August 2024 continues to showcase a dynamic real estate landscape in Suffolk County, New York. With rising prices, strong demand, and fast-moving properties, the market is shaping up as a seller’s paradise. Here’s a breakdown of the key trends from the latest data.

Seller's Market Still in Play

Suffolk County remains firmly in a seller's market, with 3.05 months of inventory, an increase of 14.1% month-over-month (MoM). Despite this increase, inventory is still well below the 6-month threshold that signals a balanced market, giving sellers an edge.

Rising Home Prices

The median sold price in Suffolk County reached $666,500 in August 2024, a 2.5% increase from the previous month. This reflects a steady appreciation in home values, with the median estimated property value rising to $657,310, a 10.7% year-over-year (YoY) increase.

Homes in Suffolk are also selling well above their asking price, with a list-to-sold price ratio of 102.1%, signaling that buyers are competing heavily for available properties.

Homes Selling Quickly

Properties in Suffolk County are flying off the market. The median days on market (DOM) is just 26 days, a 8.3% decrease MoM. Buyers need to act quickly to secure their homes in this fast-paced market.

4. Listing Trends

There were 1,540 new listings in August 2024, up 7.1% MoM, with a median list price of $679,000. The increase in listings provides some relief to buyers, but demand remains high, pushing prices upward.

Price Per Square Foot

The median price per square foot for sold homes in Suffolk County is $380, reflecting a 3.3% MoM increase. With the median living area for homes sold being 1,884 square feet, this figure showcases the value buyers are placing on available space in Suffolk County.

Final Thoughts

Suffolk County's real estate market remains a competitive and robust environment for sellers as we head into the final months of 2024. Rising home prices, quick sales, and limited inventory continue to drive the market, making it essential for both buyers and sellers to stay informed and act strategically.

Whether you're looking to buy or sell in Suffolk County, understanding these market dynamics is crucial. For personalized insights and guidance, reach out to Educators Realty.

As we move through 2024, Nassau County continues to reflect strong activity in its real estate market, marked by rising property values and high buyer demand. Let’s dive into the key metrics shaping the market in August 2024.

1. Seller's Market Dominates

Nassau County remains a seller's market, with only 2.88 months of inventory available, a decrease of 9.1% month-over-month (MoM). A balanced market typically has about 6 months of inventory, so this reduction underscores the competitive nature of the current real estate environment.

2. Rising Home Prices

The median sold price in Nassau County in August 2024 hit $840,000, a 5% increase from the previous month. This is complemented by the fact that homes are selling above their asking prices, with a list-to-sold price ratio of 101.2%.

The median estimated property value is now $783,840, reflecting a 7.7% increase year-over-year (YoY). The steady rise in home values showcases Nassau County's ongoing attractiveness to buyers.

3. Quick Turnover for Homes

Properties in Nassau County are selling fast. The median days on the market (DOM) is 25 days, reflecting a 8.7% decrease MoM. As competition tightens, buyers are acting swiftly to secure their homes.

4. Listing Trends

New listings for August 2024 saw a slight increase, with 1,014 properties coming to market, a 10.3% rise MoM. Despite the slight increase in available properties, inventory is still historically low and demand remains robust, leading to continued upward pressure on prices.

5. Price Per Square Foot

The median price per square foot for homes sold in Nassau County stood at $506, reflecting a 1.6% MoM increase. With a limited supply of new homes and rising demand, price per square foot continues to inch upward, further emphasizing the premium placed on Nassau County properties.

Final Thoughts

Nassau County's real estate market remains strong as we head into the latter part of 2024. A combination of rising home values, reduced inventory, and quick sales all point to a market that continues to favor sellers. For potential buyers, now is a key time to act, as prices are likely to continue their upward trend. 

Whether you are looking to buy or sell in Nassau County, staying on top of these trends is essential to making informed decisions in this competitive market. Contact an experienced Realtor at Educators Realty to help guide you in this current housing market.

Market Overview

Nassau County continues to experience a solid seller’s real estate market, As of July 2024, the market is characterized by low inventory and high buyer demand, making it a prime environment for those looking to sell their homes.

Median Sold Price: The median sold price for properties in Nassau County is $805,000, reflecting a modest month-over-month increase of 0.6%.

• Months of Inventory: The county has 2.9 months of inventory, which is an 8.8% decrease compared to the previous month, and a significant 43.7% decrease compared to the same period last year. This low inventory indicates a strong seller's market
• Median Days on Market: Homes are selling quickly, with a median of 23 days on the market, underscoring the high demand in the area.

