$562,183Average Value$394Average Price per Sq Ft15Homes For Sale
From beach bungalows to modern hamlet life on the Long Island Sound
Empty 20-by-100-foot lots for $89.50. While the New York Daily Mirror’s tabloid-subscription-for-property marketing campaign wasn’t enough to keep it in print past the 1960s, it did plenty to jumpstart the beach bungalow community of Sound Beach, as well as the neighboring hamlet of Rocky Point. “Our businesses are very connected to our community, but there’s not really a big divide between the two hamlets. Sound Beach is a little bit smaller and quieter, and Rocky Point has more of a downtown,” says Gary Pollakusky, president of the Rocky Point Sound Beach Chamber of Commerce. Although 1929’s pricing is out of the question today, Sound Beach remains a comparatively affordable housing market among Long Island’s North Shore hamlets, stretching between the established school districts and commercial centers in Rocky Point and Miller Place and the outdoor recreation spaces between pine barrens and the Long Island Sound.
This modern farmhouse in Sound Beach is looking sharp.
Sound Beach is full of little beach bungalow homes.
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Scott’s Beach, public sound access and Sound Beach land recreation
Bluffs tower over narrow, pebble-and-sand beaches along Sound Beach’s shoreline, broken up by stretches of boulders and the kayakers, fishers and swimmers getting out on the Long Island Sound. “There are numerous associations that maintain our beaches. Homeowners pay a nominal fee and get access to what are basically private beach clubs. There are still places where the public can get to the beaches, so it’s a hybrid situation,” Pollakusky says. Bookending Sound Beach are the two extremes of the spectrum, with Scott’s Beach accessible only to keyholders living in the gated Scott’s Beach Club community and Hagerman Landing Beach remaining open to those who live in Brookhaven, albeit with limited available parking. Many locals pay an annual membership fee of $325 to the Sound Beach Property Owners Association to receive beach tags and access to the East and West Beach access staircases along Shore Drive, though reserving space on the association’s kayak racks comes with an additional fee.
On land, cyclists hop between hamlets from Mount Sinai to Wading River on the 10-mile North Shore Rail Trail or explore the forested paths of the nearby Rocky Point State Pine Barrens Preserve. A handful of pocket parks introduce classic community park amenities like Sound Beach Park’s basketball court and the tree-shaded playground and sculpture at Robert Miner Park that ensures it is still commonly called its former name, Rocket Ship Park.
Sound Beach has some beautiful homes overlooking Long Island Sound.
Scotts Beach has stair access to walk along the water in Sound Beach.
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Original cottages and prewar beach bungalows
Shady, quiet side streets branch from wider connective streets throughout Sound Beach, tending toward long, straight blocks to the west and more winding, increasingly forested roads to the east. Original cottages and beach bungalows from the 1920s through 1940s stand down the street from newer, larger homes that replaced older housing stock over the years, including the ranch-style homes of the 1960s and the diverse New Traditional designs that popped up from the 1990s through 2020s. Prices range from $200,000 to $700,000. Behind the controlled-access gates of Scott’s Beach Club, single-family homes from the same eras sit along quiet, waterfront cul-de-sacs and sell for $420,000 to $890,000 plus yearly HOA fees of $1,300. Regardless of HOA membership, uniquely large, new, highly renovated or waterfront homes can sell for up to $1.2 million. Sound Beach has a CAP Index crime score of 2 out of 10, lower than the national average of 4.
This Sound Beach home sits atop a bluff overlooking Long Island Sound.
These Sound Beach homes were built in the 40's.
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Sound Beach Property Owners host an annual Field Day
Members of the Sound Beach Property Owners follow colorful, volunteer-designed signs or consult the group’s Facebook page to keep up to date on community events. The annual Field Day draws families to West Beach toward the tail end of each summer, filling the shoreline with kids competing in events like potato sack races and adult-manned raffle and free food tents. Other events, like occasional wine tastings and the Sound Beach Civic Association’s annual Veterans Day memorial service, are also points of community pride and connection.
Shopping and dining on Route 25A
Down on state Route 25A, a number of strip malls and standalone storefronts form Sound Beach’s commercial district. Anchors like Michaels and Kohl’s stand down the street from ALDI and Stop & Shop. Between national chains, locally owned restaurants like Spiro’s draw loyal regulars, though getting an indoor or patio table at the popular steakhouse may require a reservation at peak hours. Away from busy strip malls, more disparate businesses like the newer Firehouse Restaurant & Bar serve patrons between other community hubs like St. Louis de Montfort Roman Catholic Church and the Sound Beach Fire Department substation. Further shopping and dining destinations can be found in the small downtowns of the neighboring Miller Place and Rocky Point hamlets.
Grab breakfast, lunch or dinner at Sound Beach Cafe.
Head to Stop & Shop in Rocky Point commons, close to Sound Beach.
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Split between Miller Place and Rocky Point schools
Homeowners consult zoning maps to learn their children’s K-12 school district. “Sound Beach is split pretty much right down the middle by the Rocky Point Union Free and Miller Place Union Free school districts, you might be going to a different school than your neighbor down the block,” says Joy Bryant, an associate broker at Coldwell Banker American Homes who has specialized in Suffolk County for 35 years. On the eastern half of Sound Beach, kids attend Frank J. Carasiti Elementary School which serves kindergarten through second grade and earns a B from Niche, followed by Joseph A. Edgar Intermediate School which serves third through fifth grades and also earns a B. Rocky Point Middle School earns an A-minus and Rocky Point High School earns a B-plus. Students on Sound Beach’s west side attend the Miller Place Union Free School District which earns a B overall.
Young minds blossom at Joseph A Edgar School.
This is the main entrance to Rocky Point High School.
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Traveling to the Long Island Rail Road at Port Jefferson
Route 25A provides a straight shot to Port Jefferson and its namesake Long Island Rail Road station which is about 5 miles away. Train riders have a nearly two-hour trip into Penn Station from Port Jefferson, but can drive to Ronkonkoma Station 16 miles away to reduce the ride to an hour and 20 minutes. Suffolk County Transit buses provide limited local service from stops on Route 25A, but most locals rely on cars to get around, even if they’re not regularly using the Long Island Expressway to drive 68 miles into Manhattan.
Written By
Hannah Rainey
Photography Contributed By
Jeff Rainone
Video By
Patrick Johnson
Interested in learning more about homes in this area?
Reach out to
Bryn Elliott,
an experienced agent in this area.
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On average, homes in Sound Beach, NY sell after 44 days on the market compared to the national average of 54 days. The median sale price for homes in Sound Beach, NY over the last 12 months is $500,000, up 1% from the median home sale price over the previous 12 months.
Welcome to this expansive colonial offering over 3,200 sq. ft. of flexible living space—ideal for today’s lifestyles, including multigenerational living, work-from-home needs, or those seeking room to grow. Featuring 5 bedrooms and 4 full baths, the home delivers generously sized rooms, multiple gathering areas, and a layout that easily adapts to your vision—whether for extended living, guest
Bright and sunny Ranch on a shy quarter acre has refinished hardwood floors and new oil burner. Updated windows and exterior doors, vinyl siding and full basement are features you will love! The daylight basement is bright and has three large windows. The yard is spacious and there is plenty of room to entertain. Close to shopping, dining, recreation, North Shore Beaches. Rocky Point School
100% complete! New construction! 2 story Victorian with 3 bedrooms, 2.5 baths. Half bath on main floor , 8ft ceilings, Oak floors through-out, modern and fresh kitchen with quartz counter-tops and SS appliances . Upstairs boasts a primary suite with walk in closet and full bath along with 2 additional bedrooms and additional full bath. 1 car attached garage with full basement with walk out
Rare Opportunity to Own a Huge Colonial and Experience Beach Living with the Long Island Sound just two blocks away*Featuring a Front Stone Elevation*Newer Vinyl Siding*Under Soffit Lighting*Enclosed Portico with Thick Columns*Private Enlarged Driveway for Generous Parking*Upon entry you'll Enjoy Hardwood Flooring as you're lead into the Sun-Drenched Formal Dining Area which Features a
Beautiful, spacious Hi Ranch in Miller Place School district! Features 3 bedrooms, living room, dining room, kitchen and full bath on main level with hardwood floors. Lower level features bedroom, den and full bath. 1 car garage and fully fenced yard on quiet dead end st. Room for extended family!
