Long Island • New York
Sands Point
Real Estate. The Last Address on the Peninsula
Homes in Sands Point sold at a median of
$3,500,000
across 25 closed sales in the twelve months to July 2026, up 6.1% on a year earlier.
From $1,800,000 in January 2013 to $3,500,000 in July 2026.
| Year | Sands Point |
|---|---|
| 2013 | $2,100,000 |
| 2014 | $1,867,500 |
| 2015 | $1,900,000 |
| 2016 | $1,990,000 |
| 2017 | $1,700,000 |
| 2018 | $1,900,000 |
| 2019 | $1,874,500 |
| 2020 | $2,575,000 |
| 2021 | $2,650,000 |
| 2022 | $2,699,000 |
| 2023 | $2,557,511 |
| 2024 | $3,550,000 |
| 2025 | $3,320,000 |
| 2026 | $3,500,000 |
As of July 2026 · Rolling 12 months, single family · Source: OneKey® MLS
- Days on Market
- 30median, listing to contract
- Months Supply
- 6.1inventory at the current pace
- Of Original List
- 93.0%median share of the first asking price
- Price / sq ft
- $782median, finished space
5 of the 25 homes sold in the twelve months to July 2026 fell in the top band, $5,000,000 or More, at a median of $5,375,000 and $909 per square foot.
- $5,000,000 or More5$909 per square foot · 108 median days to contract
- $3,500,000 to $4,999,9998$675 per square foot · 31 median days to contract
- $2,500,000 to $3,499,9999$781 per square foot · 18 median days to contract
- $2,499,999 or Less3
| Price band | Closed sales | Share of sales | Median price | Median $/sq ft | Median days on market | Months supply | % of original list |
|---|---|---|---|---|---|---|---|
| $5,000,000 or More | 5 | 20.0% | $5,375,000 | $909 | 108 | 7.3 | 92.7% |
| $3,500,000 to $4,999,999 | 8 | 32.0% | $4,075,000 | $675 | 31 | 2.4 | 91.9% |
| $2,500,000 to $3,499,999 | 9 | 36.0% | $3,200,000 | $781 | 18 | 0.6 | 95.0% |
| $2,499,999 or Less | 3 | 12.0% | $2,150,000 | $652 | 30 | 1.3 | 93.1% |
As of July 2026 · Rolling 12 months, single family · Source: OneKey® MLS
About Sands Point
Sands Point is where Cow Neck runs out of land. An incorporated village of roughly 2,600 at the tip of the peninsula, it is bounded on three sides by water, with Long Island Sound to the north, Hempstead Harbor east, and Manhasset Bay west, and zoned strictly residential, with no commercial use permitted anywhere inside it. That single zoning line is most of why the place still reads the way it does. The Gold Coast built here: the Guggenheim holdings survive as the 216-acre Sands Point Preserve, with Castle Gould, Hempstead House and Falaise still standing on the bluff. Fitzgerald put East Egg here. The village shares a ZIP and a school district with Port Washington and nothing else; it has its own mayor, its own police, its own building department.
Finding a residence in Sands Point
We search Sands Point on your behalf
We are not publishing our own listings here at present, and we would rather say so than fill the page. What we do instead is the more useful half: we search across public listings, professional member systems, broker relationships, and direct outreach. Non-public opportunities are subject to seller authorization and availability.
Tell us what you are looking for in Sands Point and you will hear from us within 24 hours.
The next step
Thinking seriously about Sands Point?
Tell us what the residence has to make possible, and we will tell you honestly whether it exists here at the price you have in mind — and what it would take if it does not.
What Sells in Sands Point
Once a month we send the closed sales in Sands Point, measured rather than estimated, with a few practical notes on the house and one thing worth knowing if you are thinking of moving.
One letter a month. Unsubscribe at any time.
A Sands Point home assessed at $1,000,000 carries
$18,257
a year, an effective rate of 1.83% of market value
- School
- $14,417
- County
- $3,040
- Town
- $800
Rates are levied per $1,000 of full market value and shown here against the Port Washington school district. This figure does not include special districts (fire, water, library, sanitation, ambulance); STAR, veterans, senior and other exemptions; the Incorporated Village of Sands Point levies its own tax on top of this, and every address in Sands Point is inside it — so this figure understates every parcel in the village, not merely some. We pull the actual bill for any specific parcel before you go to contract.