Price Analysis

The average home prices in Nassau County have seen steady growth over the past year. The median estimated property value stands at $775,470, representing a 1.6% increase from the previous month and a robust 7.4% increase over the past year. The continuous rise in property values reflects the sustained demand and limited supply of homes.

• Median List Price: The median list price in July 2024 was $825,000, a 1.7% increase from the previous month, indicating that sellers are pricing their homes confidently in this seller-friendly market.
• Price per Square Foot: The median price per square foot is $501, slightly up by 0.4% month-over-month.

Sales Analysis

Home sales in Nassau County remain strong, with a total of 842 properties sold in July 2024. This represents a 1.4% increase in the number of properties sold compared to the previous month.

• List to Sold Price Ratio: On average, homes are selling for 101.8% of their listing price, reflecting competitive bidding and multiple offer situations.
• Total Sales Volume: The total sales volume for the month was approximately $887 million, a 3.6% increase from the previous month.

Inventory Analysis

The inventory of homes in Nassau County is shrinking, which is contributing to the upward pressure on prices.

• Active Listings: There were 2,259 active listings in July 2024, a decrease of 8.3% from the previous month.
• New Listings: The number of new listings in July was 1,125, showing a 2.8% month-over-month increase. Despite this, inventory remains tight.
• Months of Inventory: The county's 2.9 months of inventory highlights the ongoing scarcity of available homes, keeping the market tilted in favor of sellers.

Seasonal Fluctuations

The summer months typically bring increased market activity, and July 2024 is no exception. Buyers are actively seeking homes, driving competition and reducing the days on market. As we move towards the fall, we may see a slight cooling in activity, but the market is expected to remain robust due to the persistent low inventory.

Supply and Demand

Nassau County is currently experiencing a classic case of high demand and low supply. This imbalance is driving prices higher and making it a competitive market for buyers. Sellers can expect to receive strong offers, often above the asking price, as buyers compete for limited available properties.

Seller Tips

For sellers in Nassau County, now is an excellent time to list your home. Consider the following tips:

• Price Competitively: While the market is hot, pricing your home slightly below market value can ignite a bidding war.
• Market Your Property: High-quality photos, virtual tours, and staging can make your home stand out in a crowded market.
• Work with a Realtor: Partnering with an experienced realtor from Educators Realty can help you navigate offers and close deals efficiently.

Buyer Tips

For buyers, the current market requires strategic planning and quick decision-making:

• Get Pre-Approved: Secure financing before you start your home search to strengthen your offer.
• Act Quickly: Be prepared to move fast when you find the right property, as homes are selling in just over three weeks on average.
• Work with a Professional: Educators Realty can help you find the right home and negotiate effectively in this competitive environment.

Forecast and Predictions

Looking ahead, Nassau County's real estate market is likely to remain strong through the remainder of 2024. The low inventory and sustained buyer demand suggest that prices will continue to rise, albeit at a potentially slower pace as interest rates and economic conditions evolve. Whether you're considering selling or buying, the expertise of Educators Realty can guide you through the process. For a free home valuation or buyer consultation, contact Educators Realty today at (516) 517-2400 or visit educatorsrealty.com.

Selling a home can be a stressful process, especially when it seems like nothing is going right. If you're asking yourself, "Why won't my home sell?" you're not alone. Many homeowners face challenges that can delay or even prevent a successful sale. In this blog post, we'll explore the most common reasons a home won't sell and provide actionable solutions to help you overcome these obstacles. For personalized advice, consider contacting an experienced realtor at Educators Realty for a comprehensive assessment of your home.

1. Overpricing

Most of New York’s local real estate markets are still strong seller’s markets.  Given the current market conditions, the most common reason a home won't sell is that it's priced too high. While you might have a specific number in mind, it's essential to align your expectations with the current market value. Overpricing can deter potential buyers and lead to your home sitting on the market longer than necessary. Additionally, it can actually cause your home to sell for less than it is worth! 

Solution: Work with a real estate agent to conduct a comparative market analysis (CMA) to determine a competitive price for your home. Be open to adjusting your price based on market feedback and current conditions.

2. Poor Curb Appeal

First impressions matter, and the exterior of your home is the first thing buyers see. If your home lacks curb appeal, it can turn buyers off before they even step inside.

Solution: Invest in landscaping, clean the exterior, and make any necessary repairs. Simple improvements like painting the front door, planting flowers, and maintaining the lawn can make a significant difference.

