prices across neighborhoods - southern nassau

Couldn't think of a good title for this post...
How much more are certain neighborhoods worth? For example, a house that is 650,000 in south end of East Meadow near Bellmore - how much would you pay for the same house in Wantagh (between sunrise and jerusalem)? They are really not far from each other, but prices seem very different.
We are looking now in Merrick, Bellmore, Wantagh, East Meadow.

prices across neighborhoods - southern nassau

I can't give you a dollar value, but Wantagh is generally more expensive than EM. Taxes are higher, too.

Re: prices across neighborhoods - southern nassau

It's hard to just give one answer here, but the general answer is that, yes, certain towns, and certain neighborhoods within those towns, are more in demand and therefore have higher home values than others.

To give some example, in East Meadow,
Barnum Woods is considered very desirable and the homes there are usually priced a but higher. In Wantagh, Wantagh Woods is the "premiere neighborhood" that many want to live in. In North Bellmore, Old Britton Estates is an area with larger, higher valued homes. Merrick Woods is a beautiful, popular area of Merrick.

Generally, when looking at comps and trying to figure out a homes worth, you need to look in the same area. You wouldn't want to come Seaford Manor homes with Seaford Harbor homes, if possible, because it's different elementary schools and there are different factors that affect value (proximity to train, flood insurance).

Let me know if you need any help with your house hunt. I am an active agent in all of the areas you are looking, and I live in N. Bellmore and grew up in Seaford. So I am very familiar with the characteristics of different neighborhoods in those areas! You can reach me at [email protected] or (516) 587-7618.

Re: prices across neighborhoods - southern nassau

Go by school district. The higher ranked the SD is, the more expensive the area (generally).

Rockville Centre homes zoned for RVC schools will always have a higher price tag than a RVC home zoned for Oceanside. Similarly, South Hempstead homes zoned for Hempstead/Uniondale schools (I forget which) will be cheaper than those zoned for RVC. I am not sure where EM and Wantagh schools fall ranking-wise, but I imagine both are similar - so the $ 650K price difference in homes in EM and Wantagh have more to do with specifics of the property like: layout, lot size and location than the SD alone.

Message edited 1/21/2015 5:12:48 PM.

Re: prices across neighborhoods - southern nassau

I think the area you are referencing is Wantagh Woods... which is going to be a lot more expensive since its considered a desirable area to live in.

prices across neighborhoods - southern nassau

There are some generalities, but as Christine mentioned, it is location specific in each town as well.

The Wantagh you referenced includes Wantagh woods, twin lakes and forest lake. The woods are more expensive than the other two. Both of the other two I would rank higher than East Meadow both in price.

My guestimate on the towns in ascending order.
East Meadow
Seaford/ North Bellmore
Bellmore/Merrick
Wantagh

However, the more exclusive areas throw that out the window, Merrick woods is pricier than normal Wantagh and on par with Wantagh Woods. Barium woods in east meadow can be pricier than north bellmore. Some of these are very small in differences and again very location/house specific as well, corner properties, busy streets and all affect things.

Message edited 1/23/2015 10:06:17 AM.

prices across neighborhoods - southern nassau

I looked in all of those areas over the summer and found Merrick to be the most expensive. Seaford/Wantagh/Bellmore/East Meadow were all pretty comparable. We did not look anywhere south of Merrick Rd. My understanding is that used to be the pricey area, but that all changed after Sandy. We didn't know the area that well (and still don't to be honest) and had to google map every house before we saw it- there were lots in our price range south of Merrick Rd.