Nassau County • 11793
Real Estate Agency Serving Wantagh, NY
Selling on the South Shore. Straight answers on price, timing, and what your house is actually worth.
Request Your Free Wantagh Home Valuation
Selling on the South Shore. Straight answers on price, timing, and what your house is actually worth.
Request Your Free Wantagh Home ValuationQuick answer: Montauk Dunes Real Estate is a licensed, woman-owned brokerage representing home sellers in Wantagh, NY 11793 and across Nassau County. Principal broker Laura Cawley handles every listing personally. Call 646-234-2160 for a free home valuation.
Montauk Dunes is a Long Island real estate agency serving Wantagh, NY homeowners, buyers and property investors. We provide local selling guidance, home valuations and personalized assistance for traditional, inherited, pre-foreclosure and distressed properties.
Yes, we work with Wantagh sellers. Montauk Dunes Real Estate is a licensed New York State brokerage, and as your listing agent, principal broker Laura Cawley handles each listing herself: the pricing analysis, the pre-market punch list, the photography and marketing, the showing feedback, the negotiation, and the follow-through from contract to closing. No team you get handed to, and no call center between you and the person doing the work.
As your Wantagh real estate agent, we list and sell homes throughout Wantagh and the surrounding Nassau County South Shore. Whether you're ready to sell your house in Wantagh now or just want a number, we will give you one and explain how we got there. Call 646-234-2160 or use the form on this page.
We provide residential real estate services to sellers in Wantagh and the surrounding Nassau County communities: listing representation for owner-occupied homes, estate property and small investment property.
The work starts with the property itself. We look at condition, layout, the lot, the improvements you have made, and the items a buyer will flag. Then we pull comparable sales, meaning what actually closed nearby and in what condition, rather than what the neighbors are asking. From there we build a strategy around your goals and your timeline, because a seller who must close by a fixed date and a seller chasing the highest number are not running the same play. See our guide to selling a home on Long Island.
Pricing. We start with a comparative market analysis built on closed sales rather than aspirational list prices. In Wantagh that means noting which side of a school district line the comparable sits on and whether it has been updated. A house priced correctly in its first two weeks gets the most attention it will ever get. A house priced above the market teaches buyers to wait for the reduction.
Preparation. Before anything goes live we walk the house and give you a short, ranked list: what returns more than it costs and what you can skip. Decluttering, paint and a deep clean usually matter more than a renovation. If there are open permits, an unpermitted addition, an old oil tank or a missing survey, deal with it now rather than the week before closing.
Marketing. Professional photography, a floor plan where it earns its keep, accurate room dimensions, and a description written for a buyer rather than a search engine. The listing goes to OneKey MLS and syndicates to the consumer portals from there. We check what the portals display for school district, because in Wantagh they get it wrong often enough to matter.
Showings and negotiation. We pass along real feedback, and when the pattern says something about price, condition or layout, we tell you instead of waiting it out. When offers arrive we look past the headline number at financing type, contingencies, appraisal risk, and whether the buyer has to sell something first.
Contract to closing. In New York the attorneys draft and negotiate the contract, and nothing is binding until both sides sign. We stay on the inspection, appraisal, mortgage commitment, title and the final walk-through, and keep your attorney supplied so the file does not stall.
No automated estimate can tell you, because none of them have been inside your house. An algorithm does not know that you redid the kitchen, that the basement takes water, or which school district your parcel is actually assigned to. In Wantagh that last one alone can move the number.
A valuation from us is free, carries no obligation, and is not a listing presentation in disguise. We look at the property, pull the closed comparables, and give you a supported range plus what we would do to reach the top of it. Call 646-234-2160 or use the form below and tell us the address.
Most people assume a Wantagh address means the Wantagh school district. For a large part of the 11793 ZIP code that is true. For the rest of it, it is not.
Postal Wantagh 11793 is served by four school districts, not one. Wantagh Union Free School District covers most of the ZIP code. Levittown UFSD covers a northern strip. North Bellmore UFSD covers the western edge, and serves those students for kindergarten through sixth grade only. North Bellmore operates no secondary schools of its own, so its students continue to the Bellmore-Merrick Central High School District for grades seven through twelve. Bellmore-Merrick names its feeder districts as the Bellmore, Merrick, North Bellmore and North Merrick union free school districts, and sets out where students register.
| School district | Grades | Area of Wantagh 11793 |
|---|---|---|
| Wantagh UFSD | K-12 | Most of the ZIP code |
| Levittown UFSD | K-12 | Northern strip |
| North Bellmore UFSD | K-6 | Western edge (elementary grades only) |
| Bellmore-Merrick CHSD | 7-12 | Secondary grades for students from North Bellmore UFSD |
The boundary does not politely follow a highway. It can run down the middle of a street. On Oakfield Avenue, the even-numbered houses on the west side are North Bellmore and then Bellmore-Merrick. The odd-numbered houses on the east side are Wantagh UFSD south of roughly Jerusalem Avenue and Levittown UFSD north of it. The houses at 1200 and 1201 Oakfield Avenue sit at the same latitude on opposite sides of one street, in different districts.
Levittown UFSD is the only one of the four that publishes a street-level list on its district page. The Wantagh streets on that list feed Jonas E. Salk Middle School and General Douglas MacArthur High School. Levittown's own Lee Road Elementary School sits at 901 Lee Road, Wantagh NY 11793.
Why a seller should care: school district is one of the largest single drivers of price, and listing portals frequently assign the district by postal address, which is wrong for part of Wantagh. Get it wrong and you either misprice the house or a buyer discovers it during attorney review.
