Team Modern X is based in West Hempstead, in the middle of Nassau County. Richard Alvarez and the team help homeowners sell for the strongest price the market will support, and help buyers compete in a county where good homes in good school districts still move fast. Below is a plain-English guide to selling and buying in Nassau, followed by answers to the questions we hear most.
Nassau County towns and villages we serve
Nassau is really a collection of very different markets, each with its own school district, tax picture and commute. We work across the county, with the deepest experience in and around our home base:
- Town of Hempstead: West Hempstead, Franklin Square, Elmont, Valley Stream, Lynbrook, Rockville Centre, Malverne, Garden City, Uniondale, Hempstead, Freeport, Baldwin, Oceanside, East Meadow, Levittown, Merrick, Bellmore, Wantagh, Seaford and Long Beach.
- Town of North Hempstead: Mineola, Williston Park, New Hyde Park, Great Neck, Manhasset, Port Washington, Roslyn and Westbury.
- Town of Oyster Bay: Hicksville, Bethpage, Plainview, Syosset, Massapequa, Massapequa Park and Farmingdale.
If your town is not listed, ask. The process is the same and the team already knows the county.
Selling a home in Nassau County
- Price to the school district, not the ZIP code. Two homes a mile apart can sit in different districts and sell for meaningfully different prices. Your estimate should be built from sales inside your district.
- Permits and certificates of occupancy come up in almost every Nassau sale. Finished basements, decks, extensions, pools and converted garages need to be legal or disclosed. Buyers’ attorneys check. It is far cheaper to sort this out before you list than during contract.
- The Property Condition Disclosure Statement is now required in New York. Since March 2024 sellers can no longer offer a $500 credit instead of completing it. We walk you through it line by line.
- Closings in New York are attorney-driven. Expect an inspection, then a contract with a down payment held in escrow, then a bank appraisal, then closing. From accepted offer to closing typically takes about 60 to 90 days.
- Village homes have an extra layer. Incorporated villages (Garden City, Rockville Centre, Lynbrook, Malverne, Freeport and others) have their own building departments, permits and taxes on top of the town and county.
Buying a home in Nassau County
- Property taxes are part of the price. Nassau taxes are among the highest in the country. Always compare the total monthly cost, including taxes, not just the list price. Ask us how the STAR exemption works and whether the current assessment looks high.
- Tax grievances are normal here. Homeowners can challenge their assessment with the Nassau County Assessment Review Commission each year during the filing window, which opens in the first days of January and closes in early March (the 2027 window runs January 4 to March 1). Many Nassau owners do this every year.
- Commute options matter to resale. Most of the county is served by the LIRR (Babylon, Hempstead, West Hempstead, Long Beach, Far Rockaway, Port Washington, Oyster Bay and Ronkonkoma branches). Walk-to-train homes carry a premium.
- Multiple offers are still common on well-priced homes. A pre-approval from a local lender, a clean offer and flexibility on closing date beat a slightly higher number with weak terms more often than people expect.
Nassau County market snapshot
August 2026: the median Nassau single-family sale price was about $875,000, up roughly 3 percent from a year earlier. Homes went under contract in about a month (a median of 29 to 42 days depending on the source), more than half sold above asking, and the county had roughly three months of supply. Sources: OneKey MLS and Redfin, August 2026 data. We update this section monthly.
Frequently asked questions
How much is my Nassau County home worth?
It depends on your school district, lot, condition and what has sold nearby in the last three to six months. Online estimates miss the district and permit details that drive Nassau prices. Request a free estimate and Richard will send a real number within 24 hours.
Do I need to fix everything before I sell?
No. Most Nassau buyers expect to update kitchens and baths themselves. Focus on cleaning, decluttering, curb appeal and clearing any open permits. We will tell you which repairs pay back and which do not.
Should I sell before I buy my next home?
In this market most sellers list first and negotiate a closing date that gives them time to buy. There are also options such as sale contingencies and bridge financing. We map it out with you before you list so you are never stuck.
What does it cost to sell a home in Nassau County?
Typical seller costs include the brokerage commission, your attorney, New York State transfer tax (currently $2 per $500 of price) and paying off any liens. Ask us for a net sheet for your exact price range.
Get your free Nassau County home value
Richard will send you a free, no-obligation estimate within 24 hours, based on recent sales near your home rather than an online algorithm.
Get my free home value Contact Richard
Thinking about it but not ready to talk? Download the free Home Seller Guide or the Home Buyer Guide.
Team Modern X, Jason Mitchell Real Estate NY. 45 Cherry Valley Ave, West Hempstead, NY 11552. Open Mon–Fri 9am–7pm, Sat 10am–5pm.