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.
Walk along the dock and enjoy the peace at Osprey Park.
Walk your dog around Osprey Park.
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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.
New Traditional homes aren't hard to come by here in Mastic Beach.
You can find these lovely ranch style homes all around Mastic Beach.
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Hurricane season and flood insurance
Mastic Beach was one of the communities on the south shore that was hit hard by Hurricane Sandy in 2012. This was one factor contributing to the need for revitalization. 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 community'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.
Frank and Son Bakery in Mastic near Mastic Beach is a bustling bakery.
Nice Place Coffee and Chocolate Library is a cafe in Rosenburg Speonk close to Mastic Beach.
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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.
William Floyd High School has one of the largest school campus in the area.
William Paca Middle School is conveniently located in Mastic Beach.
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Major highways, LIRR to Manhattan
William Floyd Parkway runs along the western side of the community, 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.
Written By
Leonardo Mayorga
Photography Contributed By
Anthony Costa
Video By
Leonardo Mayorga
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On average, homes in Mastic Beach, NY sell after 57 days on the market compared to the national average of 55 days. The median sale price for homes in Mastic Beach, NY over the last 12 months is $440,000, up 3% from the median home sale price over the previous 12 months.
UNDER CONSTRUCTION- Spring 2026 Occupancy....Welcome to this stunning new construction Colonial offering timeless design and modern comfort. This home features 4 spacious bedrooms and 3 full baths, thoughtfully designed for today’s lifestyle. The bright kitchen is equipped with stainless steel appliances and ample workspace, perfect for everyday living and entertaining. Enjoy year-round comfort
Welcome home to this cute and cozy house! Nestled just 2 blocks away from the beautiful bay - this IS the one you've been waiting for! LOW LOW LOW taxes!! Your fully fenced backyard with firepit and generous space creates the perfect oasis for moments of relaxation and outdoor gatherings! Enjoy 2 bedrooms with a versatile 3rd room which creates a wonderful space for an office or guestroom. Your
Welcome to this charming 3-bedroom, 1-bathroom ranch. This well maintained home features an inviting kitchen with ample cabinet space, and large pantry perfect for everyday living and entertaining. The layout offers comfortable, well-sized bedrooms and a functional single-level floor plan.Step outside to a fully fenced backyard with a large porch ideal for relaxing, hosting gatherings, or
Great 2 bedroom home just steps from the beach and the Great South Bay! All remodeled with low taxes gives you the opportunity to own rather than renting. Brand new HVAC system, new appliances, water heater 3 years old, wood fence installed 2 years ago, solar panels included, storage shed, dog run area in backyard. Make this your perfect little getaway home for all year round living or seasonal!,
Waterfront living with endless potential on Poospatuck Creek, offering direct access to the Forge River and beyond. This split-level home is all about location, views, and opportunity. The upper level features an open floor plan designed to capture the water from every angle, with three sliding glass doors that open to a sprawling upper deck, perfect for entertaining, relaxing, and soaking in the
This charming 3-bedroom, 1-bath house offers spacious, Enjoy a huge fenced backyard perfect for relaxation, gardening and entertainment. Nested on Long Island's south shore, this property combines affordable living with serene bay breeze. Don't miss out on this Mastic Beach gem.
Price Improvement! Now $549,999!!! - Prime corner lot directly across from Marina 1 -Easy direct access to Narrow Bay — minutes by boat to Moriches Inlet & Westhampton Beach-Bright, open layout with 10’ ceilings for a spacious, airy feel-Modern kitchen featuring Corian countertops, deep sink with waste disposal, and ample cabinetry-Primary bath retreat with Jacuzzi tub, glass-enclosed
Welcome to 278 W Elm Road in Mastic Beach, a charming home that holds its original 1931 layout, blending classic character with thoughtful updates. This cozy 2-bedroom, 1-bathroom home features an updated kitchen with modern appliances, making everyday living easy and comfortable. Just off the back door, you’ll find an amazing raised deck that overlooks the backyard, a perfect space to relax,
Welcome to this charming 3-bedroom, 1-bath ranch offering comfort, convenience, and plenty of outdoor space. Step inside to find a bright and inviting living area perfect for relaxing or entertaining. The eat-in kitchen provides ample cabinetry and room for casual dining, while each bedroom offers generous closet space and natural light. Outside, enjoy a spacious, fully fenced yard — ideal for
Come see this spacious 4-bedroom, 2.5-bath waterfront home featuring an open floor plan where you can enjoy breathtaking sunrise views over the water. The property offers a large private bulkhead capable of accommodating up to three boats, making it ideal for boating and waterfront living. This home also includes a well-designed in-law suite, offering flexibility and additional living space.
