Nassau County Real Estate Guide: Towns, Prices & More

Nassau County is the gateway to Long Island and one of the most sought-after suburban markets in the Northeast. Bordering Queens to the west and Suffolk County to the east, Nassau offers a wide spectrum of communities from ultra-affluent North Shore estates to affordable starter-home towns in the center of the county. I'm Nitin Gadura of Gadura Real Estate, and this guide will help you understand Nassau County's real estate landscape in 2026.

Nassau County Market Overview 2026

• Median home price: Approximately $650,000, up 5% year-over-year
• Inventory: Tight at 2.8 months of supply. Well-priced homes receive multiple offers
• Average days on market: 38 days for properly priced homes
• Average property tax: ~$13,500 annually (varies significantly by town)
• Population: 1.39 million across 3 towns, 2 cities, 64 villages, and numerous hamlets

Western Nassau: Close to Queens, Best Value

Western Nassau County communities border Queens and offer the easiest transition for city residents. These towns provide the shortest LIRR commutes and the most affordable entry points.

Elmont

Elmont sits directly at the Queens border and is one of Nassau's most affordable and diverse communities. The new UBS Arena at Belmont Park has brought significant investment to the area. Homes are primarily Cape Cods and ranches from the 1950s-60s.

Prices: $450,000 - $650,000 | Taxes: $8,000 - $12,000 | Schools: Elmont UFSD (solid, improving)

Valley Stream

Valley Stream has its own LIRR station with a quick 32-minute commute to Penn Station. The village has a walkable downtown, Green Acres Mall, and a diverse community. It is popular with families moving from Jamaica and Southeast Queens.

Prices: $475,000 - $650,000 | Taxes: $9,000 - $14,000 | Schools: Valley Stream UFSD (multiple districts within the area)

Franklin Square & New Hyde Park

These adjacent communities offer a step up in school quality while remaining accessible. New Hyde Park has a growing South Asian community and LIRR access. Franklin Square is unincorporated, keeping costs slightly lower.

Prices: $550,000 - $800,000 | Taxes: $10,000 - $15,000 | Schools: New Hyde Park-Garden City Park UFSD, Sewanhaka CHSD

Central Nassau: Balanced Value and Schools

Hicksville

A major LIRR hub with frequent train service, Hicksville is centrally located and culturally diverse. The Indian community along Broadway is a major cultural asset. The school district is solid, and the town offers good value for its location.

Prices: $525,000 - $750,000 | Taxes: $10,000 - $15,000 | Schools: Hicksville UFSD (good, with strong STEM programs)

Levittown

America's iconic suburb still delivers solid family value. The homes are larger than their original footprints suggest, as most have been significantly expanded over 70+ years. Multiple school districts serve the area, with Island Trees and Levittown SD being the primary ones.

Prices: $475,000 - $650,000 | Taxes: $9,000 - $13,000 | Schools: Island Trees UFSD, Levittown UFSD

Bethpage

Bethpage is a compact community with strong schools, the famous Bethpage State Park (home of the Black Course), and a convenient location between the LIRR and major parkways. Housing stock is primarily expanded Cape Cods and split-levels.

Prices: $525,000 - $725,000 | Taxes: $11,000 - $15,000 | Schools: Bethpage UFSD (well-regarded)

North Shore: Premium Communities

Nassau's North Shore along the Long Island Sound features some of the most affluent communities in the country. Known as the "Gold Coast," these towns offer waterfront living, top-tier schools, and manicured neighborhoods.

• Great Neck: Multiple villages with excellent schools. LIRR express to Penn Station in 33 minutes. Homes from $800,000 to $3M+
• Manhasset: Top-rated Manhasset UFSD. The Miracle Mile shopping district. Homes from $1M to $4M+
• Roslyn: Charming village center, Roslyn UFSD is highly rated. Homes from $750,000 to $2.5M

South Shore: Beach Town Living

The South Shore runs along the Atlantic Ocean and the Great South Bay, offering beach access and a more relaxed lifestyle:

• Merrick: Family-friendly with LIRR access and good schools. Homes from $550,000 to $850,000
• Bellmore: Active downtown with restaurants and shops. Homes from $525,000 to $800,000
• Massapequa: Strong schools and community pride. Access to waterways. Homes from $550,000 to $850,000
• Long Beach: Barrier island city with a boardwalk, beach lifestyle, and LIRR station. Condos from $250,000, houses from $550,000

Understanding Nassau County Taxes

Nassau County completed a major property tax reassessment in recent years, which shifted tax burdens across communities. Key things to know:

• Tax rates are set by the school district, town, county, and any village you live in
• The STAR exemption reduces your school tax portion for owner-occupied homes
• You can grieve your assessment annually through the Nassau County Assessment Review Commission
• Nitin Gadura can provide estimated tax costs for any property you are considering

Buying Tips for Nassau County

• Get pre-approved before house hunting; the market is competitive
• Factor in property taxes, not just purchase price, when determining affordability
• Research flood zones if looking at South Shore properties
• Hire an experienced local attorney; New York requires attorneys for real estate transactions
• Consider first-time buyer programs through SONYMA for favorable mortgage terms