When the summer heat hits, Long Island truly comes alive. From coastal parks to vibrant village greens, local towns are opening up their community spaces for a premier lineup of free, live music.

Whether you are packing up your lawn chairs for a legendary classic rock tribute in Massapequa or sitting under the stars in Huntington, there is a free show nearly every night of the week.

To help you map out your summer entertainment schedule, here is the definitive guide to the top free summer concert series across Nassau and Suffolk Counties for July and August 2026.

Nassau County Concert Series

Town of Oyster Bay: Music Under the Stars
All concerts begin at 8:00 PM unless otherwise noted, with no seating allowed prior to 4:00 PM. Shows are held across various local parks, including John J. Burns Town Park in Massapequa, Syosset-Woodbury Community Park, and Ellsworth W. Allen Park in Farmingdale.

• Tuesday, July 14: Mike DelGuidice playing the music of Billy Joel and more at John J. Burns Park, Massapequa.
• Wednesday, July 15: Half Step Grateful Dead Tribute at John J. Burns Park, Massapequa.
• Saturday, July 18: Country Fest starting early at 6:00 PM featuring the Ultimate Eric Church Experience, Good Stuff tribute to Kenny Chesney, and Fastest Girl in Town tribute to Miranda Lambert at John J. Burns Park, Massapequa.
• Tuesday, July 21: Magical Mystery Doors combining the music of the Beatles, Led Zeppelin, and The Doors at John J. Burns Park, Massapequa.
• Wednesday, July 22: The Fast Lane Eagles Tribute at Plainview-Old Bethpage Community Park.
• Saturday, July 25: The Beat Goes On Cher Tribute starring Lisa McClowry at John J. Burns Park, Massapequa.
• Tuesday, July 28: StevieMac Fleetwood Mac and Stevie Nicks Experience at John J. Burns Park, Massapequa.
• Wednesday, July 29: Are You Ready For It Taylor Swift Tribute Experience at John J. Burns Park, Massapequa.
• Saturday, August 1: Decadia playing blockbusters from the seventies, eighties, and nineties at Theodore Roosevelt Memorial Beach, Oyster Bay.
• Tuesday, August 4: National Night Out featuring Tennessee Whiskey Chris Stapleton tribute and Bell Bottom Revival Lainey Wilson tribute at John J. Burns Park, Massapequa.
• Wednesday, August 5: The Allmost Brothers Band Allman Brothers tribute at Ellsworth W. Allen Park, Farmingdale.
• Saturday, August 8: In The Air Tonight Phil Collins and Genesis Tribute at Ellsworth W. Allen Park, Farmingdale.
• Tuesday, August 11: Classic Stones Live Rolling Stones tribute at John J. Burns Park, Massapequa.
• Wednesday, August 12: The Main Event Barbra Streisand Tribute starring Jill Gioia at Syosset-Woodbury Community Park.
• Saturday, August 15: Yellow Brick Joel featuring David Clark as Billy Joel and Bill Connors as Elton John at John J. Burns Park, Massapequa.

Town of Hempstead: Neighborhood Concert Series

Concerts will feature a lively Block Party atmosphere starting at 6:00 PM, including inflatable games for the kids and local food trucks. The live bands take the stage at 8:00 PM across local neighborhood parks.

• Tuesday, July 14: Dance Floor (High-energy dance, party, and top hits) at Uniondale Avenue Park, Uniondale.
• Wednesday, July 15: Pep & the Soul Explosion (R&B, Funk, and Motown classics) at Roosevelt Park, Roosevelt.
• Thursday, July 16: Vinyl Revival (Seventies Disco hits, Classic Rock, and Pop) at Merrick Road Park, Merrick.
• Friday, July 17: Sal "The Voice" Valentinetti featuring a special performance by "America's Tenor" Christopher Macchio (Classic Crooner standards and operatic pop) at Rath Park, Franklin Square.
• Saturday, July 18: BonJourney (The ultimate dual tribute to Bon Jovi and Journey, accompanied by a local parade) at Oceanside Fireman's Field, Oceanside.
• Tuesday, July 21: Decadia (Blockbuster party hits spanning four decades of rock and pop) at Baldwin Park, Baldwin.
• Wednesday, July 22: Forever Freestyle (Live band performing classic dance music and freestyle icons) at Forest City Community Park, Wantagh.
• Thursday, July 23: The Beach Boys (A massive summer community performance celebrating 60 years of classic surf-rock hits) at Seamans Neck Park, Seaford.
• Friday, July 24: Live concert performance (Band announcement forthcoming) at East Marina, Point Lookout.
• Tuesday, July 28: Any Way You Want It: A Journey Tribute (Classic arena rock tribute) at Averill Boulevard Park, Franklin Square.
• Wednesday, July 29: The Incredible AM-FM Time Machine (A musical retrospective covering the classic hits of 1964 through 1973) at Coes Neck Park, Baldwin.
• Thursday, July 30: Peat Moss & The Fertilizers (An eclectic, high-energy mix of rock, pop, and cover hits) at Echo Park, West Hempstead.
• Friday, July 31: Live concert performance (Band announcement forthcoming) at Oceanside Park, Oceanside.
• Saturday, August 1: Disco Summer Dance Party starting at 4:00 PM featuring Sister Sledge, France Joli, C+C Music Factory, Tavares, Lime, and Alisha, concluding with a massive nighttime drone light show at Town Park Point Lookout.
• Tuesday, August 4: Live concert performance (Band announcement forthcoming) at Speno Memorial Park, East Meadow.
• Wednesday, August 5: Live concert performance (Band announcement forthcoming) at Merrick Road Park, Merrick.
• Thursday, August 6: Live concert performance (Band announcement forthcoming) at Newbridge Road Park, Bellmore.
• Friday, August 7: Live concert performance (Band announcement forthcoming) at Baldwin Park, Baldwin.
• Tuesday, August 11: Live concert performance (Band announcement forthcoming) at Rath Park, Franklin Square.
• Wednesday, August 12: Live concert performance (Band announcement forthcoming) at Forest City Community Park, Wantagh.
• Thursday, August 13: Live concert performance (Band announcement forthcoming) at Seamans Neck Park, Seaford.
• Friday, August 14: Live concert performance (Band announcement forthcoming) at East Village Green, Levittown.

