The Tottenville real estate market offers a unique blend of coastal charm and suburban appeal at the southernmost tip of Staten Island. With waterfront access, historic properties, and family-friendly neighborhoods, Tottenville attracts both families and investors seeking quality living spaces. Current data shows a robust market with steady price appreciation and distinctive property options for buyers at various price points.
Tottenville’s median home value reached $910,600 in late 2024, showing a 4.9% year-over-year increase that outpaces the national average of 3.8%. The neighborhood features diverse housing options from $450,000 condos to luxury waterfront properties exceeding $2 million. With homes typically selling within 60 days in a competitive seller’s market, buyers need to understand local dynamics to make informed decisions.
Looking to explore Tottenville real estate opportunities? Contact Robert DeFalco Realty for expert guidance from Staten Island’s trusted real estate professionals.
What Makes Tottenville Real Estate Appealing?
Tottenville’s appeal stems from its combination of suburban tranquility and urban accessibility. Located at Staten Island’s southernmost point, the neighborhood offers waterfront living, historic charm, and strong community ties that appeal to various buyer demographics.
Research indicates Tottenville attracts adults aged 30-65, with significant interest from families, investors, and real estate professionals. The population of approximately 14,517 residents enjoys a median household income of around $93,164, reflecting a financially stable community where 80.09% hold white-collar positions.
The neighborhood’s distinctive characteristics include:
- Waterfront access with scenic views and recreational opportunities
- Historic properties including Victorian and Colonial homes
- Excellent schools including the well-regarded Tottenville High School
- Suburban atmosphere with tree-lined streets
- Strong community identity and local amenities
- Proximity to Conference House Park and other natural spaces
- Access to transportation including the Staten Island Railway
These features create consistent demand for Tottenville properties, with buyers particularly valuing its family-friendly environment and investment potential. According to NYC Planning, recent zoning measures have been implemented to preserve the neighborhood’s residential character while accommodating reasonable growth.
For buyers seeking a balance of space, community, and accessibility, Tottenville properties offer compelling value compared to other New York City neighborhoods with similar amenities.
Current Housing Prices and Market Trends in Tottenville
Tottenville housing prices show strong growth with the median home value reaching $910,600 in late 2024. This represents a 4.9% year-over-year increase, outpacing the national average of 3.8%. The robust price appreciation stems from steady demand coupled with limited inventory.
Current market data reveals several key trends:
- Only 516 homes were available in September 2024, representing a 0.6% decrease from August
- Homes typically sell after 60 days on market, compared to the national average of 45 days
- Historical data shows median sale prices rose from $765,444 in Q2 2023 to $826,250 in July 2023
- July 2023 prices represented a 32.2% year-over-year increase
- Pending sales decreased 18% to 324 in March 2024, reflecting tight supply
These figures point to a resilient market despite broader economic challenges. Limited inventory continues to put upward pressure on prices, creating favorable conditions for sellers while challenging buyers to act decisively.
The price range for Tottenville properties varies significantly by property type and location:
| Property Type | Starting Price | Upper Range |
|---|---|---|
| Single-Family Homes | $500,000 | $2 million+ |
| Condos (Surfside Village) | $450,000 | $650,000 |
| Semi-Detached Houses | $550,000 | $750,000 |
| Cape Cods & Colonials | $600,000 | $1 million |
| Raised Ranches | $800,000 | $1.2 million+ |
Waterfront properties command premium prices, often selling within days during peak seasons. Properties near Amboy Road offer convenience but may experience more traffic noise, affecting pricing accordingly.
Looking to buy or sell in this dynamic market? Contact Robert DeFalco Realty for current pricing data and expert guidance on timing your transaction.
Property Types and Availability in Tottenville
Tottenville offers diverse property types catering to various buyer preferences and budgets. The neighborhood features a mix of housing styles with single-family homes dominating the landscape, followed by townhouses, condos, and limited multi-family units.
The housing stock includes:
- Single-Family Homes: Victorian, Colonial, Cape Cod, and modern constructions comprise most of Tottenville’s housing inventory. These detached homes offer more privacy and typically include yards and driveways.
- Townhouses: Stone-and-stucco townhouses in developments like Surfside Village provide lower-maintenance options with prices up to $650,000.
- Condominiums: Vinyl condos starting at $450,000 offer entry-level options for first-time buyers and investors seeking rental properties.
- Semi-Detached Houses: Brick and vinyl semi-detached houses ranging from $550,000 to $750,000 provide a middle ground between condos and fully detached homes.
Recent market data shows 23 houses and 18 townhouses for sale, highlighting limited inventory. Property age varies significantly, with older turn-of-the-century homes requiring more maintenance while newer constructions offer modern amenities at higher price points.
Location substantially impacts property availability and pricing in Tottenville:
- Waterfront Properties: These high-demand homes sell quickly, often within days during spring and summer. Waterfront listings are limited and command premium prices.
