Before the Bell Rings
Three Village CSD ends June 25, 2026. Families moving to Setauket for school access need a deed or signed contract to register. The calendar is the deadline.
Buyer Tips
Practical buying guidance — inspections, contracts, contingencies, offer strategy
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The Buyer Agent Fee Floor Is Shifting Again
Two years after the NAR settlement, Long Island buyers are navigating a buyer-broker agreement market that’s still sorting out where fees actually land. Here’s what’s changed.
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Why Your Mortgage Paperwork Says “Setauket” When the Listing Said “East Setauket”
Your mortgage documents and your listing address don’t match. Here’s why it happens, what it means legally, and when — if ever — it’s actually a problem.
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Are Setauket, East Setauket, and South Setauket All in the Three Village School District?
Three communities, one school district — mostly. Here’s the full picture on Three Village CSD boundaries, the South Setauket ZIP code problem, and how to verify before you close.
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Districted Into Three Different Schools from One Block
The Three Village Central School District draws attendance boundaries that split neighbors into different elementary schools. Here’s how to research your address before you close.
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Seller’s Market, Buyer’s Market, and the Third Thing Nobody Names
Beyond buyer’s and seller’s market lies a third condition — low volume, sticky prices, stalled negotiations. Long Island is living it in 2026. Here’s what it means.
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Forty Miles from the Bridge
Hybrid work has redrawn Long Island’s commuter hierarchy. Towns 40–60 miles from the city that were once considered too far are now worth a serious look.
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The Inspection Report as a Negotiating Document
Buyers who close well don’t treat the inspection as a pass/fail. They treat it as the first round of real price discovery. Here’s how that works on Long Island.
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Commission Lawsuits, New Rules, and What Long Island Buyers Are Actually Paying Agents in 2026
Post-settlement commission rules are still evolving in 2026. Here’s a transparent breakdown of what Long Island buyers are actually paying — and why it matters.
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NAR’s Latest Existing Home Sales Data Just Dropped — Here’s What It Means on Long Island
NAR’s April 2026 existing home sales report is out. We break down the national numbers and what they actually signal for Long Island buyers and sellers.
