Photo: Lfstar68 · CC BY-SA 3.0177 homes sold in Mastic Beach in the last year, at a typical $448K
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 Mastic Beach homes are listed.
Every place Mastic Beach 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 Mastic Beach.
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 100% of Mastic Beach’s sales, at a typical $448K
177 homes sold in the year to May 2026.
typical sale · 177 sold in 12 months
- Per square foot
- $363NY $316
- Days to sell
- 46
- Sold over asking
- 56%
- Listings with a price cut
- 15%
Fewer homes sell than before 2022, at 3.8 times the 2016 price
177 sales in the last year, against 300 in 2021 and a low of 113 in 2012. The typical sale went from $117K in 2016 to $448K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $450K buys in Mastic Beach
Check a listing against what Mastic Beach 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 Mastic Beach are more common than before the pandemic, but half fewer homes come up for sale
We read every month of Mastic Beach’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, 177 sales.
If you’re buying in Mastic Beach
- Shop in April. It brings about 27 new listings a month, close to the busiest month, with fewer bidding wars (32% over asking).
- Some room to negotiate. 15% of listings cut their price, about as many as before the pandemic.
- Bid near asking. Buyers paid 101.4% of the list price on average; 56% paid over.
- You’ll usually have time. Only 10% of homes go under contract within two weeks; the typical one takes 46 days.
Summer brings the homes; fall brings the bidding wars
June has the most new listings (about 32 a month), but November is the most competitive: 48% of November sales close over asking. March and April offer nearly as much choice with fewer homes bid up (35%). April has the least competition (32%).
Averages for each calendar month, 2015 on.
Nearly as heated as 2021, and hotter than New York
| Mastic Beach now | 2017–19 | 2021 peak | NY now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 56% | 28% | 53% | 41% |
| Gone within two weeksShare of homes under contract within 14 days | 10% | 7% | 10% | 26% |
| Listings with a price cutShare of homes for sale that cut their price | 15% | 17% | 13% | 20% |
| Price paid vs. askingAverage sale price ÷ list price | 101.4% | 97.3% | 100.9% | 101% |
| Days to sellMedian days from listing to contract | 46 | 69 | 35 | 41 |
56 homes for sale on a typical day
That’s 1.2 times the 2023 low (46), 46% fewer than in 2017–19 and well under 2014’s 173.
1 in 7 listings has cut its price
15% in the last year, against 17% in 2017–19 and 20% across New York.
Mastic Beach ranks 159th 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. Mastic Beach is in the middle of the pack.
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 Mastic Beach home costs about $3,176 a month
Price: Mastic Beach’s typical sale, last 12 months. Property tax at Mastic Beach’s 2.3% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Mastic Beach 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 17.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $448K home, about $10,060 a year.
Taxes vs. neighborsTypical commute
The average one-way trip to work for people who live in Mastic Beach.
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.
Moriches and Shirley sell for less a square foot; Bellport for far more
The busier markets within 25 miles of Mastic Beach, 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 | |
|---|---|---|---|---|---|
| Shirley | 281 | $539K | $345 | 62% | 40 |
| Mastic Beach | 177 | $448K | $363 | 56% | 46 |
| Mastic | 118 | $519K | $355 | 66% | 32 |
| Center Moriches | 89 | $738K | $385 | 53% | 40 |
| East Moriches | 55 | $989K | $452 | 18% | 77 |
| Moriches | 41 | $609K | $332 | 29% | 73 |
| 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 Mastic Beach, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Mastic Beach. People who follow the town see it, and so do people comparing Mastic Beach with their own town. No commission, no listing fee.
Questions about buying a home in Mastic Beach
What do homes sell for in Mastic Beach, NY?
177 homes sold in the year to May 2026 at a typical $448K, $363 a square foot.
Is Mastic Beach a buyer’s or seller’s market?
A balanced market: 45 homes were for sale in May 2026 and 11 sold, about 4.1 months of supply. Buyers paid 101.4% of asking on average, and 15% of listings cut their price.
When is the best time to buy in Mastic Beach?
June brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Mastic Beach?
About 2.3% of a home’s value a year. On a $448K home that’s near $10,060.
Where can I see homes for sale in Mastic Beach?
Zillow, Redfin, Realtor.com and Homes.com all carry Mastic Beach’s MLS listings; the search links above open each one filtered to Mastic Beach.
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).