Manhasset · Nassau County, NY

Living and Buying in Manhasset

A North Shore community at the base of the Port Washington peninsula, in the Town of North Hempstead — an unincorporated hamlet run directly by the town, ringed by small incorporated villages, and served by the one LIRR branch that reaches Manhattan without the Jamaica transfer. Here is how Manhasset is organized, and what to weigh before you buy.

Manhasset at a glance

The structural facts that shape every Manhasset purchase — the things that move value street to street, beyond the headline price a portal shows.

Hamlet

Manhasset is an unincorporated hamlet run directly by the Town of North Hempstead, with small incorporated villages alongside it

Manhasset schools

The Manhasset Union Free School District anchors the area, with district lines drawn by the parcel

Port Washington branch

Manhasset and Plandome stations, a one-seat electric ride to Manhattan with no Jamaica transfer

Single-family

Predominantly detached houses, from center-hall colonials to larger homes on the North Shore

What Manhasset is

Manhasset sits on Nassau County's North Shore, in the Town of North Hempstead, at the base of the Port Washington peninsula and running north toward Manhasset Bay. It is part of the stretch of shoreline once known as the Gold Coast, and the first thing that shapes a purchase here is a question of government: Manhasset itself is an unincorporated hamlet, which means the Town of North Hempstead handles its zoning, building permits, and code directly. Around it sit several small incorporated villages — the three Plandomes among them — each with its own village hall, and each carrying a Manhasset mailing address.

Buyers come for one combination — single-family houses on larger, tree-lined North Shore lots, the Manhasset school district, a station on the one-seat electric ride to Manhattan, and the Americana Manhasset shops on Northern Boulevard at the doorstep. Inventory is mostly resale houses, so two homes a short distance apart can price very differently based on which government issues their permits, which side of the school-district line they sit on, and how close they run to the water. Reading those differences correctly is most of the work, and the reason a town-specific agent matters more than a portal estimate.

On a Manhasset house, the first thing I settle is which government issues its permits — the Town of North Hempstead for the hamlet, or a village hall if the address sits in one of the small incorporated villages — and which school-district line the parcel falls on. We nail that down before we talk price. - Kevin Leatherman, Broker, Leatherman Homes

The short answer

If you only read one section, read this one.

Manhasset is a single-family North Shore market on the Port Washington peninsula, in the Town of North Hempstead. Manhasset proper is an unincorporated hamlet, so its permits and zoning run through the town, while a set of small incorporated villages nearby — the three Plandomes among them — run their own village halls and share the Manhasset name. The area is anchored by the Manhasset school district and by the Port Washington branch of the LIRR, and the housing runs from center-hall colonials on larger lots to co-ops and condos near the downtown.

Three things drive what a Manhasset house sells for: which government it answers to (which sets the permit process, the local tax layer, and the services), the school-district line at the parcel (drawn independently of the hamlet and village names), and the flood zone and elevation on the blocks that run toward Manhasset Bay. None of those show up in a portal price estimate, which is why a town-specific read matters here.

Quick facts

The reference points buyers ask about first, with the public sources to confirm them in the resources section below.

  • County: Nassau County, New York (Town of North Hempstead)
  • Region: North Shore, the Port Washington-branch corridor
  • ZIP code: 11030 (Manhasset, including the Plandome villages)
  • Commute: Manhasset and Plandome LIRR stations, Port Washington branch
  • School district: Manhasset Union Free School District (confirmed by parcel)
  • Governance: Unincorporated hamlet governed by the Town of North Hempstead
  • Housing: Predominantly single-family resale homes
  • Water risk: FEMA flood zones on the blocks toward Manhasset Bay

Data last verified August 2026 against the public sources linked in Sources & references below. We do not publish market medians, days-on-market, or appreciation figures here, because those move weekly and are best pulled live for the specific block you are considering.

The Manhasset communities

Manhasset is not one place. Where a house sits — the hamlet, one of the incorporated villages, or the blocks near the downtown — changes the government it answers to, the everyday services, and the price, so buyers tend to search one of these rather than the whole name.