3. Cluttered and Personal Spaces

Buyers need to envision themselves living in your home, which can be difficult if it's filled with clutter or personal items. Overly personalized spaces can also distract potential buyers from seeing the home's true potential.

Solution: Declutter and depersonalize your home by removing excess furniture, personal photos, and knick-knacks. Consider hiring a professional stager to showcase your home's best features.

4. Outdated Interiors

Homes with outdated interiors can struggle to attract buyers. Old appliances, dated fixtures, and worn-out flooring can make your home feel less appealing and harder to sell.

Solution: Update key areas like the kitchen and bathrooms with modern fixtures, new appliances, and fresh paint. Even small updates can have a big impact on buyers' perceptions.

5. Poor Quality Photos

In today's digital age, most buyers start their home search online. Poor quality photos can prevent your home from making a strong first impression and deter potential buyers from scheduling a viewing.

Solution: Work with a Realtor who uses a professional photographer.  If your home is in a unique location, drone footage is also a good idea.

6. Limited Marketing Efforts

A limited marketing strategy can significantly reduce the number of potential buyers who see your home. 

Solution: Work with your Realtor to develop a comprehensive marketing plan that includes online listings, social media promotion, virtual tours, and open houses. Additionally, make sure your Realtor is a member of ONEKEY MLS in order to ensure full market exposure on the various real estate portals. The more exposure your home gets, the better your chances of finding the right buyer.

7. Unpleasant Odors

Unpleasant odors from pets, smoking, or cooking can be an instant turn-off for buyers. Even if the home looks great, bad smells can leave a lasting negative impression.

Solution: Deep clean your home, including carpets, curtains, and upholstery. Use air fresheners and consider hiring a professional cleaning service to ensure your home smells fresh and inviting. Removing old carpets and painting may be necessary in extreme cases.

Selling your home doesn't have to be a frustrating experience. By addressing these common issues and making the necessary improvements, you can increase your chances of a successful sale. 

At Educators Realty, our experienced Realtors are ready to provide you with a comprehensive assessment of your home. We'll help you identify and address any issues that might be preventing your home from selling and develop a tailored strategy to get your home sold quickly. Reach out to Educators Realty today and let us help you achieve your home-selling goals.

Current Syosset Housing Market Conditions
The Syosset, NY, housing market continues to experience a solid seller's market like much of the rest of Nassau County. As of June 2024, the market shows strong demand with a limited supply of homes, leading to competitive buying conditions.

• Months of Inventory: 3.81 (down by 6.8% from the previous month)
• Median Sold Price: $1,085,000 (up by 15.89% from the previous month)
• Median Days on Market: 24 days (up by 46.67% from the previous month)
• List to Sold Price Ratio: 100.6% (up by 0.15% from the previous month)

Price Analysis
Year-Over-Year Changes
Home prices in Syosset have shown significant growth over the past year:

• Median Estimated Property Value: $1,075,890 (a 9.4% increase from last year)
• Median List Price: $1,514,000 (up by 8.3% from the previous month)
• Median $/Sqft: $562 (up by 2.4% from the previous month)

Factors influencing these price changes include historically low inventory levels, high demand, and stabilized interest rates. Seasonal trends also play a role, with prices typically higher in the summer months due to increased buyer activity.

Sales Analysis
Year-Over-Year Changes in Home Sales
The sales volume in Syosset has fluctuated, reflecting the dynamic nature of the market:

• Number of Properties Sold: 24 (up by 26.3% from the previous month)
• Total Sales Volume: $32,692,633 (up by 28.9% from the previous month)
• Median Days on Market for Sold Properties: 24 days (up by 46.7% from the previous month)

Despite the increase in sales volume, the median days on market indicate that homes are selling relatively quickly, contributing to the competitive nature of the market.

Inventory Analysis
Month-Over-Month Data
Inventory levels in Syosset have decreased, further emphasizing the seller's market:

• Active Listings: 85 (up by 7.6% from the previous month)
• Median List Price for Active Listings: $1,588,000 (up by 3.8% from the previous month)

Lower inventory levels mean fewer options for buyers, leading to increased competition and higher prices.

Seller Tips
For home sellers in Syosset, the following tips can help maximize your results:

• Pricing Strategies: Price your home competitively to attract multiple offers. Overpricing your home will likely result in it sitting on the market and fetching a lower price than a "best and final" multiple offer situation.
• Marketing Techniques: Utilize professional photography and staging to make your property stand out.
• Work with a Realtor: Partner with a knowledgeable real estate agent from Educators Realty to navigate the market effectively.

