South Shore · Hamlet · Town of Hempstead
Oceanside
Twelve closings and counting, from Daly Boulevard to the canals
LIRR to NYC
about 40–50 minutes, peak
Long Beach Branch
Typical taxes
$11,000 – $18,000
per year, all in
Schools
1 district
serving this address range
My closings here
12
12 sold
What I Tell Buyers About Oceanside
Oceanside is the town I know street by street. Twelve of my sales have closed here, spread across almost every part of it - the numbered streets, the canal blocks, Greentree, Wexford, and the high-rise on Daly Boulevard. It is unincorporated, which means no village tax, and it is one of the few South Shore towns where a buyer with $500,000 still has real choices in a strong school district.
The thing nobody tells you until you are already in contract is that Oceanside is a flood-insurance town. Large parts of it sit in FEMA flood zones, and whether a house was raised after Sandy, what its elevation certificate says, and what the current flood premium actually is will change your monthly payment more than a quarter point on the mortgage will. I ask for the elevation certificate before we write an offer, not after the inspection.
- —No village tax - Oceanside is unincorporated Town of Hempstead
- —Flood zones matter here: elevation certificates and post-Sandy raises change the real monthly cost
- —Canal-front and water-access blocks trade at a premium, and so do the raised houses
- —School District 11 keeps families in town through high school
- —Long Beach Branch station, and Long Beach itself is a ten-minute drive
What It Costs
Grounded in my own closed transactions
My Oceanside closings run from a one-bedroom at 100 Daly Boulevard at $440,000 up to $810,000 for a three-bedroom with three baths. The median of what I have actually sold here is right around $630,000, which is a fair picture of the middle of this market: a solid, updated cape or split in the $500s to $600s, and renovated or raised houses pushing into the high $700s and above.
- Condos & co-ops
- $440K – $550K
- Capes, ranches & splits
- $500K – $700K
- Renovated, raised or water-access
- $700K – $900K+
For reference, my 12 closed sales in Oceanside ran from $440,000 to $810,000, with a median of $631,000. They are all listed further down this page.
The Schools
Oceanside UFSD (School District 11)
Oceanside High School, Oceanside Middle School, and six elementary schools numbered 2 through 9A.
District websiteThe catch
I name districts and link to them rather than ranking them. For enrollment, performance and spending, go to the State's own data: NYSED school report cards. School attendance is determined by the property, not by the mailing address, and should be confirmed with the district before you go to contract.
The Tax Bill
$11,000 – $18,000
typical annual bill, all in
No village tax here, so Oceanside generally reads a few thousand a year below Rockville Centre or Lynbrook for a comparable house. Budget separately for flood insurance, which on an unraised house in a high-risk zone can run into the thousands annually and is not part of the tax bill at all.
These are ranges for the kind of house in my closings here, not a quote for any address. Pull the actual bill before you make an offer: Nassau County Land Records Viewer and the Department of Assessment. I will do it with you.
The Commute
about 40–50 minutes, peak
to Penn Station
- Branch
- Long Beach Branch
- Station
- Oceanside
Long Beach Branch trains change at Jamaica for most Penn Station runs, and a number of peak trains go to Atlantic Terminal in Brooklyn instead - which is a plus if you work downtown Brooklyn and a surprise if you do not check.
Times are approximate peak-direction runs and change with every timetable. Check your own hours on MTA TrainTime, and ride it once before you buy.
My Sales in Oceanside
12 closed transactions · $440,000 – $810,000
Sold2603 Cornwell Place
$810,000
3 Beds · 3 Baths
Sold2878 Alfred Court
$769,000
3 Beds
Sold230 Evers Lane
$755,000
4 Beds · 2 Baths
Sold140 Atlantic Avenue, Unit 412
$705,000
3 Beds · 2.5 Baths
Sold3966 Greentree Drive
$649,000
4 Beds · 2.5 Baths · 2,289 SF
Sold3321 Woodward Street
$635,000
2 Beds · 2 Baths
Sold64 Wexford Lane
$627,000
2 Beds · 2 Baths
Sold2960 Stevens Street
$520,000
2 Beds · 2 Baths · 1,034 SF
Sold297 Merrifield Avenue
$510,000
3 Beds · 1 Bath · 1,161 SF
Sold2937 Cleveland Avenue
$500,000
3 Beds · 1.5 Baths · 1,288 SF
Sold3315 3rd Street
$499,000
4 Beds · 2 Baths
Sold100 Daly Boulevard, Unit 2804
$440,000
1 Bed · 2 Baths
Oceanside Questions, Answered
- What school district is Oceanside, NY in?
- Oceanside is served by the Oceanside UFSD (School District 11). Most of Oceanside is District 11, but the edges of the hamlet are not. Pockets near the Rockville Centre and Island Park lines fall into other districts, and the elementary school a block is zoned to varies within the district. Check the specific address.
- How much are property taxes in Oceanside, NY?
- A typical all-in annual bill in Oceanside - county, town, school and village tax where one applies - runs about $11,000 – $18,000 for the kind of house in my closings here. No village tax here, so Oceanside generally reads a few thousand a year below Rockville Centre or Lynbrook for a comparable house. Budget separately for flood insurance, which on an unraised house in a high-risk zone can run into the thousands annually and is not part of the tax bill at all.
- How long is the commute from Oceanside to Manhattan?
- Oceanside is served by the Long Beach Branch (Oceanside), and Penn Station is about 40–50 minutes, peak. Long Beach Branch trains change at Jamaica for most Penn Station runs, and a number of peak trains go to Atlantic Terminal in Brooklyn instead - which is a plus if you work downtown Brooklyn and a surprise if you do not check.
- How much do homes cost in Oceanside, NY?
- My 12 closed sales in Oceanside ran from $440,000 to $810,000, with a median of $631,000. My Oceanside closings run from a one-bedroom at 100 Daly Boulevard at $440,000 up to $810,000 for a three-bedroom with three baths. The median of what I have actually sold here is right around $630,000, which is a fair picture of the middle of this market: a solid, updated cape or split in the $500s to $600s, and renovated or raised houses pushing into the high $700s and above.
- Is Oceanside on the North Shore or the South Shore?
- Oceanside is on Nassau County's South Shore — Hamlet · Town of Hempstead. I have closed 12 transactions here.
Thinking about Oceanside?
Let's Talk About the Specific Block
Averages hide everything that matters here — the school zone, the flood zone, the tax bill, the walk to the station. Tell me what you are looking for and I will tell you what it actually trades at.
Contact Debi