Suffolk County Concert Series

Town of Huntington: Summer Arts Festival

Produced by the Town of Huntington and presented by the Huntington Arts Council, the legendary Huntington Summer Arts Festival is back on the Chapin Rainbow Stage. This season features an incredible blend of classic rock, ska, folk, theatrical productions, and local orchestral traditions.

All performances are completely free to the public and take place at Heckscher Park, located right off Main Street (Route 25A) and Prime Avenue in Huntington. Main stage performances typically kick off at 8:00 PM unless a special multi-band festival time is noted.

• Tuesday, July 14: Huntington Community Band performing traditional, sweeping summer symphonies.
• Wednesday, July 15: Plaza Theatrical Productions presenting professional, family-friendly musical theater live in the park.
• Thursday, July 16: Eastline Theater showcasing compelling community dramatic and theatrical performances.
• Friday, July 17: Ska Heritage Night co-headlined by legendary New York ska icons The Pilfers and The Scofflaws.
• Saturday, July 18: "Captain" Kirk Douglas (acclaimed guitarist for The Roots) performing with his project, Hundred Watt Heart.
• Sunday, July 19: Gilbert and Sullivan Light Opera Company of Long Island bringing classic light opera storytelling to the park stage.
• Tuesday, July 21: Huntington Community Band returning for a night of classic big band and concert favorites.
• Wednesday, July 22: Sol Y Sombra presenting a vibrant, high-energy evening of live Latin music and dance.
• Thursday, July 23: North Shore Pops Concert Band delivering a lively mix of classic marches, big band hits, and popular show tunes.
• Friday, July 24: Blink 180Who?! performing a high-energy tribute to nineties and two-thousands pop-punk hits.
• Saturday, July 25: Disco and Pop Night featuring a special headlining performance by legendary disco star France Joli.
• Sunday, July 26: The BOSS Project performing an authentic, high-octane tribute to Bruce Springsteen and the E Street Band.
• Tuesday, July 28: Huntington Community Band summer series finale performance.
• Wednesday, July 29: Symphonic Pops of Long Island delivering a full orchestral experience performing timeless cinematic themes.
• Thursday, July 30: D'Addario Summer Jam showcasing exceptional regional musicians and rising local indie talent.
• Friday, July 31: Just Wild About Harry Festival partnering with Long Island Cares, honoring the legacy of local music legend Harry Chapin to fight food insecurity.
• Saturday, August 1: The 17th Annual Huntington Folk Festival running all day from 12:30 PM to 10:00 PM, culminating in an evening headliner set by Lucy Kaplansky and Cliff Eberhardt.
• Sunday, August 2: Festival Grand Finale featuring a collaborative performance by local artists, theater groups, and special guests.

The Steps: Grassroots Concert Series

In addition to the main stage lineup, this summer features "The Steps: Grassroots Concert Series." Running on select Friday evenings from 5:00 PM to 7:00 PM, this series brings intimate acoustic music directly to the iconic front steps of the Heckscher Museum of Art.

Curated in partnership with Colored Colors, these performances highlight rising local Long Island singer-songwriters, serving as the perfect musical prelude before heading to the main lawn.

• Friday, July 17: The Mondays (Acoustic Rock/Indie Pop)
• Friday, July 24: Beauty and the Beats (Acoustic Soul and R&B)
• Friday, July 31: Drop the Four (Acoustic Folk and Blues)

Stony Brook Village Center Summer Concerts
Concerts take place on Sunday evenings from 7:00 PM to 8:30 PM directly in front of the Stony Brook Post Office at the Stony Brook Village Center.

• Sunday, July 12: The Band EASY Street
• Sunday, July 19: The Precisions
• Sunday, July 26: Radio Active
• Sunday, August 2: The Rustlers
• Sunday, August 9: Sweet Ride Long Island
• Sunday, August 16: Just Sixties

Since these open-air events are held in public town parks and beaches, schedules are weather-dependent. It is always recommended to verify the event status with the specific town recreation department online before packing up your lawn chairs and coolers for the night.

