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Buying in Brightwaters

This four-bedroom Brightwaters Victorian is listed for $579,000.

This four-bedroom Brightwaters Victorian is listed for $579,000. Credit: Ed Ryan Real Estate Group


With Brightwaters’ architecture, canals, lakes, cascades and bridges, the village is a “storybook, Christmas-like setting,” says Eric Ramsay, owner of Ramsay Realtors in Bay Shore.

He says the village includes many Victorians and Colonials that boast front porches and antique designs. Homes can range from around $350,000 to multimillions of dollars for homes that are on the lakefront or Concourse, a canal in the village that is about three-quarters of a mile long, Ramsay adds.

“People buy in Brightwaters because of the charm of the area, the antique style of the homes, the downtown village feel, the retail section of mom-and-pop stores and the amenities the area provides,” Ramsay says. “And it’s relatively inexpensive compared to the other villages in Long Island.”

Four Corners, Brightwaters’ commercial area at North Windsor Avenue and Orinoco Drive, underwent recent revitalization, adding new lampposts, sidewalks and pavers to two of the corners. Brightwaters Mayor Joseph McDermott says the village has received grant money for the third corner and has applied for funding for the fourth.

“It’s a nice focal point of our village,” McDermott says of Four Corners, which offers shops and eateries in what is mostly a residential village.

McDermott adds that, since last year, 30 percent of village roads have been repaved, drainage projects have been conducted and 2,100 feet of new bulkhead has been installed on Concourse West.

Boat slips are available for rent on the Concourse, which opens to the Great South Bay. “You walk right out your door and walk right on your boat,” McDermott says.

Parks in Brightwaters include Walker Beach and Gilbert Park, which are on the Bay, and Wohseepee Park, which is in the northern section of the village.


There are no condos on the market.


Between May 1, 2016, and June 15, 2017, there were 46 home sales with a median sale price of $482,500, according to the Multiple Listing Service of Long Island. The low price for that period was $318,000 and the high was $900,000. During that period a year earlier there were 48 home sales with a median sale price of $455,050. The price range was $234,000 to $1,040,000.


Most students attend Bay Shore High School.


Town Islip

Area 1 square mile

ZIP code 11718

Population 3,103

Median age 43.7

Median household income $122,692

Median home value $550,000

LIRR to NYC 59-83 minutes at peak

Monthly ticket $391

School district Bay Shore

SOURCES: 2010 Census;; LIRR;

*Based on sales in the past six months, according to MLSLI



CONCOURSE WEST After 352 days on the market, this waterfront four-bedroom Colonial sold in May for $24,000 less than its asking price. The fully renovated house, which was built in 1982, features an open floor plan with a two-story foyer, a granite kitchen with a center island, living room and dining room. The master bedroom includes an en suite bathroom with a Jacuzzi. The 100-by-58-foot property is situated on a canal and offers views of the Great South Bay. The taxes are $20,054.


MOHAWK DRIVE This four-bedroom Colonial sold for $1,000 more than its asking price after 276 days on the market. The 1960 home, with 2 1⁄2 bathrooms, features a living room, an eat-in kitchen, a formal dining room, a den and an office. The master bedroom, with vaulted ceilings, and a second bedroom are also on the main level. On the second floor are two additional bedrooms and a full bathroom. The 100-by-150-foot property, with an attached two-car garage, also boasts an in-ground pool and patio. The taxes are $14,251.


RICHLAND BOULEVARD Originally listed for $379,000, this three-bedroom Cape sold after 116 days on the market. The home, built in 1940, includes 1 1⁄2 bathrooms. Hardwood floors are featured in the living room, which has a fireplace, and the adjacent formal dining room. The main level also includes an eat-in kitchen, a bedroom and half-bath. Two bedrooms and a full bathroom are on the upper level. The 80-by-100-foot property also has an unfinished basement and an attached one-car garage. The taxes are $11,915.



$475,000 This six-bedroom, three-bathroom Colonial offers a formal living room with a fireplace, a formal dining room, an eat-in kitchen and a master bedroom with a full bath. The 85-by-140-foot property includes a full basement. Taxes: $15,656. Deanna ten Hoopen, Coldwell Banker Residential Brokerage, 631-645-6333


$579,000 This four-bedroom Victorian, with 3 1⁄2 bathrooms, features a formal living room, a family room with a fireplace, a dining room, a master suite with a Jacuzzi and an eat-in kitchen. The 0.29-acre property also has a finished basement and attached two-car garage. Taxes: $17,504. Ed Ryan, Ed Ryan Real Estate Group, 631-647-4100


$749,999 This lakefront Tudor, with four bedrooms and 2 1⁄2 bathrooms, includes formal living and dining rooms, an eat-in kitchen and a family room with a fireplace. The 0.27-acre property also has a full basement and detached two-car garage. Taxes: $19,562. Eric Ramsay, Ramsay Realtors, 631-665-1500

On Multiple Listings

Number of houses 17

Price range $219,900 to $1.249 million

Tax range $7,420 to $22,459


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