Grasmere / Arrochar / South Beach / Dongan Hills
Mid-IslandBalanced
▼ Cooling
Composite score combining supply, pricing dynamics, and speed
Grasmere / Arrochar / South Beach / Dongan Hills is a balanced market. Homes sell in 55 days on average, 1% under asking.
Market Metrics
Pricing
Median Sale Price
$817K
↑ +0.1%YoY
Avg $/Sq Ft
$476
Sale-to-List Ratio
98.8%
% Over Asking
0.3%
% With Price Cuts
N/A
Speed
Median Days on Market
55 days
Sold in <14 Days
0.1%
Sold in <30 Days
N/A
Supply
Active Inventory
78
New Listings
N/A
Months of Supply
1.4
Absorption Rate
70.5%
Volume
Homes Sold
55
Adjust Assumptions
Grasmere / Arrochar / South Beach / Dongan Hills median: $817,036
Required in FEMA flood zones. Not all areas of SI need this.
Monthly Cost Breakdown
Zone VE — $5,000-$10,000/yr
Express Bus
$69,781/yr
Estimates for planning purposes. Actual costs may vary. Property tax uses a ~1% approximation; NYC assessments differ. Flood insurance ranges reflect typical NFIP premiums.
Price Trends
Median Sale Price
Avg Price Per Sq Ft
Days on Market
Median Days on Market
Sale-to-List Ratio
Sale-to-List Ratio
Supply & Demand
Supply & Demand
Property Types & Price Distribution
Property Types
Price Distribution
Flood Risk Assessment
Primary FEMA Zone
Zone AE (base flood elevation determined)
Est. Annual Flood Insurance
$2K – $5K / year
South Beach and Dongan Hills waterfront were severely impacted by Hurricane Sandy. Large portions are in AE and VE flood zones with mandatory flood insurance requirements.
Look up your address on FEMA Flood Map ServiceRecent Sales
| Address | Sale Price | Sq Ft | $/Sq Ft | Land Sq Ft | Year Built | Sale Date▼ | Type | Units |
|---|---|---|---|---|---|---|---|---|
| $730,000 | 1,220 | $598 | 2,200 | 1970 | Aug 26, 2026 | Single Family | 1 | |
| $800,000 | 1,120 | $714 | 2,400 | 1998 | Aug 24, 2026 | Single Family | 1 | |
| $999,999 | — | — | 4,000 | 1931 | Jul 29, 2026 | Tax Class 1 Other | 1 | |
| $999,999 | 1,512 | $661 | 1,980 | 2017 | Jul 29, 2026 | Two/Three Family | 2 | |
| $610,000 | 1,080 | $565 | 2,070 | 1986 | Jul 29, 2026 | Single Family | 1 | |
| $755,000 | 1,600 | $472 | 2,300 | 1994 | Jul 20, 2026 | Single Family | 1 | |
| $795,000 | 1,344 | $592 | 2,283 | 1960 | Jul 10, 2026 | Single Family | 1 | |
| $860,000 | 1,150 | $748 | 3,960 | 1950 | Jul 8, 2026 | Single Family | 1 | |
| $725,000 | 1,844 | $393 | 1,400 | 2000 | Jul 6, 2026 | Single Family | 1 | |
| $650,000 | 1,276 | $509 | 5,000 | 1935 | Jul 1, 2026 | Single Family | 1 | |
| $540,000 | 924 | $584 | 2,090 | 1975 | Jul 1, 2026 | Single Family | 1 | |
| $530,000 | — | — | — | 1982 | Jul 1, 2026 | Condo | 1 | |
| $530,000 | — | — | — | 1980 | Jun 29, 2026 | Condo | 1 | |
| $1,370,000 | 2,496 | $549 | 5,100 | 1979 | Jun 29, 2026 | Single Family | 1 | |
| $2,000,000 | 3,494 | $572 | 12,133 | 1999 | Jun 26, 2026 | Single Family | 1 | |
| $1,999,998 | 3,816 | $524 | 12,546 | 1999 | Jun 25, 2026 | Single Family | 1 | |
| $680,000 | 1,675 | $406 | 1,035 | 2002 | Jun 25, 2026 | Single Family | 1 | |
| $750,000 | 1,108 | $677 | 2,200 | 1960 | Jun 24, 2026 | Single Family | 1 | |
| $1,050,000 | 3,245 | $324 | 3,200 | 1931 | Jun 24, 2026 | Walk-up Rental | 4 | |
| $905,000 | 1,434 | $631 | 5,040 | 1965 | Jun 24, 2026 | Single Family | 1 | |
| $590,000 | 1,040 | $567 | 2,500 | 1910 | Jun 18, 2026 | Single Family | 1 | |
| $800,000 | 792 | $1,010 | 3,000 | 1935 | Jun 17, 2026 | Single Family | 1 | |
| $800,000 | 702 | $1,140 | 3,000 | 1965 | Jun 17, 2026 | Single Family | 1 | |
| $1,507,010 | 2,833 | $532 | 4,692 | 2025 | Jun 17, 2026 | Two/Three Family | 2 | |
| $832,500 | 1,460 | $570 | 5,000 | 1910 | Jun 16, 2026 | Single Family | 1 |
Showing 25 of 100 sales
Neighborhood Profile
Population
30,800
Median Income
$72,000
Owner-Occupied
55.0%
Median Age
39.2
Owner vs Renter
Ferry service available from St. George only
Via Verrazzano-Narrows Bridge
Estimated one-way travel times to Lower Manhattan during weekday rush hour.