Info for Buyers

Whether you seek a new primary residence, a seaside pied-a-terre, or an investment property, buying real estate is no small decision.  We have been buying, selling, building, managing, and renovating real estate on Fire Island for over 50 years.  Let us put our experience and expertise to work for you.

Our Philosophy

Here at Fire Island Real Estate, we credit our longevity to our unique business philosophy.  As life long members of the Fire Island community, we are interested in maintaining long term relationships with our clients.  We don’t believe in pressuring clients to transact just to help our bottom line.  We encourage our clients to move forward only when they have found the right opportunity at the right price.  Whether finding the perfect property takes ten days or ten years, we recognize that it is our privilege to be of service to you. It is our goal to make every Fire Island Real Estate client a client for life, and to that end, our team of professionals is committed to the highest standard of integrity and service.

A Full Service Approach

There are numerous components to a real estate transaction and we are here to guide our clients through every step.  We have cultivated a network of specialists including financing professionals, attorneys, title and insurance companies, home inspectors, architects, engineers, and contractors to ensure that our clients receive the best service and advice throughout the buying process.  Each of these professionals is familiar with the unique elements of property transactions on Fire Island.



Approximately how much do closing costs run?

Closing costs include the following:

  • New York State Real Property Transfer Tax of .4% of the sale price payable by the seller
  • Mansion Tax of 1% of the purchase price, applicable only when the sale price exceeds $1,000,000, payable by the buyer
  • Title Insurance costing approximately .5% to .8% of purchase price payable by buyer
  • Mortgage Recording Tax of 1.8% of the amount of the mortgage for sales under $500,000, or 1.925% of the amount of the mortgage for sales over $500,000, payable by the buyer
  • Legal fees: ~ $1,500 and up
  • Broker commission of 6% of purchase price, payable by seller

Approximately how much do property taxes run on the island?

In general, taxes on the island are extremely reasonable. The general range of annual taxes run between $2,000 and $15,000.

Can I live on Fire Island year-round?

Yes. While the vast majority of homeowners are summer residents only, there is a growing year round community on Fire Island. 

Will I be able to get a mortgage to purchase a home?

Yes. Mortgage financing is readily available on Fire Island.  Not all banks will lend on the island but most will. 

Will I be able to get flood insurance for my home?

Yes. All homes on Fire Island are eligible for flood insurance coverage. In fact, because Fire Island is located in a federal flood zone, homes on Fire Island qualify for low cost flood insurance rates through the National Flood Insurance Program.  Additional coverage is also available through private insurers.  Key factors in determining the cost of flood insurance are the amount of coverage desired and the elevation of the property.

Is there a school system on Fire Island?

Yes. The Fire Island School District offers pre-kindergarten through grade 6 classes at the Woodhull schoool, located in Corneille Estates. After grade 6, parents have the choice of sending their children to either the Islip Union Free School District or the Bay Shore Union Free School District.

How do I get large items like furniture or appliances to the island?

The Fire Island Ferry Company operates special ferries designated for freight. Once items arrive on Fire Island, you can hire a contractor or carting service to move them to your home.  For details on the Fire Island Ferries freight service and policies, please visit: