$936,537Average Value$464Average Price per Sq Ft2Homes For Sale
Beachfront living in unique settings in Gilgo-Oak Beach-Captree
As a string of communities on barrier islands off the coast of Long Island, life in Gilgo-Oak Beach-Captree slips along at a different pace from life on the mainland. “We love it. We love the beach, we love that it’s a little bit private out here and you’re kind of living in a park,” says Marianne Verzolini, a licensed real estate salesperson at Eric G. Ramsay Associates who has lived in the area for 24 years. Although essentials are a bit of a drive, that’s not a barrier for residents. “So what really draws you here is the whole environment, the community, the ocean air — that’s very important — and of course, the sunrise and sunset,” says Payal Iftekher, a licensed real estate salesperson and Verzolini’s business partner at Eric G. Ramsay Associates. She’s vacationed here since she was young, and until her family moved here recently, they’d get up at 5 a.m. just to catch the sunrise on the beach. “When you go drive on the mainland and you look at the houses, it’s nice. But when you come back here, once you cross the bridge, the whole place is your home. … It’s like a dream.” Gilgo, Oak Beach, Captree and Oak Island have different communities with their own vibes and benefits. Oak Beach, for example, has a gated community on its east side, and Captree has just over 30 houses — all of them waterfront. Oak Island is perhaps the most niche, drawing hardy buyers. “Oak Island is only accessible by boat, and you can only live there six months of the year because they’re on generators and solar power,” Verzolini says, adding that the risk of forest fires in the winter makes it illegal to live there year-round. The other islands are much more connected, and Verzolini says most people are year-round residents.
Surfing is an activity anyone can enjoy in Western Fire Island.
Coastal living is all year round in Oak Beach.
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Beachfront activities and a nature-centric lifestyle
The beach is a big part of life here — and for many, it’s just steps away from home. Instead of grass yards, homes just have the beach, right on the Great South Bay or Atlantic Ocean. All kinds of activities are popular here, from swimming, collecting shells and relaxing in the sand to boating, surfing, wind surfing and fishing. Iftekher says people play volleyball on the sandbars. Captree State Park, which has the largest public fishing fleet on Long Island and two large fishing piers, and Gilgo State Park are both located on the barrier islands. Even apart from the parks, nature plays a major role in life here. “In the wintertime, when the sandbar comes up sometimes, we’ll get seals that will actually bask on the sandbar or they’ll come close on somebody’s dock,” Verzolini says. “They’ll flip themselves up on the dock and just lay there in the sun to get warm.” There are occasional dolphin sightings, too, and Iftekher says most residents own telescopes for stargazing. Others enjoy foraging for beach plums, a native plant, and turning them into jam. Respecting nature, Verzolini says, is an essential part of living here. “I think the main thing that people should know about living here is you have to want to live in this kind of pristine environment,” she says. “And it’s important that you respect the environment which you get the privilege to be in. ... It’s not going to work for the people that just want to walk to the train station or whatever. But for the people who are really into marine life, water sports, nature and just kind of powering down a little bit when you come home, this is the spot.”
Argyle Lake in Babylon has a 1.3 mile path to walk, job or ride you bike around.
Volleyball court are open during the Annual Fall Festival.
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Houses are often just steps from the beach
Beach houses with two or three stories are common here, but there are also smaller bungalows or Capes. Regardless of style, houses are often built on stilts or concrete blocks to protect against potential flooding. Houses don’t come on the market often, which makes it hard to nail down specific pricing. Homes in Oak Beach that sit a block or two away from the beach can start around $700,000. Many of the area’s homes are directly on the beach, though, and typically cost between $1 million and $4 million, depending on size, location and renovation status. Instead of owning the land their houses are on, homeowners lease the land from Babylon. “The lease is good until 2065 right now, and it has been renewed three times before this since its inception,” Verzolini says, adding that the expectation is that it will always be renewed.
Iftekher also says not to be surprised if the seagulls make use of the houses. If there’s a bang on the roof seemingly out of nowhere, “it’s just the seagulls that fly with the clams, and they drop the clams on the roof so the clams break.” She says it’s one of the best parts about living here, marking the mornings and evenings. Local kids often collect the shells from where the seagulls drop them — rolled off roofs and onto back decks or scattered along the beach — and decorate their gardens with them.
There are many different style homes on the water in Oak Beach.
Coastal living is all year round in Oak Beach.
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Flood zones and managing beach erosion, low CAP Index
Because these neighborhoods are on barrier islands, First Street, a climate risk data organization, says there’s a major risk of flooding. This is especially true during hurricane season, which also brings a severe risk of high winds. FEMA puts the area into either Flood Zone VE or AE, so flood insurance is mandatory for federally backed mortgages. Beach erosion is another big concern; the U.S. Army Corps of Engineers completed a dredging project that added sand to Gilgo Beach in March 2025. Gilgo-Oak Beach-Captree’s CAP Index crime score is 1 out of 10, compared to the national average of 4.
Community gatherings and Captree Dockside Family Festival
The Barrier Beach Civic Association throws get-togethers like a holiday party in December, a spring cocktail party and a summer barbecue. “Anyone who wants to come can come for a very, very nominal fee,” Verzolini says. “People just get together, and that’s how people get to know each other. And it’s really a big family.” Iftekher adds that an invitation to one of these parties was how she and her family began getting to know everyone. Captree State Park also hosts events throughout the year, including the Captree Dockside Family Festival, which features fishing, live music, pirate shows and more.
