A Three Village House for Under $300K? You Bet

When it comes to the market for single-family homes, Three Village is pretty diverse – and may be more affordable than people outwardly think.

You can actually get a home in Three Village for $300,000 or less.

"It's pretty mixed here. We're not as affluent as everybody thinks we are," said Scott Sanders, of Shea & Sanders Real Estate in East Setauket, who was raised in Three Village himself.

When broken down into five price points, the number of available single-family homes in the Three Village area yielded some surprises: namely, 21 homes for sale under $300,000. And Three Village has almost as many homes below the $500,000 mark as it has above it.

"That's pretty sobering," Sanders said. "You have a pretty good selection of homes under $300K, and they're livable. You won't have to take a bulldozer to them."

Despite what he described as a softening real estate market, Vic Amoroso of Daniel Gale Sotheby's International Realty in Stony Brook said there are terrific buying opportunities right now, especially for first time home buyers.

"Many fine choices exist in a lower stratum of pricing, but encumbrances and impediments still loom," Amoroso said. "As a proportion of home value, property taxes have grown. At the same point in time, banks are increasingly squeamish about writing loans, particularly with low cash down payments."

School taxes in particular may play a role in what sells and who buys.

"That factors in quite a bit," Sanders said. "Our home prices have actually dropped. It's the taxes that skew our affordability here."

*Based on data provided by Shea & Sanders Real Estate

What can you get for... under $300,000: 50 Marion Avenue, Stony Brook
Price: $289,000
Taxes: $9,816
Listing Agent: Shea & Sanders

A family of four can comfortably live in this four-bedroom, two-bathroom home in Stony Brook with a full basement and wood floors.

What can you get for... $300,001 to $500,000: 14 Shawmont Lane, Stony Brook
Price: $425,000
Taxes: $9,279
Listing Agent: Shea & Sanders

This four-bedroom, 2.5-bathroom Colonial with an updated kitchen and new hardwood floors is located in the S Section in Three Village, traditionally a very family-friendly neighborhood with its own park nearby. It comes with an attached two-car garage and mud/laundry room.

What can you get for... $500,001 to $750,000: 7 Maple Road, East Setauket
Price: $639,000
Taxes: $14,551
Listing Agent: Hickey & Smith

A three-bedroom, 2.5-bathroom ranch that's almost as nice outside as it is inside. Inside, it's got three skylights, new oak floors, and a partial basement; outside, there's a new driveway, in-ground pool, screened porch, and two guest quarters.

What can you get for... $750,001 to $1 Million: 25 Old Coach Road, East Setauket
Price: $819,000
Taxes: $15,725
Listing Agent: Daniel Gale Sotheby's International Realty

An old-world New England style home with original architectural details, rolling lawns, graceful rooms, two fireplaces, and wide pine floors awaits the right buyer. The home comes with a legal one-bedroom cottage over a detached three-car garage.

What can you get for... greater than $1 Million: 12 White Pine Lane, Poquott
Price: $1.2 Million
Taxes: $26,463 (excl. village taxes)
Listing Agent: Shea & Sanders

Constructed in 1989, this five-bedroom, 4.5-bathroom farm ranch on a cul-de-sac in the Tinker Bluff area pretty much has it all. The three-story home has a full finished basement, three-car garage, heated in-ground pool and hot tub.