Rare opportunity in Mastic Beach. Fully renovated Cape on a private 1+ acre corner lot with river views, modern upgrades throughout, and flexible living space including a possible 4th bedroom or office.Welcome to 4 Riverside Avenue, a beautifully updated home that offers the perfect combination of space, privacy, and modern comfort. This property stands out with its oversized lot, thoughtful
New Construction, build the home of your dreams on the picturesque tree line block with the Great South Bay near by. This home is still to be built, now is the time to work with the builder to create the home of your dreams. Starting a Raised ranch that features 9ft ceilings, 3 bedrooms, 2 baths, primary bedroom with, ensuite, kitchen, dining room combo, spacious living room, and a full bonus
Investor Special!! ...This home is one out of 6 being offered that could be a package deal.. long term good tenants would like to stay .. Low taxes .. quiet street.. up and coming Beechwood development starting soon here .. Be the 1st!!
Welcome to this charming cape in the heart of Mastic Beach! This 3 bedroom, 1 bathroom residence features durable vinyl flooring throughout and a functional walk-through kitchen equipped with an electric range and plenty of cabinet space. The home has been thoughtfully cared for, boasting a roof less than 5 years old, a recently serviced electrical panel, and a furnace that is serviced annually
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
Newly updated 4-bedroom, 2.5-bath home featuring a spacious layout. The first level offers a bedroom, half bath, large living area, and a newly finished kitchen. The second level includes three bedrooms, highlighted by a spacious primary en-suite with a large full bathroom. A great opportunity to make this home your own.
Bright and spacious private room available in a clean, well-maintained home. The room features beautiful hardwood floors, a large closet with multiple doors for excellent storage, and modern neutral colors that create a comfortable living space.The room can come furnished with a bed if needed. Large windows with curtains provide natural light and privacy. Perfect for a quiet person looking
Ask About Our Outstanding Specials*. $99 Security Deposit Special. Restrictions apply* Ranch, Duplex & Villa Style Townhomes For Those 55+.Each Private Entry Home Features 2 Bedrooms & 2 Baths, Large Closets & Terraces, Gourmet Tuscany Eat In Kitchens W/SS Appl. Clubhouse With A Social Hall, Health Center & Outdoor Pool! Pet Friendly! Prices/policies subject to change without notice
Beautifully Renovated 3 Bed, 1 Bath, Full-House Rental! Boasting 3 Nicely Sized Bedrooms, Open Concept Kitchen/Dining Room, Living room. Includes a large driveway and nice backyard deck. Tenant is responsible for ALL utilities. You Don't Want to Miss!
Spacious 3 Bedroom 1st floor apartment with Den/Office, Formal Dining room. Living room, Eat in kitchen & Full bath. No Smoking & No pets. Owner requests copy of rental application, full credit reports, references and proof of resources to pay rent.
Newly renovated 4 bedroom 2 bath home with brand new kitchen and bathrooms, beautiful tiled floors on 1st floor, new carpeting on 2nd floor. full unfinished basement, washer/dryer hookup too! Owner requires credit report and proof of resources to pay rent and landlord reference if possible ..Be the 1st!
This is your opportunity to live on Long Island's celebrated southshore, minutes away from Fire Island National Seashore, and only three miles from LIRR station. The community is rich in American history and culture.
Ask About Our Outstanding Specials*. $99 Security Deposit Special. Restrictions apply* Ranch, Duplex & Villa Style Townhomes For Those 55+.Each Private Entry Home Features 2 Bedrooms & 2 Baths, Large Closets & Terraces, Gourmet Tuscany Eat In Kitchens W/SS Appl. Clubhouse With A Social Hall, Health Center & Outdoor Pool! Pet Friendly! Prices/policies subject to change without notice
Local Logic measures the walkability, access to public transit and bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
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