A revitalized downtown that was recognized in 2019 by the American Planning Association as one of America's four "Great Neighborhoods" and a housing stock in the $400,000 to $600,000 range have attracted singles, families and downsizers to the Village of Patchogue.
Sited on Great South Bay, the village had a comeback in the mid-1990s when it acquired and renovated the Patchogue Theatre for the Performing Arts. That brought foot traffic and restaurants to the downtown, says Village Clerk Lori Devlin. Main Street is now a mix of family-owned businesses, some that started more than 70 years ago, as well as boutiques and the Blue Point Brewing Company.
In 2006, new housing developments transformed blighted areas, beginning with Copper Beach Village town houses with a 50% affordable component. Since then, Devlin says, there have been another 700-plus units, both owner-occupied and rental, including the mixed-use Artspace, with 45 live/work lofts for artists, and New Village, both with units priced from $400,000 to $700,000.
"We have observed that these investments have spurred other property owners to invest in their own properties," some with matching funds from a state grant, Devlin says. Young families have been buying newly renovated homes or doing their own rehabs on homes built in the late 1800s and early 20th century.
Patchogue has 35 acres of park land on the bay, including spots for sports, music festivals and fishing. Shorefront Park is slated to have a renovation in the next few years to create a living shoreline made of rocks and native plants to mitigate flooding from waves during storms. The village is also hoping to add parking and to attract new investment to Terry Street arts district, Devlin says.
Property taxes on homes tend to be reasonable and include the village tax, which averages about $2,000 per home plus a refuse pickup fee of $550. "You get a lot of amenities with the village taxes, like our recreation department, trash collection and snow removal," Devlin says.
CONDOS AND CO-OPS There are 6 condos and co-ops on the market ranging in price from $180,000 to $719,000.
SALE PRICES Between Aug. 31, 2020, and Sept. 30, 2021, there were 349 home sales with a median sale price of $410,000, according to OneKey MLS. The low price for that period was $160,000 and the high was $1.1 million. During that period a year earlier there were 243 home sales with a median sale price of $360,000. The price range was $150,000 to $925,000.
Area 2.3 square miles
ZIP code 11772
Median age 37.5
Median household income $71,235
Median home value $427,000*
Monthly LIRR ticket from Patchogue $405
School district Patchogue-Medford
Graduation rate 86.1%
Parks Shorefront Park, Rider Avenue Park
Hospital Long Island Community Hospital
SOURCES: 2019 American Community Survey 5-Year Estimates; OneKey MLS; LIRR, data.nysed.gov *Based on 140 sales in the past six months, according to OneKey MLS
NOW ON THE MARKET
This 12-room expanded ranch built in 1952 is 3,500 square feet on a private dead-end bordering 200 feet of the cove that flows into Great Patchogue Lake. It has a living room surrounded by 20 windows with water views. There are four bedrooms and 4½ baths, a center-island kitchen, wraparound deck, walk-up attic with two rooms and a walkout basement with a family room and fireplace. Taxes are $13,755. Joyce Roe, Douglas Elliman Real Estate, 631-235-8621.
Built in 1936, this three-bedroom, 1½-bath Tudor has a 0.4-acre tree-lined front and back lot. It also has a spacious formal dining room, wood-burning fireplace in the family room, screened-in sunroom and full basement. Taxes are $10,710. Heather Malone and Danielle Fricano, Coach Real Estate Associates, 631-567-8500.
Within walking distance to the Patchogue Beach Club, this ranch also has a view of the Shorefront Park Band Shell. The open-concept home, built in 1940, sits on 0.42 acres has two bedrooms and one bath. The kitchen has been updated, and the family room has a vaulted ceiling. Taxes are $7,116. Tanya Negron, Marylou Swan Realty, 516-410-8730.
Address Brightwood St.
Lot size 0.46 acre
+/- list price +$21,000
Days on market 105
Address Maple Ave.
Lot size 0.21 acre
+/- list price + $15,000
Days on market 43
Address Mulford St.
Lot size 0.09 acre
+/- list price -$10,001
Days on market 91
ON ONEKEY MLS
Number of listings 61
Price range $180,000 to $2.495 million
Tax range $3,371 to $28,983