South Shore · Incorporated Village & unincorporated areas · Town of Hempstead
Valley Stream
The shortest ride in Nassau, and a school map unlike anywhere else
LIRR to NYC
about 30–35 minutes, peak
Babylon, Long Beach, Far Rockaway & West Hempstead branches
Typical taxes
$9,000 – $16,000
per year, all in
Schools
4 districts
serving this address range
My closings here
4
4 sold
What I Tell Buyers About Valley Stream
Valley Stream has the best pure commute of any town on this list and the strangest school structure in Nassau County. The station is a four-branch junction - Babylon, Long Beach, Far Rockaway and West Hempstead trains all pass through - which means frequency most of Nassau would envy, and a ride to Penn Station that is often around half an hour. You are also minutes from JFK and the Belt, which matters if you fly or drive for work.
The school map is the thing to understand before you shop here. Elementary school is one of three separate K-6 districts - Valley Stream 13, 24 or 30 - and all three then feed a single, separately governed Valley Stream Central High School District for grades 7-12, which runs three high schools. So your address determines your elementary district and then your assigned high school independently. I have closed four sales here from $423,010 to $510,000, and in every one of them the district question came up.
- —A four-branch LIRR junction - unusually frequent service for Nassau
- —Minutes from JFK, the Belt Parkway and the Cross Island
- —Green Acres Mall and the Sunrise Highway retail corridor
- —Valley Stream State Park and the Mill Brook greenway
- —Village of Valley Stream, South Valley Stream and North Valley Stream are not the same tax picture
What It Costs
Grounded in my own closed transactions
My four closings here clustered tightly between $423,010 and $510,000, which is a fair representation of this market: Valley Stream is one of the last places in western Nassau where a four-bedroom house trades in the $400s. Renovated and larger stock pushes into the $600s and $700s.
- Co-ops & condos
- $200K – $450K
- Capes, ranches & colonials
- $450K – $650K
- Renovated & larger single family
- $650K – $850K
For reference, my 4 closed sales in Valley Stream ran from $423,010 to $510,000, with a median of $469,000. They are all listed further down this page.
The Schools
Valley Stream UFSD 13
Grades K-6: Howell Road, James A. Dever, Wheeler Avenue and Willow Road.
District websiteValley Stream UFSD 24
Grades K-6: Brooklyn Avenue, Robert W. Carbonaro and William L. Buck.
District websiteValley Stream Central High School District
Grades 7-12: Valley Stream Central, North and South high schools, plus Memorial Junior High.
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
$9,000 – $16,000
typical annual bill, all in
Among the more moderate bills in western Nassau. Whether an address is inside the Village of Valley Stream, in the Village of South Floral Park or Valley Stream North, or unincorporated, changes whether a village tax applies at all - and that difference is worth a few thousand a year.
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 30–35 minutes, peak
to Penn Station
- Branch
- Babylon, Long Beach, Far Rockaway & West Hempstead branches
- Station
- Valley Stream
Four branches converge here, so Valley Stream gets far more trains than a single-branch town of its size. It is one of the shortest scheduled rides to Penn Station from anywhere in Nassau.
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 Valley Stream
4 closed transactions · $423,010 – $510,000
Sold1407 Willow Lane
$510,000
2 Beds · 2 Baths
Sold267 Dogwood Road
$493,000
3 Beds · 1 Bath
Sold1190 Wolf Avenue
$445,000
4 Beds · 1 Bath
Sold803 Willow Lane, Unit 803
$423,010
2 Beds · 2 Baths
Valley Stream Questions, Answered
- What school district is Valley Stream, NY in?
- Valley Stream addresses fall into 4 districts: Valley Stream UFSD 13, Valley Stream UFSD 24, Valley Stream UFSD 30 and Valley Stream Central High School District. Four districts cover one town. Your address puts you in District 13, 24 or 30 for elementary, and separately assigns you to Central, North or South for high school. Nothing about this is predictable from the street name or the zip code - it has to be confirmed parcel by parcel, and it is the first thing I check on a Valley Stream listing.
- How much are property taxes in Valley Stream, NY?
- A typical all-in annual bill in Valley Stream - county, town, school and village tax where one applies - runs about $9,000 – $16,000 for the kind of house in my closings here. Among the more moderate bills in western Nassau. Whether an address is inside the Village of Valley Stream, in the Village of South Floral Park or Valley Stream North, or unincorporated, changes whether a village tax applies at all - and that difference is worth a few thousand a year.
- How long is the commute from Valley Stream to Manhattan?
- Valley Stream is served by the Babylon, Long Beach, Far Rockaway & West Hempstead branches (Valley Stream), and Penn Station is about 30–35 minutes, peak. Four branches converge here, so Valley Stream gets far more trains than a single-branch town of its size. It is one of the shortest scheduled rides to Penn Station from anywhere in Nassau.
- How much do homes cost in Valley Stream, NY?
- My 4 closed sales in Valley Stream ran from $423,010 to $510,000, with a median of $469,000. My four closings here clustered tightly between $423,010 and $510,000, which is a fair representation of this market: Valley Stream is one of the last places in western Nassau where a four-bedroom house trades in the $400s. Renovated and larger stock pushes into the $600s and $700s.
- Is Valley Stream on the North Shore or the South Shore?
- Valley Stream is on Nassau County's South Shore — Incorporated Village & unincorporated areas · Town of Hempstead. I have closed 4 transactions here.
Thinking about Valley Stream?
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