Luxury Hub · Long Island
Long Island waterfront luxury homes generally run from about $1.5 million on the South Shore and Five Towns, into the $3 million to $10 million range along the North Shore Gold Coast, and from roughly $4 million past $20 million on the East End. Nassau County's overall single-family median was about $820,000 in mid-2026, so waterfront trades at a large, location-dependent premium. Long Island has more coastline than any comparable market in the New York metro area, but 'waterfront' means something completely different depending on which side of the island you are standing on. Before comparing prices, decide which corridor actually fits how you want to live.
The East End — specifically ocean-front and pond-front properties in the Hamptons — produces Long Island's highest waterfront sale prices, regularly trading above $20 million. Among year-round commuter markets, the North Shore Gold Coast villages such as Sands Point, Kings Point and Lloyd Harbor lead, with genuine waterfront generally starting around $3 million.
In most cases, yes. Waterfront and low-lying properties typically sit within FEMA special flood hazard areas, and lenders require flood insurance on mortgaged homes in those zones. Premiums depend on the elevation certificate, foundation type and mitigation work, so obtain a flood zone determination and a written insurance quote during your due diligence period rather than after closing.
The South Shore and the Five Towns. Hewlett Harbor, Hewlett Bay Park and the Lawrence waterfront pocket sit roughly 45 to 55 minutes from Penn Station or Grand Central Madison on the LIRR Far Rockaway Branch, and 15 to 20 minutes from JFK by car — materially closer to the city than the Gold Coast estate villages and hours closer than the East End.
A meaningful share of high-end waterfront changes hands quietly, particularly in low-turnover villages where owners prefer not to advertise. Public portals show only part of the picture, which is why buyers at this tier generally work with an agent who can surface pre-market and privately marketed inventory.
Alex Portes — Licensed Real Estate Salesperson, REALTOR®, at Douglas Elliman Real Estate. Mobile 347.234.4258 · Office 516.432.3400 · Alex.Portes@elliman.com