Grasmere / Arrochar / South Beach / Dongan Hills
Mid-IslandSeller's Market
● Stable
Composite score combining supply, pricing dynamics, and speed
Grasmere / Arrochar / South Beach / Dongan Hills is a seller's market. Homes sell in 45 days on average, 1% under asking.
Market Metrics
Pricing
Median Sale Price
$790K
+0.0%YoY
Avg $/Sq Ft
$491
Sale-to-List Ratio
99.1%
% Over Asking
0.3%
% With Price Cuts
N/A
Speed
Median Days on Market
45 days
Sold in <14 Days
0.1%
Sold in <30 Days
N/A
Supply
Active Inventory
51
New Listings
N/A
Months of Supply
0.8
Absorption Rate
121.6%
Volume
Homes Sold
62
Adjust Assumptions
Grasmere / Arrochar / South Beach / Dongan Hills median: $790,274
Required in FEMA flood zones. Not all areas of SI need this.
Monthly Cost Breakdown
Zone VE — $5,000-$10,000/yr
Express Bus
$67,795/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 |
|---|---|---|---|---|---|---|---|---|
| $720,000 | 2,016 | $357 | 5,360 | 1899 | Dec 16, 2025 | Two/Three Family | 2 | |
| $340,000 | — | — | — | 1964 | Dec 15, 2025 | Elevator Rental | — | |
| $340,000 | — | — | — | 1969 | Dec 11, 2025 | Elevator Rental | — | |
| $220,000 | — | — | — | 1964 | Dec 11, 2025 | Elevator Rental | — | |
| $1,210,000 | 2,582 | $469 | 7,156 | 1950 | Dec 11, 2025 | Single Family | 1 | |
| $660,000 | 1,096 | $602 | 990 | 1999 | Dec 9, 2025 | Single Family | 1 | |
| $795,000 | 1,837 | $433 | 6,000 | 1965 | Dec 8, 2025 | Single Family | 1 | |
| $1,650,000 | 2,500 | $660 | 6,060 | 1997 | Dec 5, 2025 | Single Family | 1 | |
| $500,000 | — | — | 6,440 | — | Dec 2, 2025 | Vacant Land | 0 | |
| $800,000 | 1,124 | $712 | 4,922 | 1960 | Dec 2, 2025 | Single Family | 1 | |
| $669,000 | 1,320 | $507 | 2,330 | 1901 | Dec 1, 2025 | Single Family | 1 | |
| $1,280,000 | 2,680 | $478 | 4,000 | 2006 | Nov 26, 2025 | Two/Three Family | 2 | |
| $851,000 | 1,196 | $712 | 4,400 | 1960 | Nov 24, 2025 | Single Family | 1 | |
| $645,000 | 678 | $951 | 4,000 | 1925 | Nov 24, 2025 | Single Family | 1 | |
| $685,000 | — | — | — | 1980 | Nov 20, 2025 | Condo | 1 | |
| $1,050,000 | 2,808 | $374 | 4,950 | 1960 | Nov 20, 2025 | Two/Three Family | 2 | |
| $980,000 | 2,661 | $368 | 3,480 | 1901 | Nov 19, 2025 | Two/Three Family | 2 | |
| $810,000 | 1,570 | $516 | 2,352 | 1996 | Nov 18, 2025 | Single Family | 1 | |
| $770,000 | 1,768 | $436 | 1,540 | 1925 | Nov 17, 2025 | Two/Three Family | 2 | |
| $1,360,000 | 1,592 | $854 | 4,000 | 1920 | Nov 17, 2025 | Single Family | 1 | |
| $2,330,000 | 3,926 | $593 | 6,500 | 2016 | Nov 17, 2025 | Single Family | 1 | |
| $1,068,348 | 3,336 | $320 | 4,800 | 1925 | Nov 12, 2025 | Two/Three Family | 2 | |
| $205,000 | — | — | — | 1964 | Nov 10, 2025 | Elevator Rental | — | |
| $1,956,100 | 4,130 | $474 | 13,800 | 1965 | Nov 7, 2025 | COMMERCIAL GARAGES | 1 | |
| $3,563,100 | 9,150 | $389 | 9,650 | 1964 | Nov 7, 2025 | COMMERCIAL GARAGES | 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.