- Amboy Road Area: Properties near this main thoroughfare offer convenience to shopping and dining but may experience more traffic noise.
- Northern Tottenville: Areas further from the waterfront typically provide more availability and competitive pricing.
Buyers should be prepared to act quickly when desirable properties enter the market, especially during peak seasons. Property availability fluctuates seasonally, with more listings typically appearing in spring and summer months.
Ready to explore available properties in Tottenville? Robert DeFalco Realty’s experienced agents can help you identify the right property type for your needs and budget.
Buyer and Seller Behavior in Tottenville
Tottenville operates as a seller’s market due to high demand and limited inventory. Current market conditions give sellers significant advantages while requiring buyers to act strategically and decisively.
Seller Behavior and Advantages
Sellers in Tottenville benefit from several market conditions:
- Ability to set competitive prices based on recent comparable sales
- Multiple offers on desirable properties, particularly waterfront homes
- Shorter negotiation periods as buyers compete for limited inventory
- Potential for above-asking price offers, especially during peak seasons
- Flexibility to select buyers with strongest financial qualifications
Data shows homes typically sell within 60 days, slightly longer than the national average but still indicating a healthy market. Seasonal trends reveal increased seller activity during spring and summer months when buyer interest peaks.
Buyer Requirements and Strategies
Buyers face a competitive landscape requiring preparation and flexibility:
- Pre-approval for financing is essential before property viewings
- Readiness to make quick decisions, often within days of listing
- Willingness to bid at or above asking price for desirable properties
- Potential need to waive contingencies to strengthen offers
- Flexibility on closing dates to accommodate seller preferences
According to DeFalco Realty, only 9% of Staten Island buyers paid cash in 2022, with 87% using conventional mortgages. This data highlights the importance of solid financing preparation for Tottenville buyers.
Market Dynamics by Property Type
Buying and selling behaviors vary by property segment:
- Luxury and Waterfront Homes: Attract premium buyers less sensitive to price, with emphasis on property features and views
- Mid-Range Family Homes: High competition among family buyers, with school districts heavily influencing decisions
- Entry-Level Properties: First-time buyers compete with investors, driving price-sensitive negotiations
Seasonal patterns show peak activity from April through August, though Tottenville maintains relatively steady demand year-round due to its desirable location and amenities.
Understanding these market dynamics helps both buyers and sellers develop effective strategies. For personalized guidance navigating Tottenville’s competitive landscape, contact Robert DeFalco Realty – Staten Island’s trusted real estate experts.
Zoning Laws and Development Projects in Tottenville
Tottenville’s zoning regulations and development initiatives significantly impact property values and future growth potential. Understanding these factors helps buyers make informed long-term investment decisions.
Current Zoning Regulations
Tottenville falls primarily under residential zoning designations, with commercial zones concentrated along Amboy Road. The neighborhood is part of the Special South Richmond Development District, which shapes development patterns through specific regulations.
Key zoning features include:
- Regulations in place since 1916 aimed at preserving neighborhood character
- Recent zoning relief measures adopted in November 2023 to ease home improvements
- Restrictions preventing oversized non-residential developments in residential areas
- 2010 updates limiting medical offices and day care centers in residential zones
- Emphasis on maintaining single-family and low-density residential character
According to NYC Planning, these measures respond to community needs while protecting the neighborhood’s established character. For property owners, these regulations provide stability while potentially limiting certain types of property modifications.
Major Development Projects
Several significant development projects are reshaping Tottenville’s landscape and resilience:
- Living Breakwaters ProjectThis $70 million initiative funded by the U.S. Department of Housing and Urban Development (HUD) focuses on coastal protection following Hurricane Sandy. The project includes:
- Construction of near-shore breakwaters to reduce wave action
- Enhancement of marine habitats to support local ecosystems
- Improved shoreline stability for waterfront properties
- Tottenville Dune ProjectFunded through New York State’s Community Development Block Grant, this initiative complements the Living Breakwaters project by:
- Adding protective dunes along the shoreline
- Installing native plantings to stabilize coastal areas
- Creating additional barriers against storm surge
Impact on Real Estate Values
These zoning regulations and development projects influence property values in several ways:
- Enhanced coastal protection potentially increases waterfront property values
- Flood risk mitigation makes properties more insurable and marketable
- Preservation of neighborhood character maintains aesthetic appeal
- Controlled development helps prevent oversupply of housing
- Environmental improvements enhance overall quality of life
For buyers considering Tottenville properties, especially those near the waterfront, these initiatives represent significant value-added features that may justify premium pricing. The combination of protective infrastructure and preserved neighborhood character creates a stable environment for long-term property appreciation.
Interested in learning how these developments affect specific properties? Contact Robert DeFalco Realty for expert insights on how zoning and infrastructure projects impact Tottenville real estate values.