Manhasset (the hamlet)

The unincorporated hamlet is governed directly by the Town of North Hempstead, which handles its zoning, building permits, and code enforcement. It runs from Northern Boulevard north toward Manhasset Bay and holds the widest range of stock in the name, from center-hall colonials on tree-lined blocks to the co-ops and condos nearer the downtown and the LIRR station.

The Plandome villages

Small incorporated villages sit around Manhasset on the Port Washington peninsula — the three Plandomes among them — each keeping its own mayor, board, and village hall under its own code, while carrying a Manhasset mailing address. A local tax bill in one of these villages carries a village layer for village government and services, which is one of the first things to confirm on a specific address.

Northern Boulevard & the station

The Northern Boulevard corridor is the retail and commuter spine of the name, carrying the Americana Manhasset shops and the Manhasset LIRR station. The blocks near the downtown hold more of the co-op and condo stock, a simpler and generally lower entry point than the larger-lot houses, and put the one-seat train and the shopping within a short walk.

The housing stock

Manhasset is mostly a single-family market with very little new construction, so almost everything you tour is an older house that has been renovated to some standard. These are the types you will see.

Center-hall colonials and older houses

The classic Manhasset house is a center-hall colonial on a larger, tree-lined North Shore lot, alongside Tudors and other prewar and postwar stock. The variable is how far an owner took the renovation, and whether the additions were permitted through the right desk — the town for the hamlet, the village hall for an address inside one of the incorporated villages.

Village and harbor-side houses

In the incorporated villages and on the blocks toward Manhasset Bay, the houses tend to sit on larger lots with more water in the picture. These carry a wide price range, because lot size, elevation, and flood designation stack on top of the usual condition questions, and because the village a house sits in changes its permit desk and its tax layer.

Co-ops and condos near the downtown

The town's co-op and condo pool clusters around the busier station downtowns, and in Manhasset that stock sits nearer Northern Boulevard and the LIRR station. A co-op adds a board-approval step and different financing rules, which changes the timeline and the paperwork, and it is often the most affordable way into the Manhasset name.

The Manhasset schools

Schools are among the biggest reasons families choose Manhasset — and the part most often misread, because the district is set by the parcel rather than by the community or village name.

Manhasset Union Free School District

The Manhasset School District anchors the hamlet and the surrounding villages, running its elementary schools up through the district's secondary school. It is one of the reasons many families search the name in the first place, and it draws its boundaries independently of the village and hamlet lines.

District lines are drawn by the parcel

School districts in New York are drawn independently of the town, village, and hamlet lines, and the edges of the Manhasset area meet neighboring districts such as Port Washington, Great Neck, Herricks, and Roslyn. Two houses on nearby blocks can feed different schools, so we confirm the exact district for any home before you assume it from the address. GreatSchools publishes ratings and parent reviews for a third-party read alongside the district's own data.

The downtown, the harbor, and the bay

Day to day, Manhasset pairs a walkable retail spine on Northern Boulevard with open water at its northern edge.

Northern Boulevard carries the Americana Manhasset shops and the everyday retail of the hamlet, with the Manhasset LIRR station a short distance off it. To the north, Manhasset Bay opens onto the Long Island Sound, and the blocks and small villages that run down to the water put the harbor and its marinas within reach. This is the North Shore's water-view, larger-lot, older-tree half of the county, and Manhasset sits at the base of the peninsula that defines it.

For buyers weighing Manhasset against an inland town, that combination — a walkable downtown on Northern Boulevard and the bay at the northern edge — is a real and durable part of what the price reflects. Where a specific house sits relative to the station, the boulevard, and the water is worth walking in person rather than reading off a map.

What to weigh before you buy here

Four factors separate a sound Manhasset purchase from an expensive surprise. None of them show up in a headline price.

The government line, hamlet vs. village

Which government a house answers to decides where its permit records live, whose code a renovation must meet, and what the local layers of the tax bill fund. A hamlet house runs through the Town of North Hempstead; a house inside one of the incorporated villages answers to that village hall. We settle which side of the line a house sits on before anything else.

The school district at the parcel

The Manhasset district anchors the name, but district lines are drawn independently of the community and village boundaries, and the edges meet neighboring districts. We confirm the exact district for a home rather than assume it from the Manhasset address.