Fiscal year 2025 · NYS ORPTS real property tax rates (FY2025), Socrata iq85-sdzs
The window to challenge your assessment is short, and it is the same every year
- The window to challenge your assessment opens in January
- In Nassau the filing period runs from early January to the statutory deadline of March 1, and the grievance goes to the Assessment Review Commission. The Commission has extended that date in recent years, to March 31 for the 2027/28 roll, but each extension is announced annually and is not something to count on. It costs nothing to file, and the work worth doing now is gathering what comparable houses actually sold for. Confirm the current date with the Commission before you rely on it.
Filing dates are set by statute and computed from the rule rather than quoted from a past year. Confirm the current date with the assessor before you rely on it.
Within 2 miles of Sands Point, the FEMA-mapped area in a high-risk zone is
0.9%
of mapped area, meaning Zone A or V, where a federally backed mortgage requires flood insurance
- Zone X
- 69.2%
- Zone VE
- 0.8%
- Zone AE
- 0.1%
Moderate to minimal
High risk (A/V)
High risk (A/V)
This figure does not represent the share of homes or parcels at risk in Sands Point — only the share of FEMA-mapped area within a 2-mile radius of the town's page coordinates, not a property count or a town-wide figure; the flood zone of any single address, which must be confirmed against its own FIRM panel before pricing insurance; 29.9% open water within that radius — it counts toward the total this percentage is measured against and lowers it mechanically, not because the shoreline itself is lower risk.
Queried August 2026 · FEMA National Flood Hazard Layer (NFHL), MapServer layer 28 — public, unauthenticated
Sands Point is served by the
Port Washington Union Free School District
- Enrollment
- 5,177
- Schools
- 7
- 4-Year Graduation
- 95%
Sands Point has no district of its own — the village is served entirely by the Port Washington district, so these are the same schools, and the same figures, that the Port Washington page reports.
Per-pupil expenditure is not published in a form we can verify, so we do not show a figure for it.
BEDS Day enrollment 2024; graduation rate reported 2022-23 · NYSED BEDS Day enrollment file and graduation-rate/outcomes file (bulk data, data.nysed.gov)
Sands Point, as the Census Bureau measures it
| Figure | Sands Point | Nassau County |
|---|---|---|
| Median home value | $2,000,000or more | $658,700 |
| Median gross rent | $3,500or more | $2,195 |
| Median year built | 1961 | 1955 |
| Housing units | 933 | 477,860 |
| Owner-occupied | 95% | 82% |
| Median rooms | 9.0or more | 6.6 |
| Median household income | $250,000or more | $143,408 |
| Workers commuting | 846 | 588,204 |
The Bureau publishes no median home value above $2,000,000, no median gross rent above $3,500, no median rooms above 9.0 and no median household income above $250,000. Sands Point is at those ceilings, so the figures above are where the survey stops rather than where the market does.
These figures describe the housing, not the people who live in it, and we publish them as the Bureau measured them without interpreting them. Its own profile for Sands Point village, New York carries considerably more.
US Census Bureau · American Community Survey 2023 5-year estimates · Sands Point village, New York and Nassau County, New York
Getting to Sands Point
- LIRR
- No station in the village. Port Washington, the Port Washington Branch terminus, is a five-to-ten-minute drive and reaches Penn Station in about 48 minutes with no Jamaica transfer, and serves Grand Central Madison directly.
- By Car
- Port Washington Boulevard south to the Expressway and the Queens–Midtown Tunnel: roughly 22 miles, about 35 to 40 minutes clear and considerably longer at peak.
Watch what your home is worth
Once a month we send where your home in Sands Point stands, drawn from recorded sales nearby rather than an algorithm's guess, with the range and the sample behind it. No listing, no call, and nothing public. A person is one reply away when you want one.
Thinking of selling? Read what a home in Sands Point sells for.
Local expertise, brought to Sands Point
Anthony Clemenza leads Park & Palm's representation in Sands Point, advising buyers and sellers on positioning, pricing, and the channels through which a residence here actually reaches the market. Anthony holds an active brokerage license in New York.
