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Fifth-grade students at Manetuck Elementary School in the West Islip Union Free School District kicked off the holiday season with a festive, hands-on activity, designing and decorating their own gingerbread houses alongside guests on Dec. 12.

Gingerbread Galore at Manetuck School in West Islip

Posted on December 16, 2025

As we head deeper into fall on the South Shore, the market has shifted into a steadier rhythm. After a busy summer, activity has leveled out. According to Zillow, average home values across the South Shore range from $640K to $720K, with modest growth of 1–3% over the past year. Homes are still going under contract within about 30 days, which shows that demand remains strong even as things cool down seasonally. Inventory remains the most significant factor: There aren’t enough homes to meet demand, which is keeping prices stable. Buyers are still out there, but they’re focused and want clean, move-in-ready homes, not projects. For sellers, this is the perfect chance to stand out. With fewer listings competing for attention, the houses that show well and are priced strategically are the ones that move. Overall, it’s a healthy fall market—grounded, steady, and full of opportunity for anyone clear on their next step.

Between the Canals

As we head deeper into the fall season on the South Shore, are trends pointing toward steady activity, a slowdown, or new opportunities?

Posted on November 24, 2025

New York State Governor Kathy Hochul’s recent announcement of an $8 million award from the Empire State Long Island Investment Fund couldn’t come at a better time for the Carriage House Development on Patchogue’s Main Street.

State Money Gives a Boost to Patchogue’s Carriage House Development

Posted on November 20, 2025

The once extravagant William K. Vanderbilt Estate, Idle Hour, has been an eyesore to the community since Dowling College closed its doors nine years ago. Plagued by vandals and delinquent activity, the once architectural jewel of Gilded Age Estates has been a burden to the surrounding community and remained unutilized until recently.

Oakdale

Dowling Campus to be Used for Police Training, but Still Faces an Uncertain Future

Posted on November 19, 2025

November feels nostalgic along the Great South Bay, as the cool, salty coastal breezes blend with the scent of smoky fireplaces inviting us home. Our latest edition of Great South Bay News honors these cherished autumn traditions.

Books & Authors

TOUCHDOWN! The Rites of Autumn are Celebrated in the November Edition of Great South Bay News

Posted on November 12, 2025

Suffolk County is being granted a massive sum of money to help update and replace failing septic systems throughout the county. New York State Governor Kathy Hochul signed this movement into legislation just before August to allocate $30 million to help homeowners update their septic systems. Labeled as Legislation S8241-A/A8807, Suffolk County has secured $20 million of that funding.

Between the Canals

Suffolk County Secures $20 Million to Upgrade Septic Systems

Posted on October 25, 2025

A little over 50 years ago, the Suffolk County Farmland Preservation Program was launched based on a first-in-the-nation concept: the sale of “development rights.” Then-Suffolk County Executive John V.N. Klein was pivotal in 1974 to the inception of that program.

Behind the Dunes

Suffolk County Legislature Unanimously Passes “Working Waterfronts” Conservation Bill

Posted on October 24, 2025

’m finding that buyers are approaching the market with more patience and focus this October. While my team is currently working with a surge of buyers, many of them are taking their time to find the right home rather than rushing into an offer. The busiest time for families with children usually occurs at the beginning of the school year, when parents want to get their kids registered and settled. Now, with that behind us and interest rates showing signs of easing, we’re seeing more buyers enter the market – but they remain thoughtful and deliberate in their decisions. On the sellers' side, inventory has been increasing, and that naturally brings some adjustments in expectations. A well-priced property still sells quickly, often with multiple offers, but instead of the 10+ offers we might have seen during peak times, we’re seeing a more manageable handful. Sellers who price their homes competitively continue to achieve strong results, while others are making price adjustments to stay aligned with current conditions.

Between the Canals

As autumn sets in, what are you seeing in the market after the summer rush?

Posted on October 18, 2025

The October edition of Great South Bay News will be available on newsstands just before Columbus Day Weekend, and this month's content is timely and season-appropriate.

Between the Canals

October Edition of Great South Bay News Examines the Working Waterfronts Law, a Bay Shore Business Leader, and All Things Halloween

Posted on October 8, 2025

One Carleton Green, located in Central Islip, is a transformative, mixed-use, mixed-income, multifamily development with supportive units, situated at 1 Carleton Avenue in Central Islip, Suffolk County.

Between the Canals

Central Islip’s Groundbreaking Ceremony at One Carleton Green Breaks New Ground

Posted on October 5, 2025

The quiet waters, hidden under the small bridge by the Blue Point Brewery, barely elicit a glance. But if you peek over, under Patchogue Village's West Main Street to the south side of Montauk Highway, a fish or two might be lumbering near the surface before swimming.

Carriage House Offers Patchogue Village a River Walk Development Centerpiece

Posted on September 24, 2025

We are often asked, ‘When is the best time to buy or sell real estate?’ but there is no simple answer. Statistically speaking, based on my team's year-over-year production in 2023 and 2024, multi-year trends show an increase in activity during November compared to June. With the upcoming inventory expected by the end of this year, we anticipate 2025 to align with previous years. Buyers who have been in the market for a while are frustrated with the steady sales prices across Long Island, as there has been no sign of decline. Many personal factors are considered beyond interest rates and monthly costs. The ability to close and celebrate the holiday season in their new home, along with the tax benefits, are important to many buyers. But I always say, there's no time like the present!

Between the Canals

Do you find that real estate buyers on the South Shore are more decisive in the fall, aiming to close before the holidays?

Posted on September 17, 2025

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