Homes for sale in Amityville

About Amityville

Houses and apartments for sale in Amityville, New York: waterfront living on Long Island's South Shore Amityville is an incorporated village in the Town of Babylon, Suffolk County, on the South Shore of Long Island, New York. Set on the shore of the Great South Bay and threaded with navigable canals, it is one of Long Island's most desirable coastal communities for those who want to live with their boat at the door — about a one-hour train ride (LIRR) from Manhattan. Those looking for homes in Amityville, waterfront property or investment homes will find everything from entry-level apartments and condos from around $289,000 to canal-front houses with a private dock and new bayfront construction reaching $1.275 million. It is the rare combination of village life, beach and life on the water — all within minutes. This page offers an honest, detailed analysis of the Amityville market — neighborhoods, property types, prices, the US buying process for foreign buyers and also the real points to watch — to help you decide with genuine information. Why buy property in Amityville Amityville brings together advantages that are hard to find so close to New York City: a waterfront of canals with direct access to the Great South Bay and the Atlantic Ocean (via Fire Island Inlet); marinas, boat ramps and a yacht club; a historic village downtown with shops, restaurants and music venues; the LIRR station (Babylon branch) with about a one-hour ride to Penn Station; and prices well below those of the Hamptons and much of Nassau County. Life on the water, minutes from the city Amityville's great draw is the boating lifestyle. Many homes sit on bulkheaded canals with their own dock, letting you head out onto the Great South Bay from your own backyard. For those who value fishing, sailing, paddle boarding or simply dining while watching the sunset over the bay, few places this close to New York offer this at this price. Value versus Nassau and the Hamptons Amityville offers an affordable entry point into Long Island's coastal lifestyle. Waterfront and canal-front here cost a fraction of what they do in the Hamptons, and the village retains a walkable, community feel that many Nassau suburbs have lost. For investors and for those commuting into New York, it is a market with steady rental demand. The neighborhoods and areas of Amityville South Amityville and Amity Harbor (canal-front and bayfront) The most coveted segment — south of Merrick Road, this is where the canal-front homes with docks and bulkheads and the units with Great South Bay views are found. In our portfolio, this is home to everything from canal-front Colonials (with ~60 feet of bulkhead) from around $699,000 to new bayfront construction at $1.275 million, plus waterfront condos such as those on Victoria Drive and the 55+ units at Snug Harbor. This is the area to consider for those who want a boat, views and the best of coastal living. Village of Amityville (historic center) The heart of the village, around Broadway and Merrick Road, with the downtown, shops, restaurants, the LIRR station and Peterkin Park. Classic Colonial homes, many with private beach rights and Village amenities (fishing pier, boat ramp). A good balance of character, walkability and proximity to the train — in our portfolio, typically between $500,000 and $1 million. North Amityville and surroundings North of the railway and the Sunrise Highway, more residential and affordable areas, with single- and two-family homes at more balanced prices — an entry point for those seeking space at a lower cost, still with the train and amenities nearby. Condo and 55+ communities Amityville also has waterfront condominiums (such as Victoria Drive, 28 units) and 55+ communities like Snug Harbor, with a marina, pool, clubhouse and maintenance included in the HOA fee — ideal for those who want the boating life without the upkeep of a house. Property types in the Amityville market Canal-front and bayfront homes — with dock, bulkhead and direct access to the Great South Bay; the most desirable product and the one with the greatest appreciation. Classic Colonials and ranches — in the Village and residential neighborhoods, many renovated, some "as is" with renovation potential. New construction — homes built from the ground up to FEMA code (important in a coastal zone), with modern finishes. Condos and co-ops — from entry-level apartments (from around $289,000) to waterfront units; an affordable, low-maintenance option. 55+ communities — such as Snug Harbor, with a marina and amenities, for active retirement by the water. Legal two-family homes — for investors or those looking to offset their mortgage with rental income. Investment analysis: rental and appreciation Amityville has two return drivers. The first is rental : the village is on the LIRR's Babylon branch, with steady demand from people who work in New York but want to live by the water for less than in Nassau or the city. Family homes and condos are the most liquid product for residential letting. The second is the appreciation of the waterfront segment: the supply of canal-front homes with docks is inherently limited (no one is making more canals), which sustains value over time. An important note for investors: short-term (vacation) rental rules vary between