Manorville is known as "the Gateway to the Hamptons," located where the North Fork and South Fork split. The area has a lot of horse property and homes on large parcels of land. Until recently, it was a small farming community once called Punk's Hole.
Properties are a mix of Victorians, ranches and Colonials, mostly on one-acre-plus lots. A popular price point is the $500,000 to $700,000 range, say agents. Many of the newer developments start in the high $400,000s. There are also a number of 55-and-older communities and condos that are family oriented.
Manorville is in the middle of the pine barrens, a natural preserve where land is protected and at the center of the watershed, a state-designated special groundwater protection system where drinking water is exceptional, explains Dick Amper, executive director of the Pine Barrens Association
The hamlet is also known for its horse farms and riding schools, but during the last few years, Debra Peters, a 30-year resident, says she has noticed the landscape changing with more developers coming in to cut up and subdivide land to build houses, condos and commercial buildings.
Sharyn Guzzi, owner of Long Island Homes & Horse Property, says she is seeing more interest from buyers looking for properties they can move to with their two to three horses. "These are people who no longer want to board their horses at a facility that can charge upward of $650 to $1,500 a month," she says. "They want a home where there is room for everyone. Some properties even have bridle paths where you can ride the horses on the trail."
CONDOS AND TOWN HOUSES: 29
SALES PRICES: Since May 2014, there were 91 sales with a median price of $419,000, according to the Multiple Listing Service of Long Island data. The low price was $185,000 and the high price was $1,999,999. From May 2013 to May 2014, the number of sales was 105. The median price was $370,000 with a low of $158,000 and a high of $600,000.
ATTRACTIONS: Long Island Game Farm Wild Park and Children's Zoo; Manorville Hills County Park; The Shrine of Our Lady of the Island
AREA: 5.5 square miles
ZIP CODE: 11949
MEDIAN AGE: 38.9
MEDIAN HOUSEHOLD INCOME: $104,736
MEDIAN HOME VALUE: $428,500
LIRR TIME TO NYC: About an hour and 51 minutes at peak (the Mastic/Shirley station is the closest station, about 5 miles from Manorville)
MONTHLY TICKET: $446
SCHOOL DISTRICT: Eastport-South Manor Central School District
SOURCES: 2010 Census; MLSLI. COM; LIRR
* Based on sales in the past six months, according to MLSLI.
NUMBER OF HOUSES: 100
PRICE RANGE: $35,000 to $889,000
TAX RANGE: $4,027 to $15,398
LINCOLN AVENUE, $520,000
Built in 2014, this eight-room Colonial in the Oak Ridge Estates section sold in May for $29,900 less than the original asking price. It was on the market for 154 days and sold just before the house was completely finished. It has five bedrooms, three bathrooms, a fireplace and green features. It is on 1.6 acres. Taxes are about $15,000.
DAYTON AVENUE, $1,999,999
Set on 12 acres of horse property, this nine-room Colonial built in 1940 sold in February. It was on the market 160 days. The original asking price was $2 million. Features include three bedrooms, two bathrooms and a sunroom with gas stove. The property also has a barn with an indoor riding ring. Taxes are $26,000.
SADIE LANE, $382,500
Earlier this month, this seven-room Colonial sold below the original asking price of $409,000. It was an estate sale and was on the market 237 days. Features include four bedrooms, three bathrooms and wood floors throughout. The house, built in 1987, has a front porch, rear and upper decks, in-ground sprinklers and an in-ground pool. The lot size is 140 by 292 feet. Taxes are $12,064.
NOW FOR SALE
This six-room ranch is an estate sale. Built in 1981, the home has two bedrooms, one bathroom, a formal dining room, an eat-in-kitchen, a sunroom and a skylight. The house is on a .88-acre lot. Taxes are $8,488. Kathryn Simos, Daniel Gale Agency, 631-335-4431.
Built in 2000, this nine-room Victorian in the Old Neck Estates Development has five bedrooms, three bathrooms and a half-bath, a grand foyer with 19-foot ceilings, a great room with a fireplace and a wraparound porch. The house is on a 1.1-acre lot. Taxes are $14,966. Gina Galante, Brown Harris Stevens Hamptons, 631-477-0551.
Set on 6.7 wooded acres surrounded by parkland, this 5,800-square-foot, three-bedroom ranch with two bathrooms and a half-bath was recently reduced $100,000. Features include a great room with a 20-foot bar, an eat-in-kitchen with a separate commercial kitchen and pizza oven and a theater room with an ice cream bar. The taxes are $23,272. Stephen Abruzzo, Gateway to the Hamptons Real Estate, 631-553-4801.