Schools and Local Amenities in Tottenville
Strong schools and diverse amenities significantly enhance Tottenville’s appeal for homebuyers, particularly families. These community assets contribute to property values and quality of life for residents.
Education Options
Tottenville offers excellent public and private education options:
Public Schools
- Tottenville High School: Serves grades 9-12 with 3,783 students and a student-teacher ratio of 16:1. The school boasts an 85% math proficiency rate and 65% reading proficiency rate according to NYC Schools.
- I.S. 34 Tottenville: Middle school serving grades 6-8 with strong academic programs and extracurricular activities.
- P.S. 1 Tottenville: Elementary school (K-5) with an A- Niche grade and a 15:1 student-teacher ratio, offering comprehensive early education programs.
- P.S. 6 Cpl Allan F Kivlehan School: Elementary school (K-5) known for its supportive learning environment and community involvement.
Private Schools
- Our Lady Help of Christians School: Catholic school serving grades K-8 with emphasis on academic excellence and character development.
- Gateway Academy: Private school option for grades K-12 providing alternative educational approaches.
School quality significantly influences home buying decisions in Tottenville, with properties in preferred school zones often commanding premium prices.
Parks and Recreation
Tottenville offers abundant outdoor spaces enhancing resident lifestyle:
- Conference House Park: 265-acre park featuring historic sites, scenic water views, and extensive hiking trails. The park includes the historic Conference House built in 1675.
- North Mount Loretto State Forest: Natural preserve offering hiking, bird watching, and fishing opportunities.
- Waterfront Access Points: Multiple locations providing beaches and boating access along Tottenville’s southern and western edges.
These recreational spaces contribute to Tottenville’s appeal for outdoor enthusiasts and families seeking active lifestyle options.
Transportation and Accessibility
Tottenville offers various transportation options despite its southernmost location:
- Staten Island Railway: The Tottenville station serves as the southern terminus, providing connections to the St. George Ferry Terminal for Manhattan access.
- Local Bus Service: Routes 74, 78, and 59 serve the neighborhood, connecting to other Staten Island communities.
- Express Bus: The X22 provides direct service to Manhattan for commuters.
- Major Roads: Access to the West Shore Expressway and Korean War Veterans Parkway facilitates travel to other boroughs.
Commute times to Manhattan average 75-90 minutes via public transportation, an important consideration for buyers working in the city.
Shopping and Dining
Local commercial amenities cluster primarily along Amboy Road and Page Avenue:
- Retail Options: Mix of locally-owned businesses and convenience stores serving daily needs.
- Dining Establishments: Diverse restaurants offering Italian, American, and seafood options reflecting the neighborhood’s character.
- Service Providers: Banks, medical offices, and professional services within easy reach of residential areas.
For more extensive shopping, residents typically travel to nearby centers like the Staten Island Mall (approximately 20 minutes away).
Community Resources
Additional amenities enhancing quality of life include:
- Tottenville Branch of the New York Public Library: Community hub offering educational programs and resources.
- Houses of Worship: Multiple faith communities serving diverse religious needs.
- Healthcare Facilities: Local medical and dental offices with major healthcare facilities accessible in other parts of Staten Island.
These community assets contribute to Tottenville’s strong neighborhood identity and desirability for homebuyers seeking a complete community experience.
Looking for properties near specific schools or amenities? Robert DeFalco Realty can help you find Tottenville homes that match your lifestyle priorities.
Home Financing Options in Tottenville
Understanding financing options proves essential for successfully purchasing Tottenville properties. The neighborhood’s price points require careful financial planning and awareness of available lending programs.
Common Financing Methods
Buyers in Tottenville typically utilize these financing approaches:
- Conventional Mortgages: These traditional loans dominate the Staten Island market, with 87% of buyers using them in 2022. Local lenders include:
- Citizens Bank
- Jet Direct Mortgage
- Various national banks with local branches
- Government-Backed Loans: Alternative options for qualified buyers include:
- FHA Loans: Lower down payment requirements (3.5%) but include mortgage insurance
- VA Loans: Available to eligible veterans and service members with competitive terms
- USDA Loans: Not applicable in Tottenville due to urban classification
- Hard Money Loans: Short-term financing options primarily used by investors for quick purchases or property flipping.
Financial Requirements for Tottenville Properties
Current market conditions create specific financial thresholds for buyers:
- Income Requirements: With Staten Island’s median household income at $93,164, buyers need approximately $209,000 annual income to afford Tottenville’s median home price of $910,600 (using the standard 28% housing expense ratio).