Flood zone toward the bay

The blocks that run north toward Manhasset Bay carry flood-zone designations that vary street to street, which drives insurance cost and what lenders and future buyers will accept. We read the FEMA flood map zone and the elevation certificate before you fall for a kitchen.

The commute and the Port Washington branch

Manhasset and Plandome sit on the electric Port Washington branch, the one LIRR branch that reaches Manhattan without passing through Jamaica — a one-seat ride into Penn Station and Grand Central. How close a house is to the station is a real value lever worth checking in person.

Manhasset market snapshot

A live read on the Manhasset market — sold count, average sale price, and average days on market over the last 12 months, pulled from the MLS rather than a stale headline figure.

Sold Listings—
Avg Sale Price—
Avg Days on Market—
Average Sold Price — Last 12 Months
Live market data loads here from the MLS. View Current Listings →
View Current Listings →

Manhasset homes on the market now

Rather than publish a median that goes stale the week after we write it, we keep the live picture here — active Manhasset listings, pulled from the MLS and refreshed daily. Filter by type, beds, or price on the full listings page.

The live Manhasset listings grid loads here, refreshed daily from the MLS. You can also open the Manhasset listings page to filter by single-family, condo, or co-op, by bedrooms, or by price.

Browse Manhasset listings

Manhasset on the map

The landmarks that anchor a Manhasset home search — open each in Google Maps to see how a block sits relative to the station, the water, and the downtown.

Manhasset LIRR station Plandome LIRR station Americana Manhasset Northern Boulevard corridor Manhasset Bay shoreline North Hempstead Town Hall Manhasset school district The Plandome villages Port Washington station Long Island Expressway Northern State Parkway Manhasset overview

My take on buying in Manhasset

Thirty years working Nassau County comes down to a short, honest list. Here is where Manhasset is strong, and where to go in with your eyes open.

What works in your favor

  • A steady, family-driven single-family market anchored by the well-known Manhasset school district.
  • Manhasset and Plandome stations on the Port Washington branch, the one LIRR branch that reaches Manhattan without the Jamaica transfer.
  • A walkable downtown on Northern Boulevard with the Americana Manhasset shops, and Manhasset Bay at the northern edge.
  • A genuine range of stock, from center-hall colonials on larger lots to co-ops and condos near the downtown.

What to go in clear-eyed about

  • The government line moves real things — permits, the local tax layer, and services differ between the hamlet and the incorporated villages.
  • Flood zone and elevation on the blocks toward Manhasset Bay can shift both insurance cost and resale, so confirm them before you commit.
  • The school district is drawn by the parcel, so never assume it from the Manhasset address alone.
  • Nassau County property taxes are a real carrying cost — budget the tax line on top of the price.

How Leatherman Homes works a Manhasset purchase

Kevin Leatherman, Broker, Leatherman Homes — Nassau County, Long Island

Leatherman Homes has worked Nassau County since 1996, and broker Kevin Leatherman brings 30-plus years and 1,100-plus career transactions to how the team prices, negotiates, and protects a client's largest investment. On a Manhasset house that means a documented read on the government line, the school district at the parcel, the flood zone, permit history, and recent comparable sales before you write an offer — transparent guidance, real numbers, no fine print and no surprises.

Kevin is a past president of the Long Island Board of REALTORS® and of MLSli, and sits on the Board of Managers of OneKey® MLS — which means the same person reading your Manhasset contract has spent years inside the systems that move every Long Island deal. When a closing needs a contractor, an attorney, or a way through a complicated situation, that network is part of what you are hiring.

  • Broker, 30+ years
  • 1,100+ transactions
  • Past President, LIBOR
  • Past President, MLSli
  • Board of Managers, OneKey® MLS
  • ABR® · SFR® · e-PRO®
Kevin and his team were extremely patient and knowledgeable. Kevin made the experience of buying a home as stressless as possible. - user5818895 · Verified Zillow review
★ 4.8 · 41 verified reviews on RateMyAgent

Manhasset — common questions

The questions Manhasset buyers ask us first, answered straight.

Is Manhasset a village or a hamlet?

