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Advertise here →Brightwaters, NY · Houses & Market Data
Brightwaters, New York houses and real estate market data.
Houses in Brightwaters, NY (Suffolk County) — Census median home value $710,600, county listing prices up about 1.9% over the past year. Market data for Brightwaters houses and the broader area.
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Brightwaters, NY is in Suffolk County, New York — this guide covers houses in Brightwaters and the whole local market: resale homes, condos, land, and new construction. The most recent Census estimate puts the population at 3,185, with a median household income of $203,750. Census data puts Brightwaters houses at a median value of $710,600 (all owner-occupied homes); Suffolk County's current median listing price runs $937,000, up about 1.9% over the past year.
Info from government sites and builders may have provided source info.
Market overview
Brightwaters housing market
Brightwaters is in Suffolk County, New York. Manifest Census and county price-trend data provide baseline context for houses in Brightwaters and the surrounding county market.
Median home value (Census ACS)
$710,600
Population (Census ACS)
3,185
Median household income
$203,750
County price trend (2025)
5.42% YoY
Population, income, and median home value from the project batch manifest (Census ACS 2023 5-year). County price trend from FHFA county HPI when present in the manifest row.
At a glance
Brightwaters market snapshot
Population
3,185
County
Suffolk County
Median Household Income
$203,750
Median Home Value (city)
$710,600
Median Listing Price (Suffolk County)
$937,000
Median Gross Rent
$1,986/mo
Price Trend (YoY)
+1.9%
Market data compiled from public sources; deemed reliable but not guaranteed; verify independently. See About
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What makes Brightwaters different
Home Value, By Source
The Census Bureau's American Community Survey (2023 5-year estimate) puts Brightwaters's median home value — across all owner-occupied homes, not just recent sales — at $710,600. Separately, Suffolk County's current median listing price (via Realtor.com data, 2026-06-01) runs $937,000. These cover different geography (city vs. county) and different measures (assessed value vs. active listings), which is why we show both rather than picking one — full source list on our data sources page.
County Price Trend
Suffolk County's FHFA house price index shows a 5.42% annual change in 2025.
Population & Income
Brightwaters has an estimated population of 3,185 and a median household income of $203,750, per the Census Bureau's American Community Survey (2023 5-year estimate).
Affordability Snapshot
Brightwaters's Census-reported median home value works out to about 3.5x the area's median household income, and median gross rent runs roughly 12% of that same income on an annualized basis. Housing economists commonly flag a price-to-income ratio above 4x as historically elevated -- useful context, not a personal affordability verdict.
Nearby
Places around Brightwaters
County guide: Suffolk County — cities, market context, and local resources for the county that includes Brightwaters.
USAHouses.com also helps visitors looking in nearby Suffolk County and other New York communities. Some locations may not yet have dedicated pages, but many licensed professionals in this region assist surrounding communities.
Nearby communities include West Bay Shore, Bay Shore, West Islip, Islip, Baywood, North Bay Shore, North Babylon, Babylon, East Islip, Deer Park, Great River, Islip Terrace, Brentwood, Captree, West Babylon, Oak Beach.
West Bay Shore market data
Nearby city · ~1.0 mi
Bay Shore market data
Nearby city · ~1.1 mi
West Islip market data
Nearby city · ~2.0 mi
Islip market data
Nearby city · ~2.6 mi
Baywood market data
Nearby city · ~3.0 mi
North Bay Shore market data
Nearby city · ~3.0 mi
North Babylon market data
Nearby city · ~3.5 mi
Babylon market data
Nearby city · ~3.7 mi
East Islip market data
Nearby city · ~3.9 mi
Deer Park market data
Nearby city · ~4.4 mi
Great River market data
Nearby city · ~4.5 mi
Islip Terrace market data
Nearby city · ~4.5 mi
Brentwood market data
Nearby city · ~4.7 mi
Captree market data
Nearby city · ~4.9 mi
West Babylon market data
Nearby city · ~5.2 mi
Oak Beach market data
Nearby city · ~5.4 mi
More New York cities with market guides: Yonkers, Syracuse, Albany, New Rochelle, Cheektowaga, Mount Vernon, Schenectady, Utica.