- Down Payment Expectations: While 20% remains ideal to avoid private mortgage insurance, many buyers utilize lower down payment options:
- Conventional loans: 5-20% down payment
- FHA loans: 3.5% minimum down payment
- VA loans: 0% down payment for eligible buyers
- Credit Score Impact: Lenders typically require:
- 620+ for FHA loans
- 670+ for conventional loans with competitive rates
- 740+ for optimal interest rates and terms
- Debt-to-Income Ratio: Most lenders cap total DTI at 43%, with some allowing up to 50% with compensating factors.
Current Mortgage Rate Trends
Mortgage rates fluctuate daily but show clear patterns affecting buying power. According to Trulia, current rates for Staten Island properties vary across loan types. Rate trends directly impact affordability, with each 0.25% increase reducing buying power by approximately 3%.
Prequalification remains essential before beginning home search activities. This preliminary step:
- Establishes realistic budget parameters
- Strengthens negotiating position
- Accelerates the purchase process in competitive situations
Financing Strategies for Tottenville Buyers
Given the neighborhood’s competitive market, buyers benefit from these financial approaches:
- Pre-Approval: Obtaining full mortgage pre-approval before shopping strengthens offers.
- Rate Locks: Securing interest rates during volatile periods protects against rising costs.
- Larger Down Payments: When possible, offering more substantial down payments improves offer competitiveness.
- Local Lenders: Working with Staten Island-based lenders familiar with the market can streamline approvals.
Need expert guidance on financing your Tottenville home purchase? Contact Robert DeFalco Realty to connect with trusted mortgage professionals specializing in Staten Island properties.
Conclusion: Navigating the Tottenville Real Estate Market in 2025
The Tottenville real estate market in 2025 presents both opportunities and challenges for buyers, sellers, and investors. This southernmost Staten Island neighborhood combines distinctive character, strong community assets, and steady property appreciation, creating a compelling destination for those seeking suburban living with urban accessibility.
Key Market Takeaways
Several factors define the current Tottenville real estate landscape:
- Robust Price Growth: With median home values of $910,600 and 4.9% year-over-year appreciation, Tottenville outpaces national averages while maintaining relative value compared to other New York City submarkets.
- Limited Inventory: The neighborhood’s constrained supply (516 homes in September 2024) creates competitive conditions favoring sellers, with typical properties selling within 60 days.
- Diverse Property Options: Housing stock ranges from $450,000 condominiums to luxury waterfront estates exceeding $2 million, providing entry points for various buyer segments.
- Strong Community Assets: Excellent schools, abundant parks, and distinct neighborhood character create sustainable demand independent of broader market cycles.
- Infrastructure Improvements: The Living Breakwaters project and other resilience initiatives enhance long-term property stability, particularly for waterfront homes.
- Ongoing Development Controls: Zoning regulations maintain Tottenville’s residential character while allowing reasonable improvements, preserving neighborhood appeal.
- Financing Accessibility: Despite rising prices, various mortgage options remain available for qualified buyers, with 87% utilizing conventional loans.
Recommendations for Market Participants
For those engaging with the Tottenville real estate market, consider these strategies:
For Buyers:
- Obtain pre-approval before property tours to strengthen negotiating position
- Consider properties requiring modest updates to access better value
- Research specific school zones if education quality is a priority
- Evaluate flood zones and insurance costs, particularly for waterfront properties
- Work with agents familiar with Tottenville’s unique market dynamics
For Sellers:
- Price realistically based on recent comparable sales
- Consider strategic timing, with spring and summer offering larger buyer pools
- Make targeted improvements enhancing curb appeal and addressing inspection concerns
- Properly disclose flood zone status and related considerations
- Consider providing home warranty coverage to increase buyer confidence
For Investors:
- Focus on entry-level properties with consistent rental demand
- Evaluate proximity to transportation for commuter appeal
- Consider renovation opportunities in older housing stock
- Research flood resilience measures for long-term property protection
- Analyze school district boundaries for family rental appeal
The Future Outlook
Research suggests Tottenville will maintain its desirability and price stability through 2025 and beyond. The neighborhood’s established character, limited development potential, and ongoing infrastructure improvements create a foundation for sustained property values even during broader market fluctuations.
For those considering Tottenville real estate opportunities, working with experienced local professionals offers significant advantages in this nuanced market. From identifying off-market properties to navigating financing options, specialized expertise proves invaluable in achieving successful outcomes.
Your Tottenville Real Estate Partner
Robert DeFalco Realty brings decades of Staten Island real estate expertise to every transaction. Our team’s comprehensive understanding of Tottenville’s unique market dynamics, neighborhood characteristics, and property values enables us to provide unmatched guidance for buyers, sellers, and investors.
Whether you’re searching for your dream waterfront home, preparing to list your Tottenville property, or exploring investment opportunities, we offer personalized service tailored to your specific goals.
Ready to explore Tottenville real estate opportunities? Contact our team today for a consultation and discover why Robert DeFalco Realty remains Staten Island’s trusted real estate resource.
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