Buyer Tips
For home buyers looking to purchase in Syosset, consider these tips:

• Securing Financing: Get pre-approved for a mortgage to strengthen your offers.
• Understanding Market Conditions: Be prepared for competitive bidding and act quickly.
• Work with a Realtor: Collaborate with a professional agent from Educators Realty to find the best opportunities and make informed decisions.

Forecast and Predictions
Future Trends
Looking ahead, the Syosset real estate market is expected to remain strong:

• Continued Price Growth: Home prices are likely to keep rising due to high demand and limited supply.
• Competitive Market: Sellers will continue to benefit from favorable conditions, while buyers should be prepared for competition.

Conclusion
The Syosset real estate market is thriving, offering excellent opportunities for both buyers and sellers. For professional assistance and expert advice on selling or buying a home in Syosset, contact Educators Realty today. Our experienced agents are here to help you navigate the market and achieve the best results. Visit educatorsrealty.com or call (516) 517-2400 to get started.

Syosset Homes For Sale
Syosset Real Estate Data
Sold Home in Syosset

The real estate market in Queens, New York, continues to exhibit unique dynamics, making it an important area for home buyers and sellers. Staying informed about the latest market trends is essential for making well-informed decisions in this competitive market.

Market Overview

As of June 2024, Queens is experiencing a balanced to seller's market, characterized by a moderate inventory and steady demand:

• Median Sold Price: $790,000 (3.95% increase month-over-month)
• Median List Price: $786,999 (0.3% increase month-over-month)
• Median Days on Market: 46 days (6.98% decrease month-over-month)
• Months of Inventory: 5.94 months (6.46% decrease month-over-month)
• List to Sold Price Ratio: 97% (0.3% increase month-over-month)

Price Analysis

The median estimated property value in Queens has seen a 2.2% annual increase, reaching $794,450. This reflects a steady demand for properties in the area, influenced by favorable economic conditions and stable interest rates.

Sales Analysis

In June 2024, Queens saw 327 properties sold, reflecting a 2.2% month-over-month increase. The total sales volume for the month was $278,446,826, marking a 5.6% increase from the previous month. The list-to-sale price ratio stands at 97%, indicating that homes are generally selling close to their asking prices.

Inventory Analysis

Queens currently has 2,178 active listings, which is a 7.1% increase month-over-month. Despite this increase, the months of inventory have decreased by 6.46%, now standing at 5.94 months. This level of inventory indicates a balanced market with a slight lean towards sellers.

Seasonal Fluctuations

Seasonal trends in Queens typically show increased market activity during the summer months, with higher buyer engagement and quicker sales. The reduction in days on market and slight price increases align with these seasonal patterns.

Supply and Demand

The demand for homes in Queens remains steady, with a moderate number of active buyers relative to the available inventory. This balance between supply and demand is key to maintaining stable market conditions and preventing extreme price fluctuations.

Seller Tips

For home sellers in Queens:

• Pricing Strategy: Ensure your home is competitively priced by analyzing recent sales of similar properties.
• Marketing Techniques: Utilize high-quality photography and virtual tours to attract potential buyers.
• Real Estate Agent: Collaborate with an experienced agent from Educators Realty to navigate the market and maximize your sale price.

Buyer Tips

For home buyers in Queens:

• Financing: Secure pre-approval for a mortgage to strengthen your buying position.
• Market Conditions: Stay informed about current market trends and be prepared to act quickly with competitive offers.
• Real Estate Agent: Partner with a knowledgeable agent from Educators Realty to assist in finding and securing your desired property.

Forecast and Predictions

The Queens real estate market is expected to remain stable, with continued steady demand maintaining price levels. Inventory levels may see slight fluctuations, but the overall trend points to a balanced market with moderate growth. The Queens real estate market presents significant opportunities and challenges for both buyers and sellers. To navigate this market effectively, rely on the expertise of Educators Realty. Contact us today for a free home valuation or buyer consultation at educatorsrealty.com or call (516) 517-2400.

The real estate market in Suffolk County, New York, continues to exhibit strong dynamics, making it an attractive location for home buyers and sellers. Staying informed about the latest trends is essential for making well-informed decisions in this competitive market.

Market Overview

As of June 2024, Suffolk County is experiencing a seller's market characterized by limited inventory and high demand:

• Median Sold Price: $650,000 (0.2% increase month-over-month)
• Median List Price: $850,000 (unchanged month-over-month)
• Median Days on Market: 24 days (11.1% decrease month-over-month)
• Months of Inventory: 3.25 months (6.61% decrease month-over-month)
• List to Sold Price Ratio: 102.5% (1.09% increase month-over-month)

Price Analysis

The median estimated property value in Suffolk County has increased by 9.8% over the past year, reaching $643,000. This rise is indicative of the strong demand for properties, influenced by favorable interest rates and limited housing supply.

