In a real estate landscape defined by volatility, Bellport continues to be the exception. While many Long Island markets fluctuate, this Village and its surrounding communities like Brookhaven Hamlet and East Patchogue remain remarkably steady. Values here do more than hold, they often rise.
Part of Bellport’s resilience comes down to simple scarcity. With so few homes in the Village, every listing carries weight. Inventory is consistently low, and limited supply naturally fuels competition. At the moment, there are only 13 homes for sale in Bellport Village — a number that underscores just how rare each opportunity is. When the right home appears, buyers are ready to act.
Compare that to the Hamptons, where abundant inventory has created a different dynamic. Homes linger, and price reductions are more common. Bellport operates on a more intimate scale. Fewer listings mean less room for value erosion, and well presented homes move quickly, sometimes quietly, and without the drawn out uncertainty seen to the east.
As Mark Petheram, Broker at Old Purchase Properties, notes, “In my 45 years in the business, I have never seen a major price drop in Bellport. With limited supply, strong demand, and a lifestyle that cannot be replicated, values here will continue to rise.”
27 Bell Street, Bellport Village - Currently Listed at $2,800,000 (VIEW LISTING)
Across the board, Bellport homes attract strong interest. That said, we consistently see move-in ready listings go faster and command a premium. When a property is thoughtfully updated and feels complete, buyers respond. The Greek Revival at 168 South Country Road is a clear example. Restored and updated, it drew immediate attention and went into contract within days with a last asking price of $2,850,000.
168 South Country Road, Bellport Village. In Contract with a last asking price of $2,850,000.
At 14 Oak Meadow Lane, now in contract with a last asking price of $5,995,000, a complete renovation once again proved that buyers are willing to pay a premium when design and quality align.
Brookhaven Hamlet, just east of Bellport Village, is also seeing great appreciation. Known for its bucolic setting and preserved natural landscapes, it offers privacy and a quieter environment while remaining only minutes from the Village.
At 252 Beaver Dam Road, we recently represented both the seller and the buyers in a $4,000,000 closing, a result that reflects the confidence in this area’s privacy, natural setting, and close connection to Bellport.
252 Beaver Dam road, Brookhaven Hamlet. Sold and Listed by OPP.
East Patchogue is experiencing the same momentum. At 40 Rowing Street, Old Purchase Properties agent Matthew Petheram represents the buyer in a transaction now in contract with a last asking price of $3,999,999. This sale reflects how demand for the lifestyle and setting found in this stretch of the South Shore extends beyond the Village itself.
40 Rowing Street, East Patchogue. IN CONTRACT. Last Ask $3,999,999.
Another key factor is location. Bellport is just 60 miles from Manhattan, making it one of the most accessible waterfront communities on Long Island. For many buyers, it offers the rare balance of being close enough for a weekend escape yet far enough to feel like a retreat. Its position, midway between the city and the Hamptons, makes it uniquely appealing to those who want the best of both worlds.
Ownership patterns also play a major role in value. Homes here, especially along the waterfront, do not change hands often. There are only 53 waterfront homes in Bellport, and they are held tightly, often for generations. That kind of long term ownership reinforces stability and steadily drives appreciation, since opportunities to buy are so rare. Our exclusive listing at 14 Peat Hole Lane, known as Big Bluff, is one of these exceptional properties, highlighting both the scarcity and the enduring value of Bellport’s waterfront.
14 Peat Hole Lane, Bellport Village - VIEW LISTING HERE
The buyer map is also expanding. While New York City remains central, many of our buyers are now coming from the West Coast and the East End, from places like Amagansett and East Hampton. This widening reach brings new energy, broader demand, and more competition for a limited number of homes.
There is also a word of mouth element that keeps demand strong. Many who purchase in Bellport or Brookhaven Hamlet end up encouraging friends, relatives, or colleagues to do the same. Over time, this kind of generational pull creates an organic cycle of interest. Even with so few homes available, that quiet stream of introductions continues to sustain demand and push values higher.
The strength of the market is not just about numbers. It is what life here offers: historic homes, ferry rides to Ho Hum Beach, golf and tennis at the Country Club, art galleries, restaurants, and an atmosphere that is both vibrant and unpretentious.
At Ho-Hum, You Leave Your Shoes and Take the Day - Photo by Howie Guja
Sometimes, it is the simplest things that make the deepest impression. For many buyers, hearing hello or good morning as they stroll through the Village means more than any statistic. That warmth and connection is increasingly rare, and it is one of the quiet reasons Bellport feels so different.
