$500M Downtown Mastic Beach Plan Gains Momentum at Brookhaven Hearing

Why Mastic Beach’s $500M Revitalization Could Be a Game-Changer for Homebuyers and Investors

A bold downtown redevelopment is set to redefine one of Long Island’s most affordable waterfront communities

If you’ve been keeping an eye on Long Island real estate, you’ve probably heard the buzz about Mastic Beach. Long known for its affordability and proximity to the Great South Bay, the area has also struggled with disinvestment and blight. But that narrative may soon change in a big way.

The Town of Brookhaven and the Beechwood Organization are moving forward with a $500 million plan to transform about 40 acres in the heart of Mastic Beach into a vibrant, mixed-use downtown. For homebuyers, sellers, and investors, this could mark a turning point for the community—and an opportunity to get in before the wave.

What the Plan Includes

The Neighborhood Road Revitalization project will add:

• 630 new housing units — a mix of townhomes, apartments, and multifamily residences.

• 133,600 sq. ft. of retail & commercial space — shops, restaurants, and services designed to make Mastic Beach a true destination.

• 34,000 sq. ft. of civic space — including cultural, educational, and community facilities.

• Parks and public gathering spaces — creating a walkable, family-friendly environment.

Think of it as a downtown district where people can live, work, and play—without having to leave the neighborhood.

Why It Matters for Real Estate

For years, Mastic Beach has been one of the last frontiers of affordable housing on Long Island. With median home prices well below those of nearby South Shore communities, buyers have been drawn to the area’s waterfront access, while investors have seen value in rentals and fixer-uppers.

This revitalization could reshape property values and demand by:

Boosting home appreciation — New development typically lifts surrounding home prices as neighborhoods become more desirable.
Attracting new buyers — Young professionals, families, and retirees who want affordability plus amenities.
Expanding rental demand — With hundreds of new units, landlords and investors can expect stronger rental interest in the downtown core.
Enhancing community appeal — A walkable downtown with restaurants, shops, and green space is a major lifestyle upgrade.

Economic Impact

• Property tax revenue is projected to jump from about $800,000 a year to more than $5.7 million annually, with $3.4 million going to the William Floyd School District.

• 928 ongoing jobs are expected to be created once the redevelopment is complete.

• Local businesses will benefit from increased foot traffic and a broader customer base.

These factors not only strengthen the community but also add stability for long-term homeowners and investors.

Timeline and Opportunity

Construction isn’t expected to begin until 2027, with a four-year build-out. That means there’s still time to explore the market before the transformation begins driving prices upward.

For buyers, this is a chance to secure a home in an area that’s on the cusp of revitalization. For investors, it’s an opportunity to acquire property before demand spikes.

Final Take

The $500 million Mastic Beach revitalization is more than a development—it’s a bet on the future of a community that’s been waiting decades for its moment. For those willing to invest now, the potential upside could be significant as Mastic Beach evolves into one of Long Island’s most exciting waterfront markets.

FAQs for Buyers & Investors

Is Mastic Beach still affordable compared to other South Shore communities?
Yes. Median home prices remain significantly lower than nearby Patchogue, Shirley, or Bellport—making it attractive for first-time buyers and investors.

How will this project affect property values?
While no one can predict exact numbers, history shows that large-scale revitalization typically leads to higher demand and rising property values.

Is this a good market for investors?
Yes. With rental demand expected to rise and long-term appreciation potential, Mastic Beach presents strong opportunities for both buy-and-hold investors and flippers.

When will the redevelopment be complete?
Construction is expected to start in 2027 and take about four years.

Will the community remain family-friendly?
Absolutely—the plan includes parks, civic space, and walkable streets, all designed to support families and community life.