Mastic, Long Island, NY
Sell your house fast in Mastic, Long Island.
We buy Mastic and Mastic Beach houses as is for cash. 1950s bungalows and capes on small lots, houses by the bay that Sandy filled, vacant houses the town has written up, estates, houses behind on the mortgage, any condition.
$520,000
Median Mastic sale
42 days
Avg market days
+5.1%
YoY change
About the area
Why Mastic sellers call us.
Mastic and Mastic Beach are the peninsula at the east end of Brookhaven town, between the Forge River and the Smith Point bridge, with Montauk Highway and the Mastic station at the top, William Floyd Parkway and Mastic Road running down the middle, Neighborhood Road as the main street in Mastic Beach, and Narrow Bay and the Great South Bay along the bottom. It was sold off in the 1920s and 1930s as summer bungalow lots, forty by a hundred, and built up for year round living after the war with capes, ranches and expanded bungalows for families who worked at Brookhaven Lab, Grumman in Calverton and the county. It has the smallest lots and the cheapest houses on the South Shore, the highest share of vacant houses in Brookhaven town, a foreclosure rate that never came down after 2008, and a stretch of streets south of Neighborhood Road that Sandy put under five feet of water. The Village of Mastic Beach incorporated in 2010 and dissolved in 2017, and the paperwork from those seven years is still in the title reports.
The typical home value in Mastic Beach is around $520,000, up roughly 5.1% over the past year, with houses averaging about 42 days on the market.
The bungalow by the bay that Sandy filled
The streets south of Neighborhood Road toward Narrow Bay took the worst of the 2012 surge on the South Shore, five feet of water through houses that sat two feet above the ground. The state bought some of the lots and left them empty. Many houses were dried out and left. A house there carries a flood premium the next buyer’s lender will require, no elevation certificate, and sometimes the village’s old permit file from the repair. We buy it with the quote in the number and the policy ours to carry after closing.
The vacant house and the town’s file
Mastic Beach has more vacant houses than any hamlet on the South Shore. A parent died, the children are in Florida, nobody opened the estate, and the bungalow has sat for five years with the grass cut by the Town of Brookhaven and the cost added to the taxes, a vacant property registration, a broken window the code office wrote up, and a county tax lien growing in the background. We buy vacant houses with every one of those open, pay the balances from the price at closing, and the town’s file comes to us.
The 2006 loan and the case in Riverhead
Mastic and Mastic Beach were among the hardest hit hamlets in Suffolk in the subprime years, and a good number of houses still carry a 2005 or 2006 loan that was modified and is behind again, with a Suffolk County Supreme Court case adjourned since 2017. Suffolk foreclosures are slow, and that is the opening. Until the referee’s sale happens, the house is yours to sell. We close before the date, the bank is paid from the price, and the equity above the loan stays with you.
Cesspools, small lots and the county health department
Nothing on the peninsula is sewered, the lots are forty feet wide, the water table is high, and a cesspool that fails often cannot be replaced in the same spot without a variance from the Suffolk County health department. A lender wants a certified system before closing. We buy with the cesspool as it is, price the replacement or the variance as a line, and deal with the county ourselves after closing.
Where listing still wins in Mastic Beach
A raised house with a current elevation certificate, or a renovated cape off Mastic Road with a clean title and a legal cesspool, with no deadline, should be listed, and we will say so, because first time buyers looking for the cheapest house on the South Shore are looking here. Where a cash sale wins is the house that was never raised, the vacant house with the town file, the estate nobody opened, the loan with a date, or the cesspool the county will not permit.
What we buy in Mastic and Mastic Beach
Bungalows, capes, ranches and expanded summer houses, houses in the flood zone raised or not, vacant and abandoned houses, houses in foreclosure before the auction, houses with a county tax lien, estates in any condition including ones nobody has opened, mixed use buildings on Montauk Highway and Neighborhood Road, and vacant lots including ones the state did not buy. We do not buy cooperative apartments. If you own something unusual, call anyway.
Mastic, Mastic Beach, the Floyd estate edge and the bay streets
The peninsula is priced by distance from the bay and from Montauk Highway. The capes off Mastic Road and near the station at the top are the center of the market. The expanded bungalows on the numbered streets in Mastic Beach, between Neighborhood Road and Mastic Boulevard, are the entry point. South of Neighborhood Road toward Narrow Bay the flood map takes over and the state’s empty buyout lots sit between the houses. The streets out by the Floyd estate and the bridge are their own market. We build the offer from sales on your streets, with the comparable addresses on the sheet, and we show you which band your house is in before we show you the number.
Suffolk tax liens, the county’s tax deed, and the clock on a vacant house
Suffolk County sells unpaid taxes as liens, the interest compounds, and after enough years the county can take the house by tax deed. A Mastic Beach bungalow that has sat in a dead parent’s name with the taxes unpaid is on that clock whether anyone knows it or not, and the lien holder’s attorney writes to the heirs before the county does. We get the redemption figure from the county treasurer, show it on the offer, and pay it from the price at closing. The estate does not have to find the money first.
Looking just beyond Mastic? You can also sell your house fast in Shirley NY or sell a house fast in Patchogue NY, and you can read about how we buy houses in Bay Shore NY.
Many Mastic homeowners also ask us how to sell a house with a tax lien in Mastic NY, sell a water damaged house, or sell a fire damaged house.
