Shelter Island 11964

Suffolk County, NY · 3,398 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

0affordability /100

Buyer leverage is balanced; weigh payment burden and the 3-lens valuation before bidding.

Payment burden
82.8%
severe
Days on market
176
daily
Price cuts
5.8%
of active
Valuation
-24.4%
vs assessor
Look up an address
50
/100
mixed
warming · balanced · prices rising year-over-year.

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

80/ 100SellerBalancedBuyer
Strong Buyer's Market
Needs 63.8% correction for affordability
DOM: 238d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)100
Valuation Gap (25%)40
Supply & Demand (20%)100
Days on Market (5%)100

Strong buyer leverage in 11964. If you must buy now, offer 10-15% below list price. Payment burden: 82.9% of median income. A 58% price correction needed to reach 30% affordability threshold. Median days on market: 238.

What to Offer

Offer 10-15% below list price. Sellers are under pressure.

Conditions most similar to late 2007 — overvaluation without corresponding income growth. Significant correction potential.
WARMINGBALANCED

Market is warming with rising prices. Conditions are balanced between buyers and sellers. Prices up 3.4% YoY.

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Market snapshoteach number, once

Median price
$1,774,434
▴ 3.4% YoY
Days on market
176
daily · zip_data
Median rent
$2,113
county avg
Investor score
37/100
cash-flow lens
Active listings
11
90-day

Valuation3 lenses, different anchors

vs assessor
-24.4%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$1,341,912
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+61.2%
County-wide market — the widest, slowest signal.
Suffolk+61.2%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$870
Price-to-income13.7×

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How 11964 ranks in NY
percentile vs all NY ZIPs
Comparative ranking not available for this ZIP.

Affordability, supply & momentum

13SUPPLY
OversuppliedSupply Tightness

Ample inventory — buyers have time and leverage to negotiate.

Months of Supply54.0 mo
Days on Market176d
Inv vs History-4.6%
Listing Density--
Market dynamics
Price cut %5.8%
Momentumwarming
LeverageBALANCED
Months of supply54
Sales (90d)0
Investment analysis
Median rent$2,113
Price-to-rent70.0
Est. cap rate0.9%
Buy vs rentfavors renting

Livability

Walk score1
Transit score18
Bike score—

Historical trends

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Suffolk County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

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New York Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Suffolk County