Sales Analysis

In June 2024, Suffolk County saw 1,064 properties sold, reflecting a slight 0.8% decrease month-over-month. The total sales volume for the month was $1,005,305,653, marking a 0.9% increase from the previous month. The list-to-sale price ratio of 102.53% indicates that homes are frequently selling above their asking prices, highlighting the competitive nature of the market.

Inventory Analysis

Suffolk County currently has 3,461 active listings, which is an 8.1% increase month-over-month. Despite this increase, the months of inventory have decreased by 6.61%, now standing at 3.25 months. This low inventory level continues to drive competition among buyers, contributing to the rising home prices.

Seasonal Fluctuations

Seasonal trends typically show increased market activity during the summer months in Suffolk County, with higher buyer engagement and quicker sales. The reduction in days on market and slight price increases align with these seasonal patterns.

Supply and Demand

The demand for homes in Suffolk County remains robust, with a high number of active buyers relative to the available inventory. This imbalance between supply and demand is a key factor driving competitive market conditions and rising home prices.

Seller Tips

For home sellers in Suffolk County:

• Pricing Strategy: Ensure your home is competitively priced by analyzing recent sales of similar properties.
• Marketing Techniques: Utilize high-quality photography and virtual tours to attract potential buyers.
• Real Estate Agent: Collaborate with an experienced agent from Educators Realty to navigate the market and maximize your sale price.

Buyer Tips

For home buyers in Suffolk County:

• Financing: Secure pre-approval for a mortgage to strengthen your buying position.
• Market Conditions: Stay informed about current market trends and be prepared to act quickly with competitive offers.
• Real Estate Agent: Partner with a knowledgeable agent from Educators Realty to assist in finding and securing your desired property.

Forecast and Predictions

The Suffolk County real estate market is expected to remain robust, with continued high demand sustaining price increases. While inventory levels may see slight fluctuations, the overall trend points to a sustained seller's market.

Conclusion

The Suffolk County real estate market presents significant opportunities and challenges for both buyers and sellers. To navigate this market effectively, rely on the expertise of Educators Realty. Contact us today for a free home valuation or buyer consultation at educatorsrealty.com or call (516) 517-2400.

See recently sold Suffolk County homes here.
See Suffolk County Homes for sale here.

The real estate market in Nassau County, New York, remains a dynamic environment for both home buyers and sellers. Staying updated with the latest market trends is crucial for making informed decisions in this competitive market.

Market Overview

As of June 2024, Nassau County is characterized by a seller's market. Key metrics indicate strong demand and rising prices:

• Median Sold Price: $800,000 (1.3% increase month-over-month)
• Median List Price: $899,999 (0.3% increase month-over-month)
• Median Days on Market: 23 days (14.8% decrease month-over-month)
• Months of Inventory: 2.99 months (1.97% increase month-over-month)
• List to Sold Price Ratio: 101.5% (0.58% increase month-over-month)

Price Analysis

The median estimated property value in Nassau County has seen a notable increase of 8.9% over the past year, reaching $763,440. This upward trend reflects the high demand for properties in the area, influenced by factors such as low interest rates and a limited supply of homes.

Sales Analysis

Year-over-year, the number of sold properties has increased by 17%, totaling 800 sales in June 2024. The total sales volume for the month amounted to $828,401,014, a 19% increase from the previous month. The market's list-to-sale price percentage stands at an impressive 101.48%, indicating that homes are often selling above the asking price.

Inventory Analysis

Nassau County currently has 2,301 active listings, marking a 5.2% month-over-month increase. The inventory of homes for sale has seen a significant decrease of 41.5% over the past year, now at 2.99 months. This low inventory level continues to drive competition among buyers, contributing to the rise in home prices.

Seasonal Fluctuations

Seasonal trends show increased market activity during the summer months, with higher buyer engagement and quicker sales. Home prices tend to peak during this period, and properties often spend fewer days on the market compared to the winter months.

Supply and Demand

The demand for homes in Nassau County remains robust, with a high number of active buyers relative to the available inventory. This imbalance is a key factor in the rising home prices and competitive market conditions. Buyers need to act swiftly and make compelling offers to secure properties.

