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Buying in East Patchogue

Miramar Beach off of Bayview Avenue in East

Miramar Beach off of Bayview Avenue in East Patchogue is one of the places that attract young families to the community. This is from Oct. 30, 2015. Photo Credit: Randee Daddona

People who grew up in the 8.3-square-mile South Shore hamlet of East Patchogue like to settle there, says agent Steven Pagano of Pagano Properties, and new residents are drawn by the community's waterfront location and easy access to shopping and transportation.

"It's a very good time to live in East Patchogue," Brookhaven Town Councilman Neil Foley says, describing it as a family-oriented boating community that is benefiting from young people moving in and raising families there.

Pagano says many of the homes built in East Patchogue a half-century ago were bungalows for weekend retreats -- some without heat since they were used as summer homes. Over the years, those homes have been updated, upgraded and remodeled to make them suitable for year-round living.

Foley says the town has been careful to choose development plans that are in keeping with the character and best interests of the community.

One of the developments Foley cites is Swan River Park, which opened last year on the site of the former Nessenger Chevrolet dealership. The blighted property sat vacant for more than a decade before the town purchased it in 2011 as part of an open-space acquisition.

The building was torn down in 2012 and the property was cleaned up, making way for a 3.77-acre park where Foley says residents can hike and launch a kayak. The project, funded by state grants, includes wetlands and walkways specially designed to clean stormwater runoff before it enters Swan River.


There are two condos listed for sale with a price range of $499,000 to $575,000.


Between Sept. 1, 2014, and Oct. 20, 2015, there were 149 home sales, with a median sale price of $259,999, according to the Multiple Listing Service of Long Island. The low price for that period was $55,000, and the high was $1.675 million. During that same period a year earlier, there were 123 home sales, with a median sale price of $230,000. The price range was $35,000 to $870,000.


Students attend the Patchogue-Medford and South Country school districts. In 2014, 34 percent of students graduating from Patchogue-Medford earned a Regents diploma with advanced designation, according to a New York State Education Department website. That's up from 24 percent in 2013. In the South Country School District, 24 percent of students earned a Regents diploma with advanced designation. That percentage was unchanged from 2013.


Town: Brookhaven

Area: 8.3 square miles

ZIP code: 11772

Population: 22,469

Median age: 40.5

Median household income: $67,997

Median home value: $259,999*

LIRR time to NYC: From Patchogue, 83-105 minutes at peak

Monthly ticket: $377

School districts: Patchogue-Medford and South Country

Sources: 2010 Census;; LIRR
*Based on sales in the past six months, according to MLSLI


Number of houses: 96

Price range: $95,000-$1,295,000

Tax range: $2,099-$35,438


Roe Avenue, $700,000

After 517 days on the market, this Victorian sold for $75,000 less than its asking price. The four-bedroom home, built in 2006, offers 3 1/2 baths, an eat-in kitchen, formal dining room, living room and family room. The home features nine-foot tray ceilings, hardwood floors and a central vacuum system.

There's a full basement with an outside stairway and an attic with a catwalk. The 1.07-acre property features a heated gunite pool with a spa, covered porch, deck and bluestone patios. Taxes are $19,419.

Springview Court, $480,000

Originally listed for $569,900, this four-bedroom Victorian sold after 491 days on the market. The house was built in 1999 and has three marble bathrooms, a formal living and dining room, great room and an office. The eat-in kitchen features granite countertops, KraftMaid cabinets and a double oven. Other amenities include tray ceilings, hardwood floors, crown moldings, chair rails, a fireplace, skylight and Jacuzzi. There's a kidney-shaped pool with a waterfall and patio pavers on the .75-acre property. Taxes are $16,595.

Orchard Road, $285,000

This three-bedroom cape sold for $44,000 less than its asking price after 184 days on the market. The 1950 home offers two full bathrooms, an eat-in kitchen with a fireplace, and formal dining and living rooms. The home features new oak floors as well as a new roof, windows, siding and insulation. There's a full basement, and the 86-by-253-foot property includes a front porch, rear deck, in-ground sprinklers and a treehouse. Taxes are $7,943


Starter, $245,000

This two-bedroom ranch has one bathroom, an eat-in kitchen with stainless appliances, hardwood floors and a full basement with an outside entrance. There's a deck on the 50-by-100-foot property, which is on a cul-de-sac and comes with beach rights.

Taxes are $2,301. Steven Pagano, Pagano Properties, 631-423-8033.

Trade-up, $529,990

This five-bedroom Colonial offers 31 /2 baths, an eat-in kitchen, formal dining room, living room with a fireplace, hardwood floors and a full basement. There's an in-ground pool, deck and gazebo on the .73-acre property.

Taxes are $12,000. Donna Tavano Gallo, Donna Tavano Gallo Real Estate, 631-286-6131.

High-end, $749,000

This waterfront ranch has four bedrooms and two baths, a formal dining room and a family room with a fireplace. There's a 103-foot bulkhead on the .32-acre property, which features a pool, deck and patio and comes with beach rights.

Taxes are $16,126. Gina Coffen, Coldwell Banker Residential Brokerage, 631-495-7696

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