Rare-One of A Kind Home that features Updated Kitchen with new Cabinetry and Quartz Countertops. High Ceilings. Full Bedroom and Main Bath on First Floor. Large Loft with endless possibilities. Large family Room with Wood Burning Fireplace. Basement with OSE. Large Property. Rear Deck. PVC Fence. Miller Place School District.
Recently Updated Expansive Center Hall Colonial with 5 Bedrooms and 2 Full Bathrooms, located on quite street. Open floor plan with chefs kitchen designed for comfort and everyday ease. New Oil Furnace and New Electric Hot Water Heater. Detached Garage plus driveway and large backyard make this property ideal for entertaining! Low Taxes $7,690This property wont last, make your viewing
Discover this newly listed gem in Sound Beach, offering five bedrooms and two full bathrooms. The home has been freshly renovated and thoughtfully updated throughout, featuring brand-new paint, a new roof, and modern appliances that add both style and functionality. Designed for comfort and convenience, this move-in-ready property is perfect for those seeking a fresh start in a beautifully
This beautifully remodeled house offers spacious living with modern amenities and charming features. As you step into the main floor, you're greeted by an inviting open concept layout, seamlessly connecting the living room, dining room, and eat-in kitchen. The kitchen boasts stainless steel appliances, a central island, granite countertops, and vaulted ceilings, creating a perfect space for
Looking for a great opportunity? Currently listed for $503,500. This property has tons of potential and is average in living space size for the neighborhood. It is located close to main roads with easy access to local amenities, such as shopping, banking, schools, and various eateries. Per our Appraisal describes the property as a SFR (ranch) built in 1935. It has a GLA of approx. 1344 and has 3
Calling all builders and investors! Vacant residential lot for sale in Sound Beach, NY, offering approximately 6,098 square feet. Excellent opportunity to build a custom home in an established neighborhood.
Welcome to 1 Tiana Drive in desirable Sound Beach! This home features 2 bedrooms and 2 full baths, a breakfast nook, dining room, living room and basement. Just minutes from the North Shore beaches along the Long Island Sound, this location provides easy access to waterfront recreation, local parks, and community amenities. Enjoy comfortable year-round living with forced hot air heat, gas
Explore the charm of 117 Upton Dr, nestled in the serene community of Sound Beach, NY. This delightful two-bedroom cottage offers a cozy and inviting retreat, perfect for those seeking peace and tranquility. With a full bath, every inch of this 504-square-foot haven is thoughtfully designed to maximize comfort and functionality. Imagine waking up to the gentle sound of nature, with sunlight
5-Bedroom Home for Rent in Sound Beach – Miller Place Schools Spacious expanded Cape featuring 5 bedrooms, 2.5 baths, and 9 total rooms. Enjoy hardwood floors, a bright dining room with sliders to a large deck overlooking the backyard, and spacious bedrooms throughout. Located in the Miller Place School District, close to shopping, transportation, and major roads. A perfect blend of space,
Three bedroom apartment for rent in Sound Beach on lower level. Private entrance, private driveway, $3000 including utilities except wifi. Landscaping is included. Owner is looking for one year lease. One small pet is fine. Hardwood flooring in each bedroom. Located close to nearby beaches, parks, restaurants, stores, major roadways & more. First month rent, one month security, one month
Feel at home in this quaint, rustic beach home perched on top of the beach with outstanding views. This 2-bedroom home with 1.5 bathrooms can sleep 6 people.The upscale furnishings bring the beachy feel indoors, with pale blue and green furnishings throughout the home. The cozy living room has a TV and great outdoor views. The home also features a fully equipped kitchen with plenty of
Walk Score® measures the walkability of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
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