Photo: Stevan · Public domain154 homes sold in East Patchogue in the last year, at a typical $600K
Almost every sale is a house. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where East Patchogue homes are listed.
Every place East Patchogue homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to East Patchogue.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
Houses are 98% of East Patchogue’s sales, at a typical $600K
154 homes sold in the year to May 2026.
typical sale · 151 sold in 12 months
- Per square foot
- $373NY $316
- Days to sell
- 38
- Sold over asking
- 64%
- Listings with a price cut
- 21%
Multi-family (2–4 units): 1 sold, typical $805K
Condos: 2 sold, typical $623K
Too few sales in 12 months for reliable figures.
Fewer homes sell than before 2022, at twice the 2016 price
154 sales in the last year, against 255 in 2021 and a low of 131 in 2012. The typical sale went from $294K in 2016 to $600K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $600K buys in East Patchogue
Check a listing against what East Patchogue homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in East Patchogue are more common than before the pandemic, but 59% fewer homes come up for sale
We read every month of East Patchogue’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 154 sales.
If you’re buying in East Patchogue
- Shop in April. It brings about 26 new listings a month, close to the busiest month, with fewer bidding wars (35% over asking).
- Some room to negotiate. 21% of listings cut their price, about as many as before the pandemic.
- Expect to bid over asking. Buyers paid 102.1% of the list price on average; 64% paid over.
- You’ll usually have time. Only 9% of homes go under contract within two weeks; the typical one takes 38 days.
Summer brings both the most homes and the most bidding wars
June has the most new listings (about 27 a month), but July is the most competitive: 46% of July sales close over asking. April offers nearly as much choice with fewer homes bid up (35%). April has the least competition (35%).
Averages for each calendar month, 2015 on.
Nearly as heated as 2021, and hotter than New York
| East Patchogue now | 2017–19 | 2021 peak | NY now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 64% | 26% | 65% | 41% |
| Gone within two weeksShare of homes under contract within 14 days | 9% | 8% | 14% | 26% |
| Listings with a price cutShare of homes for sale that cut their price | 21% | 19% | 16% | 20% |
| Price paid vs. askingAverage sale price ÷ list price | 102.1% | 98.2% | 102.6% | 101% |
| Days to sellMedian days from listing to contract | 38 | 53 | 31 | 41 |
29 homes for sale on a typical day
That’s 1.3 times the 2023 low (22), 59% fewer than in 2017–19 and well under 2015’s 140.
1 in 5 listings has cut its price
21% in the last year, against 19% in 2017–19 and 20% across New York.
East Patchogue ranks 89th of 362 busy New York markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. East Patchogue is one of the state’s hottest markets.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical East Patchogue home costs about $4,152 a month
Price: East Patchogue’s typical sale, last 12 months. Property tax at East Patchogue’s 2% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether East Patchogue is affordable on local pay is on Cost of living.
Five things worth knowing
New listings in June
The month with the most choice. December has the fewest, about 12.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $600K home, about $12,260 a year.
Taxes vs. neighborsTypical commute
The average one-way trip to work for people who live in East Patchogue.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
North Bellport sells for less a square foot; Bellport for far more
The busier markets within 25 miles of East Patchogue, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Medford | 232 | $579K | $370 | 68% | 28 |
| Patchogue | 156 | $546K | $382 | 58% | 32 |
| East Patchogue | 154 | $600K | $372 | 64% | 38 |
| North Bellport | 90 | $533K | $352 | 61% | 47 |
| North Patchogue | 52 | $566K | $405 | 71% | 23 |
| Blue Point | 41 | $806K | $411 | 78% | 23 |
| Bellport | 26 | $799K | $572 | 19% | 93 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to East Patchogue, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to East Patchogue. People who follow the town see it, and so do people comparing East Patchogue with their own town. No commission, no listing fee.
Questions about buying a home in East Patchogue
What do homes sell for in East Patchogue, NY?
154 homes sold in the year to May 2026 at a typical $600K, $372 a square foot.
Is East Patchogue a buyer’s or seller’s market?
A seller’s market: 32 homes were for sale in May 2026 and 9 sold, about 3.6 months of supply. Buyers paid 102.1% of asking on average, and 21% of listings cut their price.
When is the best time to buy in East Patchogue?
June brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in East Patchogue?
About 2% of a home’s value a year. On a $600K home that’s near $12,260.
Where can I see homes for sale in East Patchogue?
Zillow, Redfin, Realtor.com and Homes.com all carry East Patchogue’s MLS listings; the search links above open each one filtered to East Patchogue.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).