Manhasset itself is an unincorporated hamlet, governed directly by the Town of North Hempstead, which issues its permits and runs its zoning. Around it sit several small incorporated villages — the three Plandomes among them — each with its own mayor, board, and village hall, and each carrying a Manhasset mailing address. Which one a house sits in decides the permit desk, the services, and part of the tax picture, so it is the first thing we confirm on a specific address.

What kind of homes are for sale in Manhasset?

Manhasset is predominantly a single-family market — center-hall colonials and older houses on larger, tree-lined lots, larger-lot homes in the incorporated villages and toward Manhasset Bay, and a pool of co-ops and condos near the downtown and the LIRR station. There is very little new construction, so most inventory is renovated resale stock that varies widely in condition.

Which school district is a Manhasset home in?

The Manhasset Union Free School District anchors the hamlet and the surrounding villages, but school-district lines are drawn independently of the town, village, and hamlet boundaries, and the edges of the area meet neighboring districts such as Port Washington, Great Neck, Herricks, and Roslyn. The district line, drawn at the parcel level, decides the schools, so we confirm it for every house rather than assume it from the address.

Do I need to worry about flood zones in Manhasset?

The blocks that run north toward Manhasset Bay carry flood-zone designations that vary from street to street. We read the FEMA zone and the elevation certificate on any house you are serious about, because they drive insurance cost and resale. The inland blocks generally carry lower exposure.

Is Manhasset a good commute to Manhattan?

Manhasset and Plandome each sit on the electric Port Washington branch of the LIRR, the one branch that reaches Manhattan without passing through Jamaica, with service into Penn Station and Grand Central. How close a house is to the station is a real value factor, and worth weighing in person.

How current are Manhasset listings on this site?

The listings grid pulls active Manhasset homes from the MLS and refreshes daily. When a listing is worth a closer look, you reach a named agent who works Nassau County.

How much do houses cost in Manhasset?

Pricing in Manhasset varies widely by community, whether an address sits in the hamlet or a village, condition, flood zone, and proximity to the water, so a single median is not a useful number to buy or sell against. Rather than publish a figure that goes stale, we pull live comparable sales for the specific block and house type you are looking at when you reach out.

Sources & references

The public records and agencies we use to confirm the facts on this page — and that you can check yourself before you buy.

Explore nearby Nassau communities

Manhasset sits on the Town of North Hempstead's North Shore. Compare the neighboring communities and the township as a whole.

Nassau County guide Town of North Hempstead guide Great Neck guide Port Washington guide Manhasset listings Nassau property taxes

Looking at Manhasset?

See what is on the market now, or get a clear, no-pressure read on a specific Manhasset house or your own home's value.

See current listings Contact Leatherman Homes

Leatherman Homes · 25 S Village Ave, Rockville Centre, NY 11570 · (516) 984-1815 · Equal Housing Opportunity. 31LE1175078.
Beds
Baths
Neighborhood: Long Beach, Long Beach, NY
Listing Status: Active, Coming Soon
Purchase Type: For Sale

144 Properties for Sale In Long Beach

NY >Long Beach >Long Beach >

explore listings near Long Beach

Long Beach on the map

The landmarks that anchor a Long Beach home search, open each in Google Maps to see how a block sits relative to the station, the boardwalk, and the water.

Long Beach LIRR station The Boardwalk The West End Long Beach City Hall Park Avenue corridor Reynolds Channel (bay side) Lido Beach Long Beach Public Library Atlantic Beach Long Beach medical campus Loop Parkway Jones Beach access

My take on buying in Long Beach

Thirty years working the South Shore comes down to a short, honest list. Here is where Long Beach is strong, and where to go in with your eyes open.

What works in your favor

  • A walkable, oceanfront lifestyle few Nassau towns can match, the beach, the boardwalk, and the station within reach of one another.
  • A wider range of price points than the inland villages, because the condo and co-op stock opens an entry the detached market does not.
  • A one-seat Long Island Rail Road commute on the Long Beach branch, which keeps demand steady across cycles.
  • A single city school district across the barrier island, so schooling is more uniform than in towns where elementary lines split block by block.

What to go in clear-eyed about

  • Flood zone and elevation drive insurance cost and lender conditions block by block, read the FEMA map and the elevation certificate before the ocean view wins you over.
  • A co-op carries a board approval and its own financing and subletting rules, so the ownership type changes your whole purchase path as well as the price.
  • The boardwalk-adjacent attached stock trades on building-level financials a portal estimate cannot see, the building matters as much as the unit.
  • Nassau County property taxes are a real carrying cost, budget the tax line on top of the price.

