Long Island, New York
Selling a home in Nassau County
Between the Queens line and Suffolk, Nassau is a patchwork of 3 towns, 2 cities and 64 villages, and that patchwork shapes how a sale works.
Get my free home valueAbout Nassau County
Three towns, two cities and 64 villages
Nassau County had 1,395,774 residents in the 2020 Census. The county says the whole of it is divided among three towns, Hempstead, North Hempstead and Oyster Bay, and two cities, Glen Cove and Long Beach. Inside the towns sit 64 incorporated villages and more than 100 unincorporated areas. That matters to a seller, because your village or town, not the county, issues building permits and certificates of occupancy.
The Long Island Rail Road crosses the county on several branches, including the Port Washington, Hempstead, Long Beach, Oyster Bay and Babylon lines and the Main Line. The North Shore has harbors and older estate areas on Long Island Sound. The South Shore runs along the bays and barrier beaches, where flood zones are part of the picture. In between are the planned suburbs and village downtowns built around train stations.
Seller guides in Nassau County
Homes in Nassau County
What sellers should know
Most of Nassau is single-family houses: Capes, colonials, ranches, splits and Tudors, with co-op and condo apartment buildings in some village centers, such as Great Neck Plaza. Before you list, gather the certificates of occupancy and permits for any finished basement, dormer, deck or added bath, because buyers' attorneys check them against the town or village file. On the South Shore, a buyer's lender may require flood insurance, so an elevation certificate helps.
Know who holds your permit file
Permits and certificates of occupancy come from your town or incorporated village, not Nassau County. Pull your file early so an open permit does not stall closing.
Read your county assessment
The Nassau County Department of Assessment values every property for county, town and school taxes. Check that your notice lists the right square footage and features before buyers see the tax bill.
Check village taxes too
Several villages, such as Garden City and the Village of Great Neck, keep their own assessment rolls for village taxes. Have both bills ready for buyers.
Look up flood zones on the South Shore
Homes near the bays and barrier island can sit in FEMA flood zones. Look up your address on the FEMA Flood Map Service Center so you can answer buyers' questions.
For landowners
Building on your land in Nassau County
In Nassau County, what you can build on a lot is decided by your town (Hempstead, North Hempstead or Oyster Bay), city or incorporated village through its own zoning code and building department, and many villages add architectural review. Check with that office before you plan a knockdown, an addition or an accessory unit. We do not promise what any lot allows.
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Selling a home in Nassau County: questions
Who sets my property assessment in Nassau County?
The Nassau County Department of Assessment sets values for land and buildings across the county. Its value is the basis for county, town and school taxes. The City of Long Beach and some villages, such as Garden City, also keep their own rolls for their own taxes.
How do I appeal my Nassau assessment before I sell?
Appeals go to the Assessment Review Commission (ARC), an independent agency separate from the Department of Assessment. The county says there is no fee, you can file online through its AROW system, and the filing window opens each January and runs to about March 1. Check the ARC page for this year's exact dates.
Where are deeds recorded?
Deeds and mortgages are recorded with the Nassau County Clerk in Mineola. The county's Land Records page links to the online search, which helps you confirm the exact name on your deed before you sign a contract.