Seller Tips

For home sellers in Nassau County:

• Pricing Strategy: Price your home competitively by considering recent sales of similar properties.
• Marketing Techniques: Utilize professional photography and virtual tours to attract more buyers.
• Real Estate Agent: Partner with a knowledgeable Realtor from Educators Realty to navigate the market and maximize your sale price.

Buyer Tips

For home buyers in Nassau County:

• Financing: Secure pre-approval for a mortgage to strengthen your buying position.
• Market Conditions: Stay informed about market trends and be prepared to make competitive offers quickly.
• Real Estate Agent: Work with an experienced agent from Educators Realty to help you find the right property and negotiate effectively.

Forecast and Predictions

The Nassau County real estate market is expected to remain strong, with continued demand driving price increases. Inventory levels may rise slightly as more sellers enter the market, but the overall trend points to a competitive environment favoring sellers.

Conclusion

The Nassau County real estate market offers significant opportunities for both buyers and sellers. To navigate this market successfully, rely on the expertise of Educators Realty. Contact us today for a free home valuation or buyer consultation at educatorsrealty.com or call (516) 517-2400.

This report is designed to provide valuable insights and practical advice for anyone interested in the Nassau County real estate market. For professional assistance and expert advice on selling or buying a home in Nassau County, contact Educators Realty today. Our experienced Realtors are here to help you navigate the market and achieve the best results. Visit educatorsrealty.com or call (516) 517-2400 to get started.

Long Island, New York, is renowned for its stunning coastline, offering some of the best beaches in the Northeast. From expansive state parks with pristine sandy shores to secluded spots perfect for a peaceful retreat, Long Island’s beaches cater to every type of beachgoer. Whether you’re looking for family-friendly amenities, excellent surfing waves, or scenic nature trails, our comprehensive guide to the top 20 public beaches on Long Island will help you find the perfect destination for your next beach day. Dive into our list to discover the beauty and diversity of Long Island’s beaches, each with unique features and attractions that make them stand out. Read on to explore these coastal gems and plan your ideal beach getaway on Long Island.

Top 20 Public Beaches on Long Island, NY

1. Jones Beach State Park - 1 Ocean Parkway, Wantagh, NY 11793 (Nassau County)

• Highlights: Iconic boardwalk, numerous facilities, outdoor concerts, sports fields, and the Theodore Roosevelt Nature Center.
• Description: One of the most famous beaches on Long Island, known for its expansive shoreline and family-friendly atmosphere.
• ​​Cost: Parking fee of $10 per car; Empire Pass accepted for free entry.
  
  

2. Coopers Beach (Southampton) - 268 Meadow Ln, Southampton, NY 11968 (Suffolk County)

• Highlights: Pristine white sand, dunes, historic mansions, and a calm, relaxing environment.
• Description: Offers an upscale beach experience with beautiful scenery.
• Cost: Parking fee of $50 per day; reduced rates for Southampton residents with a permit.

3. Robert Moses State Park  - 600 Robert Moses State Parkway, Babylon, NY 11702 (Suffolk County)

• Highlights: Five miles of ocean beach, fishing piers, picnic areas, and access to Fire Island.
• Description: Great for those looking to enjoy a quieter, more natural setting, with excellent fishing and surfing spots.
• Cost: Parking fee of $10 per car; Empire Pass accepted for free entry.

4. Main Beach (East Hampton) - 101 Ocean Ave, East Hampton, NY 11937 (Suffolk County)

• Highlights: Soft sand, lifeguards, and scenic views of the Atlantic Ocean.
• Description: Renowned for its cleanliness and beauty, providing a quintessential Hamptons beach experience.
• Cost: Parking fee of $50 per day; reduced rates for East Hampton residents with a permit.

5. Long Beach - 300 W Broadway, Long Beach, NY 11561(Nassau County)

• Highlights: Long boardwalk, lively atmosphere, and proximity to restaurants and shops.
• Description: Known for its vibrant community and well-kept beach, ideal for those who enjoy a bustling environment.
• Cost: Daily pass $15 for residents, $15 for non-residents on weekends and holidays; reduced rates for Long Beach residents with a permit.
  
  

6. Hither Hills State Park (Montauk) - 164 Old Montauk Hwy, Montauk, NY 11954 (Suffolk County)

• Highlights: Camping facilities, hiking trails, and scenic picnic areas.
• Description: Offers a unique combination of beach and park amenities, perfect for outdoor enthusiasts.
• Cost: Parking fee of $10 per car; Empire Pass accepted for free entry.