How Leatherman Homes works a Long Beach purchase

Kevin Leatherman, Broker at Leatherman Homes, Nassau County, Long Island

Leatherman Homes is a boutique Nassau County team led by broker Kevin Leatherman, with 30-plus years on Long Island and 1,100-plus career transactions behind how the team prices, negotiates, and protects a client's largest investment. On a Long Beach home that means a documented read on the ownership type and any co-op or condo financials, the flood zone and elevation, the building and block, and recent comparable sales before you write an offer, transparent guidance, real numbers, no fine print and no surprises. Co-op and condo transactions are a stated specialty, directly relevant to the attached-housing share here.

Kevin is a past president of the Long Island Board of REALTORS® and of MLSli, and sits on the Board of Managers of OneKey® MLS, which means the same person reading your Long Beach contract has spent years inside the systems that move every Long Island deal. When a closing needs a contractor, an attorney, or a way through a complicated co-op or estate situation, that network is part of what you are hiring.

  • Broker, 30+ years
  • 1,100+ transactions
  • Co-op & condo specialist
  • Past President, LIBOR
  • Past President, MLSli
  • Board of Managers, OneKey® MLS
  • ABR® · SFR® · e-PRO®
Kevin found our co-op for my wife and me. He was sensitive to our needs and responsive to our calls. - LaserDave22 · Verified Zillow review
★ 4.8 · 41 verified reviews on RateMyAgent

Long Beach: common questions

Tap a question to open the answer. Every answer reflects what we tell buyers on a first call.

What kinds of homes are available in Long Beach?

Long Beach has a wider mix than most Nassau towns: a substantial pool of condominiums and cooperative apartments, plus single-family homes and waterfront properties on the bay and canal sides. The type you choose affects financing, monthly cost, and how an offer is structured, so it is worth deciding early.

What is the difference between a co-op and a condo in Long Beach?

A condo is real property you own outright, while a co-op is shares in a corporation that owns the building, with a board approval process and its own financing and subletting rules. The distinction changes your purchase path and your monthly carrying cost. Co-op and condo transactions are a stated specialty at Leatherman Homes.

What makes Long Beach different from the inland Nassau towns?

Long Beach is a barrier-island beach city rather than a bedroom suburb. It is more walkable and more densely built, with the ocean, the bay, the boardwalk, and a Long Island Rail Road branch into Manhattan close at hand. Many buyers here are choosing the lifestyle as much as the home itself.

What should I consider about waterfront and flood zones in Long Beach?

As a barrier island, Long Beach has waterfront and near-water properties where flood zone, elevation, and insurance are part of the diligence on each home. These are qualitative factors to evaluate property by property rather than assume, and a local broker can help you read them in context.

Is Long Beach a good fit for a first-time buyer?

It can be, particularly given the condo and co-op inventory that can offer a lower entry point than a detached single-family home. The right fit depends on your finances, your timeline, and how you plan to use the home, which is the conversation to have before you start touring.

How is the commute from Long Beach to New York City?

Long Beach station is the terminus of the Long Island Rail Road's Long Beach branch, which carries a rail commute toward Penn Station and Grand Central. The direct line and walkable station area are a common reason buyers compare Long Beach against neighboring South Shore towns.

What school district is a Long Beach home in?

Long Beach is served by the Long Beach City School District, which runs the city's public elementary, middle, and high schools. Because the barrier island falls largely within one district, schooling is more uniform than in towns where elementary lines split block by block, though attendance zones still vary by address.

How do I see what is currently for sale in Long Beach?

The current Long Beach listings are kept up to date on the listings page linked below, and you can filter by property type to compare condos, co-ops, and single-family homes. To talk through a specific property or building, contact Leatherman Homes.

Sources & references

The public records and agencies we use to confirm the facts on this page, and that you can check yourself before you buy.