To confirm your own address, work in this order:
Wantagh sits on the South Shore of Nassau County, and flood zone designation is a routine part of a South Shore transaction. Deal with it before you list rather than during attorney review.
Here is why it reaches the price. The designation drives whether flood insurance is required, and the cost of that insurance is a recurring carrying cost a buyer folds into what they are willing to pay. It can affect how the property appraises, and which loan products work, which narrows the buyer pool for some properties. None of that is a reason not to sell. It is a reason to know the answer in advance, so you can price with it, disclose it cleanly, and answer a buyer directly instead of scrambling.
Look up your specific address on the official FEMA Flood Map Service Center. Do it by address rather than by neighborhood, because designations are parcel level and a general impression about the South Shore tells you nothing about your lot.
Then find your elevation certificate if one exists. A previous owner, your insurance agent, your surveyor, or the Town of Hempstead building department are the usual places it turns up. A current certificate in hand is an asset in a negotiation, and far easier to produce now than under contract.
Wantagh housing stock is largely postwar. Colonials, ranches and split-levels, many built in the 1950s, on residential streets in the Town of Hempstead, Nassau County. That has a practical consequence for sellers: buyers here have usually walked through several houses of the same vintage and footprint, so the ones that stand out are those where the mechanicals, the roof, the windows and the kitchen have been dealt with, or where the layout has been opened up thoughtfully.
What draws buyers to Wantagh specifically is a short list, and it is worth putting in front of them rather than assuming they know. Jones Beach State Park is the obvious one, along with the concert season at the Northwell Health at Jones Beach Theater. Wantagh Park carries the rest of the year. The Wantagh LIRR station puts a New York City commute within reach, which matters to a large share of the buyer pool. School district is the other, and as covered above, it is the one buyers most often get wrong from a listing.
We do not publish median prices or appreciation forecasts here. A countywide average tells you very little about one house on one street. Ask us and we will show you the actual closed comparables.
Not every sale starts from a clean, empty, updated house. We take those listings, and we take them as a broker representing you, not as a buyer making you an offer.
That covers selling as-is when you do not want to fund repairs, homes that need work, inherited and estate property, vacant houses, a landlord selling a tenant-occupied rental, divorce sales where two parties have to agree on the plan, and relocations on a fixed date. Each one changes the disclosure, the buyer pool, the financing that will actually work, and sometimes who has authority to sign, so we set the strategy up front rather than discovering it later.
Three of these have their own pages with more detail: foreclosure and pre-foreclosure, inherited and probate property, and bank-owned and REO property. If your situation is on this list, call 646-234-2160 and we will tell you honestly whether listing is the right move.
Wantagh does not sit in isolation, and neither do its comparable sales. We represent sellers throughout the surrounding South Shore and central Nassau communities: Bellmore, North Bellmore, Seaford, Massapequa, Merrick and Levittown. Several of these are the towns your buyers are shopping at the same time as yours, and in the case of North Bellmore and Levittown they are also the districts that reach into the Wantagh ZIP code. The full list of towns we cover is on our areas we serve page.
Ask three questions. Who actually does the work, the person in your kitchen or a junior agent you have not met? How did they reach the price, and can they show you the closed comparables behind it? And what do they know about your block, including which school district your parcel sits in? An agent who cannot answer the district question has not done the homework.
It depends on condition, layout, lot, updates, the school district your parcel is actually assigned to, and what has closed nearby. Online estimates work from public records and have never been inside your house, so they miss both your improvements and your problems. Our valuation is free: we walk the property, pull the closed comparables, and give you a supported range. Call 646-234-2160.
It may not be Wantagh. The 11793 ZIP code is served by four districts: Wantagh UFSD across most of it, Levittown UFSD in a northern strip, and North Bellmore UFSD along the western edge for kindergarten through sixth grade, whose students continue to Bellmore-Merrick Central High School District for grades seven through twelve. The line can split a single street. Confirm it by calling the district registrar, which makes the binding determination.
It depends, and anyone who quotes a number before seeing the house is guessing. The drivers are whether the first price is right, the condition and how much work a buyer has to imagine, the district and flood picture, the season you list in, financing conditions, and whether the house is occupied, vacant, tenanted or in an estate. Call 646-234-2160 for an estimate on your property.
Yes. Selling as-is is a normal listing, not a fire sale, and it does not remove your disclosure obligations. It means you are not funding repairs and the price reflects the condition. We will tell you which items return more than they cost and which to leave alone and price for. Condition also affects which buyers can finance, so we aim the marketing accordingly.
The property work and the legal work run in parallel. Someone needs authority to sign, usually letters testamentary or letters of administration from Surrogate's Court, and your estate attorney drives that timeline. Meanwhile the house can be assessed, cleaned out, secured and prepared so nothing waits once authority arrives. Estate sales also mean multiple heirs agreeing on price. See our probate page, or call 646-234-2160.
Often yes, and selling is frequently a better outcome than letting the case run its course. What matters is where you are in the process, what is owed against the property including any second lien or judgment, and how much time the schedule allows. If the payoff exceeds the likely sale price, a short sale needs lender approval. Involve your attorney, and call 646-234-2160.
The categories are brokerage commission, which is negotiable and set in the listing agreement, your attorney's fee, New York State and any applicable local transfer taxes, recording and payoff charges from your lender, and any credits or repairs you agree to after inspection. The total depends on sale price and on your property, so we do not quote a figure sight unseen. Call 646-234-2160 for a net sheet.
Tell us the address and what you are trying to do. We respond personally, usually within one business day.