How a sale like this goes in Mastic
A Street South of Neighborhood Road: a 1952 Bungalow Expanded in 1978, Five Feet of Water in 2012, a Father Who Died in 2020, an Estate Nobody Opened, a Town File With Eight Items and a Daughter in Ocala Who Got a Letter From the Lien Holder
Her grandparents bought the bungalow south of Neighborhood Road in 1952 as a summer place and her father expanded it in 1978 when he started at Brookhaven Lab. Sandy put five feet of water through it in October 2012. He dried it out himself and never raised it. He died in the house in April 2020, during the shutdown, at seventy eight. The daughter lived in Ocala. Her brother lived in Reno and did not answer his phone. Nobody opened the estate. The house sat. The Town of Brookhaven cut the grass and added it to the taxes, required a vacant property registration nobody filed, and wrote up a broken window, a rotted deck and a tarp on the roof. The county sold the lien in 2022 and 2024. The lien holder's attorney wrote to her in February 2025.
She called an agent in Shirley who said the house could not be listed until the estate was settled, the lien redeemed, the town file cleared, the flood policy quoted and her brother found. The agent said to start with an attorney and call back in a year.
She called us in March. The offer was written on the house as it stood: a bungalow that was never raised, no elevation certificate, a policy at the current rate, a tarped roof, a rotted deck, a cesspool on a forty foot lot, the lien redeemed from the price at closing with its interest, the town's charges paid the same way, and forty years of a Lab family's things as a cleanout line. One page, mailed to Ocala and to the last address she had for Reno. An estate attorney in Patchogue opened the administration in April. Her brother surfaced in June when the attorney's letter reached him, and signed a waiver.
The letters issued in August. We closed in September at an attorney's office on Montauk Highway. The lien holder was paid at the table and the town file came to us. She took the photographs and her grandfather's clam rake from the shed. What she said was that five years had gone by because the first person she asked had given her a list, and the second had given her a page.
Illustrative. Based on the situations we buy in across Mastic. A composite, not a single transaction, with details changed.
Common reasons Mastic sellers call us.
A bungalow south of Neighborhood Road that took five feet of water in 2012 and was never raised
The flood quote ended the last contract. We buy with the premium in the number and carry the policy after closing.
A vacant cape the Town of Brookhaven cuts the grass on and bills to the taxes
We buy it with the registration, the violations and the lien open, pay the balances at closing, and the file comes to us.
Your parents' house off Mastic Road, bought in 1964, with an estate nobody opened
We write the offer now, the estate attorney opens the administration, and each heir signs where they live.
A 2006 loan modified once and behind again, with a case in Riverhead since 2017
Until the referee's sale the house is yours. We get the payoff, close before the date, and what is above the loan is yours.
A cesspool on a forty foot lot the county will not permit in the same spot
We buy with the system as it is, price the replacement or the variance, and deal with the health department ourselves.
A county tax lien that has compounded for four years
The balance comes off the price at closing, listed on the offer, and the lien is released when the deed records.
An old Village of Mastic Beach permit from 2013 still in the title report
The village is gone and the file went to the town. We buy with it open and close it out ourselves.
A move to Florida with a date on the calendar
We set the Mastic Beach closing around it, about 14 days out, and the proceeds wire wherever you are.
Frequently asked questions about selling in Mastic.
How fast can you buy a house in Mastic or Mastic Beach?
Call (516) 964-7222 or send the address. We come out within a couple of days, write a number within 24 hours with the comparables on it, and close at a Suffolk attorney's office on your date. About 14 days when the title is clean, longer with an estate that has to be opened or a lien to clear.
The house is south of Neighborhood Road, flooded in Sandy, and was never raised. Will you buy it?
Yes. The flood zone, the premium and any old village permit from the repair are priced the way a roof is, and none of it stops the sale. A financed buyer loses the house at the insurance quote. We do not need a lender.
My father died five years ago, nobody opened the estate, and the house is empty with town letters piling up. Can you buy it?
Yes. The estate goes through administration in Suffolk County Surrogate's Court first, and we coordinate that with your attorney or help you find one. The offer is written now, the closing waits for the letters, and the town charges and the lien are paid from the price.
The cesspool failed and the county says it cannot go back in the same spot. What then?
That is ours to solve. We buy with the system as it is, price the replacement or the variance as a line, and deal with the health department after closing. A lender wants it certified first, which is why financed sales die on the peninsula.
The bank filed in Riverhead in 2017. Is it too late?
Not until the referee actually sells the house. We get the payoff from the bank's attorney, price the house against it, and close before the date so the case is discontinued and the equity above the loan is yours.
There is a permit from the old village in the title report. Who clears it?
We do. The Village of Mastic Beach dissolved in 2017 and its files went to the Town of Brookhaven. We buy with the permit open and close it out with the town after the deed records.
Would listing do better?
Sometimes, and we say so. A raised house with a current certificate, or a renovated cape with a clean title and no deadline, usually nets more listed. Ours is the better route when the house was never raised, is vacant with a town file, is an estate nobody opened, has a loan with a date, or has a cesspool the county will not permit.
What comes off the price?
Your payoff, any county tax lien, town charges or vacant property fees, and the New York State transfer tax, each itemized on the offer. No commission, no fees, we pay our own closing costs.