Yonkers market data
Same-state city guide
Syracuse market data
Same-state city guide
Albany market data
Same-state city guide
New Rochelle market data
Same-state city guide
Cheektowaga market data
Same-state city guide
Mount Vernon market data
Same-state city guide
Schenectady market data
Same-state city guide
Utica market data
Same-state city guide
Adjacent-county Census places with USAHouses.com pages: East Massapequa (~9.6 mi), Farmingdale (~9.8 mi), South Farmingdale (~9.8 mi), Massapequa Park (~10.2 mi), Old Bethpage (~10.6 mi), North Massapequa (~10.9 mi), Plainedge (~11.3 mi), Massapequa (~11.5 mi), Bethpage (~11.9 mi), Plainview (~12.0 mi), Seaford (~12.6 mi), Woodbury (~13.2 mi), Levittown (~13.2 mi), North Wantagh (~13.4 mi), Wantagh (~13.5 mi), Hicksville (~14.2 mi).
New construction: New homes near Brightwaters (New York City) · New York new construction.
ZIP codes
ZIP codes for Brightwaters
Census & home facts
Brightwaters data from published sources
Population (ACS 2023)
3,185
Median home value (ACS 2023)
$710,600
Median household income (ACS 2023)
$203,750
Median gross rent (ACS 2023)
$1,986
County FHFA annual change (2025)
5.42%
County median listing price (FRED/Realtor.com) (2026-06-01)
$937,000
Census place type
village
County
Suffolk County
Land area (Census Gazetteer 2024)
0.97 sq mi
Census GEOID
3608323
Census ACS, FHFA, and FRED figures are labeled with the year present in existing CSVs. Subject to change / confirm locally.
NewUSAHouses.com communities
Closest verified new-home communities near Brightwaters
Availability and pricing are controlled by the builder and may change; confirm with the builder.
Manhasset Crest ↗
Toll Brothers · Manhasset, New York · ~21.7 mi · from $3,098,000
The Rose at Great Neck ↗
McKinley Homes · Great Neck, New York · ~25.4 mi
2700 Westchester ↗
Toll Brothers · Harrison, New York · ~30.5 mi · from $1,600,000
Enclave at Sprain Brook ↗
Toll Brothers · Yonkers, New York · ~35.3 mi · from $1,198,000
Enclave at Armonk ↗
Toll Brothers · Armonk, New York · ~35.5 mi · from $1,432,995
Local life
Life in Brightwaters
Schools
BRENTWOOD UNION FREE SCHOOL DISTRICT — 17 schools, 18,323 students enrolled, per the U.S. Department of Education's Common Core of Data. Suffolk addresses may be served by BRENTWOOD UNION FREE SCHOOL DISTRICT, but attendance zones vary by street — confirm assigned schools with the district before making a move.
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Common questions
Brightwaters FAQ
What are houses worth in Brightwaters, NY?
The Census Bureau's American Community Survey puts the median value of houses in Brightwaters at $710,600. Suffolk County's current median listing price runs $937,000, up about 1.9% over the past year.
How much do houses cost in Brightwaters, NY?
For owner-occupied houses in Brightwaters, Census ACS data shows a median value of $710,600. Active listing prices in Suffolk County may differ — see the market snapshot above.
What types of houses are in Brightwaters, NY?
Brightwaters houses include resale single-family homes, condos, mobile homes, and small multi-unit buildings, plus new construction in surrounding Suffolk County communities where builders are active. The housing-stock section below uses Census ACS structure counts when available for this city.
What is the population of Brightwaters, NY?
The U.S. Census Bureau's American Community Survey (2023 5-year estimate) puts Brightwaters's population at approximately 3,185.
What's the median rent in Brightwaters, NY?
The Census ACS estimates median gross rent in Brightwaters at approximately $1,986 per month.
What is the median household income in Brightwaters, NY?
Census ACS data puts the median household income in Brightwaters at approximately $203,750.
Is the Brightwaters housing market growing?
Suffolk County's FHFA house price index shows a 5.42% annual change in 2025.
Is Brightwaters, NY affordable relative to income?
Census ACS data puts Brightwaters's median home value at about 3.5 times the median household income, with median gross rent equal to roughly 12% of that income annually. This is a general benchmark, not a personal pre-qualification -- your own income, debt, and down payment determine what you can actually afford.
What school district serves Brightwaters, NY?
Manifest and public school-directory data suggest BRENTWOOD UNION FREE SCHOOL DISTRICT for many Brightwaters addresses, but attendance zones vary by street — verify your assigned schools with the district before making a move.
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