the Village of Amityville and the unincorporated areas of the Town of Babylon — always confirm the framework for the exact address before counting on tourist income. The US buying process for foreign buyers There is no restriction on foreigners buying property in the United States — anyone, resident or not, can buy. In New York, the transaction is attorney-driven (it is an "attorney state"). The main steps: Offer and contract — after agreeing the price, the parties' attorneys prepare and review the purchase and sale contract; the buyer typically puts down a 10% deposit. Financing (optional) — foreign buyers can obtain financing from US banks (typically with a larger down payment), or pay cash. Due diligence and inspection — home inspection, title, and, in a coastal zone, verification of the flood zone and the condition of the bulkhead. Title insurance — a US standard, protecting against defects in the chain of ownership. Closing — final signing, payment and transfer, with the attorneys and the title company. A US tax number (ITIN) and a US bank account make the process easier. A local real estate attorney is recommended and, for non-residents, tax advice on the FIRPTA withholding on a future resale. Acquisition costs to budget for In addition to the price, the buyer should allow for closing costs, typically 2% to 5% for the buyer (attorney fees, title insurance, recording fees and, if financing, lender costs). New York also charges a "mansion tax" — 1% of the purchase price on homes of $1 million or more (with higher tiers above that). And there is the annual property tax , which on Long Island is high: on our Amityville portfolio, it runs about $9,500 to $12,500 a year on a $700,000 home (part of which includes Village taxes). Points to watch before buying No town is perfect, and presenting only the strengths would be dishonest. Before buying in Amityville, also weigh these real factors: The "Amityville Horror" association — the name Amityville is known worldwide because of the book and horror films based on the 1974 events at a specific house on Ocean Avenue (since renumbered). It is just one house among thousands, and the real village is a quiet, family community — but the association exists in the popular imagination and can influence the perception of those who don't know the place. High property taxes — as across Long Island, the annual property tax is high and must be built into the monthly budget; check the exact figure for each property, as it varies widely. Flood zones and insurance — being on the South Shore, on the Great South Bay, some homes are in a flood zone and require flood insurance; Hurricane Sandy (2012) hit the South Shore. Not everything is the same: several homes are in Zone X (favorable, no insurance required) and modern canal-front homes have reinforced bulkheads — always confirm the zone and the bulkhead condition of the specific property. Waterfront maintenance — the bulkhead is a structural asset that requires maintenance and, one day, replacement (a significant expense). A recent, well-built bulkhead is a strong point; an old one, a cost to plan for. Commute and car dependence — the train ride to Manhattan is about an hour; it is a suburb where you depend on a car for daily life. None of these points disqualifies Amityville — they are the natural price of a real coastal village with history. Knowing them upfront is what separates a good purchase from a surprise. Who Amityville does (and doesn't) make sense for It makes sense for: boat lovers who want their own dock minutes from New York; those seeking Long Island's coastal lifestyle at a fraction of Hamptons prices; LIRR commuters who value a walkable village; and residential rental investors in a community with steady demand. It may not be the best choice for: those bothered by the name's notoriety; those who want low property taxes (Long Island is not the place); and those seeking waterfront with no exposure to flood zones — in which case choosing the zone and property carefully is essential. Amityville compared with other locations Versus the Hamptons: Amityville offers the same water-and-boat life at a fraction of the price, much closer to the city via the LIRR; it gives up the prestige and summer glamour of the Hamptons but gains in affordability and year-round living. Versus the rest of Nassau County: comparable or lower prices, with the bonus of the waterfront and village character; in exchange, it is a bit farther from the city. Versus New York City: space, a yard, a boat and the outdoors for a fraction of the price per square foot of Manhattan or Brooklyn — at the cost of about an hour by train. Outlook for the Amityville market Amityville remains one of the most attractive entry points into Long Island's coastal lifestyle. The supply of canal-front homes with docks is inherently limited and sustains value over time, while the Village and residential neighborhoods offer a more affordable entry, with the train to New York close at hand. For those looking for property in Amityville — a home, second home or investment — the balance of life on the water, village character and proximity to the city is rare to find at this price. Browse our up-to-date selection of properties in Amityville to find the home that suits your project, and talk to us for a personalized analysis.