$450,295Average Value$372Average Price per Sq Ft53Homes 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
Interested in learning more about homes in this area?
Reach out to
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On average, homes in Mastic Beach, NY sell after 59 days on the market compared to the national average of 58 days. The median sale price for homes in Mastic Beach, NY over the last 12 months is $450,000, up 5% from the median home sale price over the previous 12 months.
Experience effortless waterfront living in this beautifully updated home offering elevated views and year-round coastal serenity. Set on a raised foundation with a wraparound porch, the property captures stunning sky lines and tranquil water vistas from multiple rooms. Inside, the home features a bright, modern open layout with wide-plank luxury vinyl flooring, recessed lighting, and a crisp
Waterfront Living with Private Dock – Rare Opportunity! Welcome to a unique waterfront property offering the perfect blend of lifestyle, investment potential, and future expansion. Situated on an oversized 0.43-acre lot, this home features direct water access with a private dock—ideal for boating, fishing, kayaking, or simply enjoying peaceful waterfront views right from your backyard. The
Welcome to 24 Blue Point Road! a beautifully updated ranch offering a bright, open layout and a lifestyle you’ll love.This cozy yet spacious 2-bedroom, 1-bath home features an open-concept floor plan that flows seamlessly from the living room to the dining area and kitchen, complete with granite countertops and sleek LVP flooring throughout. Freshly painted and move-in ready, the home also
Coastal living with water views, marina access, and future upside. Directly across from Marina 1 on a 100x100 corner lot, this 2-bedroom, 2.5-bath Mastic Beach home offers canal access and easy boating to Narrow Bay, Moriches Inlet, and Westhampton Beach. Inside features include 10’ ceilings, central air, propane heat/cooking/hot water, a functional kitchen with Corian countertops, guest suite
Come see this beautifully renovated Cape Cod-style home located on a dead-end street. Featuring four spacious bedrooms and two full bathrooms, this 1,848 sq ft home offers a bright, airy floor plan perfect for both everyday living and entertaining. The updated kitchen (2019) showcases quartz countertops, stainless steel appliances, and an inviting open layout. Additional highlights include new
Discover the possibilities in this spacious 4-bedroom, 3-bathroom residence situated on an oversized lot in Mastic Beach. Offering a generous floor plan and soaring ceilings, this home provides an abundance of space and flexibility to accommodate a variety of lifestyle needs. The large eat-in kitchen serves as the centerpiece of the home, featuring impressive ceiling height and ample room for
Brand-new Raised Ranch currently under construction! A model home is available for preview, with an anticipated completion date of June 2026. This stunning modern residence features cathedral ceilings and oversized windows that fill the home with natural light. Enjoy hardwood flooring throughout, a fireplace, and custom moldings for added elegance. The kitchen offers white soft-close cabinetry,
Welcome to Ivy Rd—an exceptional opportunity offering both value and quality updates throughout. This well-maintained home features a recently updated roof, siding, windows, and flooring, providing peace of mind and modern appeal. The kitchen and bathroom have been tastefully renovated with contemporary finishes, creating a move-in ready experience.Standout custom masonry work adds unique
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
Welcome Home to this Beautiful Colonial in the heart of Mastic Beach. Inside, you’ll find an inviting open layout featuring laminate floors, a formal dining room perfect for gatherings, and a sun-filled eat-in kitchen designed for everyday living. Sliding glass doors lead you out to your own backyard—ideal for relaxing, entertaining, or simply enjoying summer BBQ's. From the moment you arrive, it
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!! Or great starter home! Being sold as is with all co's in place...This home is one out of 6 being offered that could be part of a package deal .. Low taxes .. quiet street.. valid rental permit in place too.. up and coming Beechwood development starting soon here .. Be the 1st!!
A stunning top-to-bottom transformation, this exceptional residence has been meticulously rebuilt with no detail overlooked. Taken down to the studs and reimagined for modern living, the home boasts brand-new plumbing, electrical, HVAC, siding, windows, floors, and cosmetics. These finishes have never been lived in! The bathrooms feature custom detailed tiles, water features, and electronic
Welcome to your next chapter home. This recently renovated home, situated just half a mile from the serene Narrow Bay in Brookhaven, NY offers a year-round living experience. The heart of the home is a stylish, open-concept kitchen, adorned in calming shades of blue and white, and punctuated by stunning quartz countertops.On those chilly winter days, cozy up next to the wood-burning
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
Property Id: 1844288Welcome to your cozy new room in Mastic Beach, NY! fully furnished features a range of amenities including a dishwasher, hardwood floors, and security cameras. Enjoy off-street parking and a beautiful lawn. 10 Min driving to St. John’s Univ. and Suffolk CC Ideal for students or working professionals looking for a clean, quiet place near campus. Utilities such
Beautiful renovated ranch style home available to rent with 4 larger than average bedrooms, 2 full bathrooms, EIK, LR. extra closets. Fenced property. Driveway with parking provided for two vehicles. Access provided to the extensive backyard & small dogs allowed. Strictly non smoking in and around the property. Local bus just steps away provides access to all amenities and additional public
Available Now | Stunning Fully Renovated 3BR Home Near Beach, Train & ShoppingWelcome to this beautifully updated, sun-filled home featuring gorgeous bay windows in the living room that bring in natural light from both the front and back of the houseThis premium rental offers 3 bedrooms Newly renovated finished basement perfect for extra living space, office, gym, or playroom 2 freshly
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!
Ask About Our Outstanding Specials*. $99 Security Deposit Special. Restrictions apply* 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
FOR RENT - BEAUTIFULLY RENOVATED 2-BEDROOM RANCH Enjoy comfortable one-level living in this beautifully renovated 2-bedroom, 1-bath ranch that combines modern updates with timeless charm. This move-in-ready home features a bright and inviting living area, an updated kitchen and bath, spacious bedrooms, and attractive finishes throughout. A detached one-car garage provides convenient parking and
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