Bring a date and catch covers of all your favorite songs at the Downtown Bay Shore Band Shell.
Family and friends take a day for fishing at Captree State Park.
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Local beach shacks, crossing the bridge for shopping and dining
The Gilgo-Oak Beach-Captree area has a few casual spots to eat. Right on Gilgo’s beach, Salt Shack is known for its lobster rolls and live music. Beyond these casual spots, residents need to drive across the bridge to eat out or go shopping, but Verzolini and Iftekher agree they don’t mind the drive. It’s 8 miles to Babylon and 10 miles to Bay Shore.
Children have games to play at the Annual Fall Festival.
The interior of Toast Coffeehouse follows the principles of feng shui in Downtown Bay Shore.
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Attending school across the bridge in Babylon
Children attend the Babylon Union Free School District, which Niche gives an A-minus. Buses come and pick kids up, ferrying them across the bridge. Babylon Elementary School teaches kindergarten through second grade and earns a B-plus, while Babylon Memorial Grade School teaches third through sixth grade and earns an A-minus. Babylon Junior-Senior High School also earns an A-minus. In 2024, the school earned a spot on the Advanced Placement Honor Roll, recognizing its commitment to and results in AP courses.
The student-teacher ratio at Babylon Elementary School in Babylon is 14.
Babylon Junior Senior High school is a highly rated public school in the area.
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Driving onto the mainland and commuting to NYC
Ocean Parkway cuts through every neighborhood in the barrier island except Oak Island, turning into the Robert Moses Causeway in Captree. It’s this road that residents follow to reach the bridge and cross onto Long Island. Good Samaritan University Hospital is also across the bridge, about 7 miles away. In Babylon, residents can catch commuter trains to Penn Station, a trip that takes about an hour.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Interested in learning more about homes in this area?
Reach out to
Jo Ann Boettcher,
an experienced agent in this neighborhood.
Parks in this Area
Tanner Park
Baseball/Softball
Fishing
Pool
James A. Caples Memorial Park
Baseball/Softball
Bike Trails
Boating
Robert Moses State Park
Beach
Playground
Ocean
Venitian Shores Beach Park
Baseball/Softball
Boating
Fishing
Captree State Park
Fishing
Picnic Area
Trails
Copiague Neck County Park
Multi-Purpose Field
Walking Paths
Transit
Airport
Long Island MacArthur
35 min drive
Bus
Captree State Park Fishing Basin
Crime and Safety
1 - Low Crime, 10 - High Crime
Gilgo-Oak Beach-Captree
US
Homicide
1
4
Sexual Assault
1
4
Assault with Weapon
1
4
Robbery
1
4
Burglary
1
4
Motor Vehicle Theft
1
4
Larceny
1
4
Crime Score
1
4
Source: WhatIsMyCrimeRisk.com
Demographics and Home Trends
On average, homes in Gilgo-Oak Beach-Captree, Long Island sell after 73 days on the market compared to the national average of 47 days. The average sale price for homes in Gilgo-Oak Beach-Captree, Long Island over the last 12 months is $988,900, up 43% from the average home sale price over the previous 12 months.
This turnkey waterfront property available for sale features beautiful views, a bulkhead, to docking spaces for the family boat. This home consists of 3 bedrooms, 3 bathrooms, and a sunroom. The kitchen was renovated in 2024, as well as the upgraded electric unit, new central air system, new hot water heater, new water filtration system, hardwood floors, new roof and SO MUCH MORE!!!!!
Rare opportunity to build your dream beach house just one hour from NYC on this 60x167-foot lot, complete with approved plans and permits for a stunning three-story, four-bedroom, four-bathroom coastal home designed to capture breathtaking views of both the Atlantic Ocean and Great South Bay! Nestled in the exclusive oceanfront community of Gilgo Beach on Long Island’s South Shore, this serene
116 Oak Beach Road, located in the highly sought-after community of Oak Beach, presents a rare opportunity! This captivating 2-bedroom, 2-bathroom bi-level home offers year-round, unobstructed water views of the Atlantic Ocean and Fire Island Inlet, providing breathtaking sunsets and sunrises.Your private deck leads directly to a pristine, tranquil beach—perfect for relaxation and
Welcome to paradise. SPECTACULAR WATERFRONT HOME. Beautifully appointed fully furnished one bedroom home. Moments from beach with breathtaking water views. Beautiful, spacious decks overlooking water way.
Interested in learning more about homes in this area?
Reach out to
Jo Ann Boettcher,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
936
Median Age
56
Population Density
1 person/acre
Population under 18
14.5%
Below the national average
23.8%
Population over 65
34%
Above the national average
19.1%
Finances
Median Household Income
$74,085
On par with the national average
$71,702
Average Household Income
$121,195
Education and Workforce
High School Graduates
100%
College Graduates
85.8%
Significantly above the national average
34.1%
Advanced Degrees
70.1%
Significantly above the national average
13.3%
% Population in Labor Force
68.5%
Weather
Annual Precipitation
38''
Average Winter Low Temperature
25°F
Average Summer High Temperature
82°F
Annual Snowfall
32''
Area Factors
Somewhat Bikeable
Bike Score®
26/ 100
Car-Dependent
Walk Score®
15/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
