Patchogue 11772
Suffolk County, NY · 15,666 properties · updated 7/5/2026
Should you buy here?buyer-timing lens
Buyer leverage is balanced; weigh payment burden and the 3-lens valuation before bidding.
Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.
Buyer / sellerbuyer-timing lens
Moderate buyer leverage in 11772. Room to negotiate 5-10% below list. Payment burden: 34.3% of median income. Median days on market: 36. Renting is approximately 53% cheaper than buying (price-to-rent ratio: 18.4). Market appears 17% overpriced vs. assessed values.
Offer 5-10% below list. You have room to negotiate.
Market is warming with rising prices. Conditions are balanced between buyers and sellers. Prices up 3.3% YoY.
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Market snapshoteach number, once
Valuation3 lenses, different anchors
Affordability, supply & momentum
Supply and demand are roughly even — standard negotiation dynamics.