7. Sunken Meadow State Park - Rte. 25A and Sunken Meadow Parkway, Kings Park, NY 11754 (Suffolk County)

• Highlights: Three miles of beach on the Long Island Sound, boardwalk, and golf courses.
• Description: Great for families, offering a variety of activities including swimming, picnicking, and hiking.
• Cost: Parking fee of $10 per car; Empire Pass accepted for free entry.

8. Fire Island National Seashore - 120 Laurel St, Patchogue, NY 11772 c

• Highlights: Natural beauty, lighthouse, and car-free environment.
• Description: Accessible only by ferry, it offers a tranquil escape with stunning views and a laid-back atmosphere.
• Cost: Ferry fares vary by location; no entrance fee to the beach.

9. Orient Beach State Park - 40000 Main Rd, Orient, NY 11957 (Suffolk County)

• Highlights: Long stretches of sandy beach, picnic areas, kayak rentals, and nature trails.
• Description: Offers a serene environment with opportunities for bird watching, kayaking, and enjoying the natural beauty of the area.
• Cost: Parking fee of $10 per car; Empire Pass accepted for free entry.

10. Cupsogue Beach County Park - 906 Dune Rd, Westhampton Beach, NY 11978 (Suffolk County)

• Highlights: Soft sandy beaches, lifeguard supervision, snack bar, and fishing pier.
• Description: Provides a family-friendly atmosphere with amenities like a snack bar and restrooms, making it a convenient spot for a beach day.
• Cost: Parking fee of $18 per car for Suffolk County residents, $25 for non-residents.

11. Montauk Point State Park - 2000 Montauk Hwy, Montauk, NY 11954 (Suffolk County)

• Highlights: Scenic lighthouse, rocky beach, hiking trails.
• Description: Known for the iconic Montauk Lighthouse, offering breathtaking views, hiking opportunities, and a unique rocky shoreline.
• Cost: Parking fee of $10 per car; Empire Pass accepted for free entry.

12. Sunken Forest (Fire Island) - 1 Bay Walk, Ocean Beach, NY 11770 (Accessible by ferry) (Suffolk County)

• Highlights: Unique maritime forest, guided tours, and pristine beach.
• Description: Accessible by ferry, features the rare Sunken Forest, a special ecological area great for nature lovers.
• Cost: Ferry fares vary by location; no entrance fee to the beach.

13. Gilgo Beach - Ocean Parkway, Babylon, NY 11702 (Suffolk County)

• Highlights: Surfing, fishing, and a less crowded atmosphere.
• Description: Popular among surfers, offers a more laid-back environment with good waves and fishing spots.
• Cost: Parking fee of $8 per car for Babylon residents.  Non-resident fees vary.

14. Shinnecock East County Park - 1 Dune Rd, Southampton, NY 11968 (Suffolk County)

• Highlights: Camping, fishing, and off-roading.
• Description: Allows for camping and off-road vehicle access, making it perfect for outdoor enthusiasts looking for an adventure.
• Cost: Parking fee of $18 per car for Suffolk County residents, $25 for non-residents; additional fees for camping permits.

15. Tiana Beach - 72 Dune Rd, Hampton Bays, NY 11946 (Suffolk County)

• Highlights: Soft sand, lifeguards, and a beach pavilion.
• Description: A quieter option in Hampton Bays, ideal for a relaxing day by the ocean with family-friendly facilities.
• Cost: Parking fee of $18 per car for Suffolk County residents, $25 for non-residents.

16. West Meadow Beach - Trustees Rd, Stony Brook, NY 11790 (Suffolk County)

• Highlights: Nature preserve, kayaking, and educational programs.
• Description: Located in Stony Brook, part of a nature preserve, offering a peaceful setting with opportunities for kayaking and learning about local wildlife.
• Cost: Parking fee of $5 per car for Brookhaven residents, $15 for non-residents.

17. Wading River Beach - 59 Creek Rd, Wading River, NY 11792 (Suffolk County)

• Highlights: Small, family-friendly beach with calm waters.
• Description: A quaint beach on the North Shore, perfect for families with young children due to its gentle waves and relaxed atmosphere.
• Cost: Parking fee varies; free for Riverhead Town residents with a permit.

18. Crescent Beach (Shelter Island) - Crescent Beach Rd, Shelter Island, NY 11964 (Suffolk County)

• Highlights: Clear waters, beach bar, and beautiful sunsets.
• Description: Known for its calm waters and picturesque sunsets, a great spot for a peaceful beach day and evening drinks at the nearby beach bar.
• Cost: Free entrance; parking fee may apply in certain areas.

