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Mastic Beach NY Homes for Sale: Your Moving Guide

Mastic Beach is a charming beachside community on the southern coast of Long Island that is adjacent to, and just south of, the hamlet of Mastic. This remote, largely blue-collar community, offers abundant green space, prime waterfronts, affordable residential housing, and rich ecological diversity. Like Mastic itself, Mastic Beach is part of the town of Brookhaven.

Background and history

Until about 100 years ago, the 5.3 square mile area now known as Mastic Beach largely consisted of farms and woodlands belonging to the William Floyd Estate. In the late 1920s, the area’s population began to increase after a group of working-class families from Brooklyn bought up land and built seasonal bungalows throughout Mastic Beach. After World War II, many of these property owners began living in Mastic Beach on a year-round basis.

In 2010, Mastic Beach residents, dissatisfied with the town of Brookhaven’s ability to deliver certain municipal services (including condemning/demolish neglected properties), successfully petitioned for Mastic Beach to secede from Brookhaven and be declared an incorporated Village. By 2016, this experiment in self-governance had been deemed a failure and residents subsequently voted to return Mastic Beach to its original status of Brookhaven hamlet.

Housing, living, and income

Mastic Beach currently has a population of 14,199 residents, according to the 2020 U.S. Census. There are 4,916 households in Mastic Beach, each consisting of about three members, with 73.37% of households representing family establishments, and 33.97% of households representing families with children. The median age in Mastic Beach is currently 38.2; the median household income is $92,778.

The housing stock in Mastic Beach ranges from small, sub-1,000 square foot bungalows to more spacious modern capes and ranches. The majority of houses in Mastic Beach use septic tanks for waste disposal; while there is a long-term plan to connect more home to the town of Brookhaven’s sewer system, it will likely take years to accomplish this task.

The median price for Mastic homes for sale currently is $348,500, with a median cost of $253 per square foot and a median build date of 1972.  The average home in the neutral market sells in 74 days with 91.7% of homes selling over asking, 8% selling under asking, and none selling at asking.

Cost of living in Mastic Beach

Mastic Beach offers residents and guests a nature-centric, remote quality of life that’s far more affordable than that offered by the Hamptons. The cost of living in Mastic Beach has been estimated at $50,940 per year, which is a bit more than averages in both New York State ($46,110) and nationally ($38,433) but still highly affordable. Homeownership is considered affordable for residents earning a median household income of $66,190, which is 3.2 times the $212,200 median home value in Mastic Beach. Transportation expenses including gas, public transit, and car maintenance cost a single adult $10,565 a year.

Schools and educational opportunities

Mastic Beach, like its neighbor Mastic, is served by the William Floyd School District, which includes an elementary school, middle school, high school, and learning center. Elementary schools include John S. Hobart Elementary School, Moriches Elementary School, Nathaniel Woodhull Elementary School, and Tangier Smith Elementary School. Higher education facilities local to Mastic Beach include Saint Joseph’s College – Suffolk Campus, SUNY at Stony Brook, and Suffolk County Community College- Western Campus.

Nearby attractions

Biking, hiking, kayaking, and bird-watching opportunities abound in and around Mastic Beach. Being graced by 6.4 miles of waterfront gives residents a chance to experience unparalleled natural beauty from dawn to dusk. The Werthheim National Wildlife Refuge, in the nearby town of Shirley, is one of Long Island’s most spectacular wildlife refuges. More than 300 bird species have been seen on its 2,550-acre grounds, along with white-tailed deer, muskrat, fox, turtles, frogs and fish. Just across the bay are the exquisite beaches of Smith Point Country Park, accessible via an easy drive across the Smith Point Bridge.

Best dining in Mastic Beach

There are numerous restaurants clustered along Neighborhood Road, including EmpanadaVille, Pizza Time, and Onofrio’s, where tasty fare is available. Along Mastic Road, you’ll also find TJ Hero Shop, Dunkin’ Donuts, and the Fried Chicken Factory. Mastic Beach does not presently have a downtown, but a plan is in the works to develop a stretch along Neighborhood Road into a multi-use area that will soon include restaurants and other retail establishments.


You’ll likely need a car to live happily in Mastic Beach to shop, commute, and take advantage of its many surrounding attractions. In 2021, 83.5 percent of Mastic Beach’s residents drove alone to work, 7.32 percent carpooled, and 5.48 percent worked from home. The Long Island Railroad’s Montauk Branch serves the station at Shirley-Mastic, located about a mile from the hamlet’s northern border. Mastic Beach is also served by Suffolk Transit’s S66 and 7E bus lines, with connections to Patchogue, Riverhead, Center Moriches, and Shirley.

Buy a Mastic Beach home with Team Rita

Ready to explore Mastic Beach homes for sale? Contact us today to search our database of local Suffolk County housing inventory, schedule an open house, or explore our featured properties for sale.

Author Bio

Rita Tsoukaris joined Realty Connect USA in 2023. Her passion for helping people achieve their home ownership dreams has earned her team the number one spot for Long Island homes for sale since 2015.


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(all data current as of 4/23/2024)

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