Nassau County on New York State's portalCounty government, elected officials, and municipalities City of Long Beachcity government, services, permits Long Beach City School Districtpublic schools New York State Education Departmentschool report cards FEMA Flood Map Service CenterFlood zone and elevation lookups MTA Long Island Rail RoadLong Beach branch schedules and fares Town of Hempsteadrecords and services U.S. Census Bureaupopulation and housing data

Explore Long Beach and nearby Nassau

See active Long Beach listings, compare nearby South Shore markets, or read the deeper trade-offs of buying here.

Long Beach listings Nassau County guide Oceanside guide Sea Cliff vs. Long Beach Client reviews

Looking at Long Beach?

Browse what is on the market today, or reach a named Leatherman Homes agent who knows the South Shore.

See current listings Contact Leatherman Homes

Leatherman Homes · 25 S Village Ave, Rockville Centre, NY 11570 · (516) 984-1815 · Equal Housing Opportunity. 31LE1175078.

NASSAU COUNTY LIVING & LIFESTYLE

 

Co-op apartment buildings in a Nassau County, Long Island village center

Co-ops for Sale in Nassau County: Where to Look and What to Know

Buying in Nassau County · Co-ops Co-ops for Sale in Nassau County: Where to Look and What to Know Co-op apartments are usually the lowest-cost way to own in Nassau County's village downtowns — and the purchase works differently from a house. Here is where the co-ops are, what you are buying, and how

feature image of One Nassau County Neighborhood Feature That Increases Home Value: Dog Parks

One Nassau County Neighborhood Feature That Increases Home Value: Dog Parks

Local Insights · Home Value · Nassau County, NY One Nassau County neighborhood feature that increases home value: dog parks A measured look at why a nearby dog park — and the walkable, amenity-rich blocks it tends to sit on — shows up in what buyers will pay for a Nassau County home. Qualitative, no

Downtown Rockville Centre, NY

Pros and Cons of Moving to Rockville Centre

Buying on the South Shore · Rockville Centre Pros and Cons of Moving to Rockville Centre An honest look at what you trade for and against when you buy in this Nassau County village — the walkable downtown and the rail commute on one side, the cost of living and the co-op learning curve on the other.

Four-bedroom homes in Oceanside, NY

Four-Bedroom Homes in Oceanside, NY: What to Know

Oceanside, NY · Buyer guide 4-Bedroom Homes in Oceanside: What to Know A practical look at what a four-bedroom home in Oceanside offers, who the size tends to suit, and how to search the current market without chasing a listing that has already sold. On this pageWhy it matters What you get Market sn

View More

MEET OUR AGENTS

Kevin Leatherman, REALTOR
Kevin Leatherman, REALTOR

Real Estate Broker

Brendan Shalloo
Brendan Shalloo

Marketing Assistant

Camille Giardina
Camille Giardina

Broker Associate

Jacqueline Furino
Jacqueline Furino

Real Estate Salesperson

REVIEWS

user7504907

Kevin and his team helped us find our first home and they were amazing. They were attentive and just about always accessible. We had a very sporadic schedule and they were able to take us to any house we wanted to see and he worked around our time. We found a ton of potential homes and would constantly email them with questions and they would quickly find out the answer for us.

Overall Kevin and his team did a great job and, when we're ready, we'll be using them again.

user5818895

Kevin and his team were extremely patient and knowledgeable. Kevin made the experience of buying a home as stressless as possible. We couldn't have asked for a better agent.

kwm9012

Kevin's was completely professional, exceeded our expectations and got a price on our home higher than anticipated. Kevin was everything we needed in a REA SALES professional.

GET MORE INFORMATION

Kevin Leatherman, REALTOR
Kevin Leatherman, REALTOR

Real Estate Broker | SURF- 31LE1175078

+1(516) 984-1815

www.leathermanhomes.com

25 S Village Ave, Rockville Centre, NY 11570, United States

Name
Phone*
Message

By checking this box, I agree by electronic signature to the Electronic Disclosure Consent Agreement; to receive recurring marketing communication from Leatherman Homes, including auto-dialed calls, texts, and artificial/prerecorded voice messages (message frequency varies; data rates may apply; reply "STOP" to opt-out of texts or "HELP" for assistance); and to the Terms of Service and Privacy Policy of this website. Consent not required to make a purchase. I understand that I can call to obtain direct assistance.