19. Orient Point County Park - Orient Point, NY 11957 (Suffolk County)

• Highlights: Scenic views, fishing, and bird watching.
• Description: Offers beautiful views of the Long Island Sound, excellent fishing spots, and opportunities for bird watching.
• Cost: Parking fee varies; free for Suffolk County residents with a permit.

20. Heckscher State Park - Heckscher State Parkway, East Islip, NY 11730 (Suffolk County)

• Highlights: Picnic areas, sports fields, and a small beach area.
• Description: While not primarily known for its beach, provides a variety of recreational activities and a small beach area for swimming and relaxing.
• Cost: Parking fee of $8 per car; Empire Pass accepted for free entry.

Explore these top beaches on Long Island to find your perfect spot for sun, sand, and surf. Each beach offers a unique experience, ensuring there’s something for everyone to enjoy.

The ratings provided are based on general consensus from travel guides, online reviews, and personal experience shared by visitors. While not sourced from a specific single database or publication, they reflect the widely held opinions about the quality and features of these beaches. 

Use the Map below to see the location of the best beaches on Long Island.

As a real estate investor, navigating the complexities of taxes can be daunting. However, there are strategies to ease the tax burden, one of which is the 1031 tax exchange. This provision offers significant advantages, primarily the deferral of capital gains taxes, which can be a game-changer for investors looking to grow their portfolios. In this post, we'll explore what the 1031 tax exchange is and the benefits it provides.

What is a 1031 Tax Exchange?

The 1031 tax exchange, often referred to as a "like-kind exchange," is a provision in the tax code that allows real estate investors to defer paying capital gains taxes when they sell a property, provided they reinvest the proceeds into a similar property of equal or greater value. This exchange must meet specific criteria and timelines outlined by the IRS to qualify.

How Does it Work?

1. Identify Replacement Property: Within 45 days of selling your current property, you must identify potential replacement properties. You can identify up to three properties regardless of their value or more if their total value does not exceed 200% of the sold property’s value.

2. Close on Replacement Property: You have 180 days from the sale of your original property to close on the new property. This timeline is strict, and missing these deadlines can disqualify the exchange.

3. Qualified Intermediary: You must use a qualified intermediary (QI) to facilitate the exchange. The QI holds the sales proceeds from the sold property and uses them to purchase the replacement property. You, as the investor, cannot have direct access to the funds to qualify for the tax deferral.

Who Can Be a Qualified Intermediary?

1. Independent Entity: The QI must be an independent entity with no prior relationship with the exchanger (the investor). This independence is essential to ensure the integrity of the exchange process.

2. Professional Firms: Many professional firms offer QI services, including:

   • Qualified Intermediary Companies: Specialized companies that focus solely on facilitating like-kind exchanges.
   • Title Companies: Some title companies provide QI services as part of their offerings.
   • Escrow Companies: Similar to title companies, some escrow companies offer QI services.
   • Banks and Financial Institutions: Certain banks and financial institutions have dedicated departments for handling 1031 exchanges.

3. Attorneys and Accountants: While attorneys and accountants can serve as QIs, they must not have provided services to the exchanger within the past two years to qualify as independent.

Benefits of a 1031 Tax Exchange

1. Tax Deferral: The most significant benefit is the deferral of capital gains taxes. By reinvesting the proceeds into a new property, you can defer paying taxes on the profits from the sale, which allows you to leverage the full amount of your investment.

2. Portfolio Growth: Deferring taxes means more capital to reinvest, enabling faster and more substantial growth of your real estate portfolio. This can lead to increased cash flow and higher returns over time.

3. Diversification: The 1031 exchange allows you to diversify your investments by purchasing different types of properties. For instance, you can sell a residential property and buy a commercial one, provided it meets the like-kind criteria.

4. Estate Planning: If structured correctly, 1031 exchanges can be a powerful tool for estate planning. Heirs can inherit properties at a stepped-up basis, potentially reducing the capital gains tax burden significantly.

5. Long-term Wealth Accumulation: By continually deferring taxes and reinvesting in new properties, investors can accumulate significant wealth over time. The power of compounding returns can lead to substantial financial growth.

The 1031 tax exchange is a powerful tool for real estate investors seeking to maximize their investment potential while deferring capital gains taxes. By understanding and utilizing this strategy, you can enhance your portfolio, diversify your investments, and build long-term wealth. Always consult with a tax advisor or real estate professional to ensure compliance with IRS regulations and to optimize your investment strategy.

For more insights and tips on real estate investing, stay tuned to our blog at Educators Realty.