The robust summer entertainment schedules put forth by Nassau and Suffolk neighborhoods are a huge component of what makes living on Long Island so rewarding. Our pristine town parks and active local municipalities create an incredible community environment that is hard to find anywhere else.

The landscape of how homes are bought and sold on Long Island is on the verge of a massive regulatory shift. For years, "pocket listings" or "private exclusives"—properties marketed quietly within a specific brokerage or select inner circle rather than on the public market—have been a popular tool. Recently some high profile brokerages have been expanding the practice significantly. Their claim is it done in the name of consumer choice and innovation.

However, New York State lawmakers view them through a completely different lens.

With the rapid progression of the Fair and Transparent Real Estate Listings Act (Assembly Bill A10679), New York is moving swiftly to make public marketing the absolute default. Here is a deep look into the history of private listings, local MLS rules, and what this pending legislation means for homeowners and buyers across Nassau, Suffolk, and Queens counties.

The History of Private Listings and Local MLS Rules

Historically, pocket listings were informal—a "whisper listing" passed via text message, word-of-mouth, or exclusive agent groups. As big-box brokerages grew, they formalized these networks into proprietary "Private Exclusive" or "Private Listing Networks (PLNs)." The financial incentive for brokerages was clear: by keeping a listing internal, the firm could easily match it with an in-house buyer, effectively retaining both sides of the commission.

To combat this fragmentation of inventory, the National Association of Realtors (NAR) implemented the Clear Cooperation Policy in late 2019. Locally, OneKey MLS (serving Long Island and Queens) enforces strict rules aligned with this policy. Under current MLS regulations:

• Within one business day of any public marketing (including yard signs, social media posts, or blast emails), a listing must be submitted to the MLS for public cooperation.

"Office Exclusives" remain legal under current MLS rules, but only if the property is strictly marketed one-on-one within the listing brokerage, with no public-facing marketing whatsoever.

Despite these MLS guardrails, state lawmakers argue that inventory fragmentation remains an issue, prompting direct legislative intervention.

Why States and New York Are Targeting Private Listings

State governments are stepping in primarily due to two mounting concerns: fair housing and market equity.

Access to real estate data directly shapes consumer outcomes. When properties are hidden in private networks, it inherently restricts who gets to see them.

Fair housing advocates have long warned that private listing networks can perpetuate systemic discrimination. By limiting property exposure to a select, curated pool of buyers or specific agent networks, certain demographics are locked out of the loop. This directly contradicts New York State’s strict fair housing framework.

Furthermore, data consistently proves that off-market properties suffer a financial penalty. A landmark study by Redfin revealed that pocket listings sell for an average of 17.5% less than comparable homes exposed to the open, competitive Multiple Listing Service.

The Pending Legislation: Assembly Bill A10679
Introduced by NY State Assemblywoman Michaelle Solages (representing parts of Nassau County), the Fair and Transparent Real Estate Listings Act takes direct aim at these private networks.

Key Provisions of the Bill:
Mandatory Public Marketing: The bill requires that any residential property listed for sale or lease must be publicly advertised or marketed on platforms accessible to the general public within one calendar day of signing a listing agreement.

Informed Written Opt-Out: True private listings are not entirely banned, but the barrier to use them is significantly raised. A seller can only opt out of public marketing by signing a standardized, state-mandated disclosure form.

Rigid Risk Disclosures: The state's standardized form explicitly warns sellers of the concrete risks of off-market sales, including limited digital exposure, fewer offers, and a potentially lower final sales price. Listing agents are explicitly prohibited from altering or omitting any of this mandatory state language.

Road to Passage and Likelihood of Becoming Law

The momentum behind this bill is exceptionally strong. The New York State Assembly officially passed Bill A10679, followed swiftly by passage in the New York State Senate.

Because the legislation has successfully cleared both chambers of the state legislature, it now heads to the Governor's desk for final signature. Given New York’s aggressive stance on consumer protection and fair housing transparency over the past several years, the likelihood of this bill being signed into law is incredibly high.

When enacted, the law will create a brand-new section of the Real Property Law (RPL 443-b). The legislation replaces internal industry rules with actual state law. Violations can lead to license suspension or revocation and steep fines of up to $5,000 per listing. Long Island real estate brokerages will face immediate compliance risks. Navigating these shifting regulations requires a brokerage that prioritizes transparency, legal compliance, and maximum market exposure to net you top dollar. 

The legislation already includes the exact language for the disclosure form right inside the text of the bill.

Instead of passing the buck to the Department of State (DOS) to draft a form from scratch later, the New York Legislature wrote the mandatory disclosure and opt-out text directly into the statutory language of the Fair and Transparent Real Estate Listings Act.

The DOS will technically issue the final, standardized physical layout, but the text is set in stone. Because the law states that a listing agent "shall not alter or omit any required disclosure language," brokerages like Compass cannot tweak a single word of it. The exact language of the new disclosure is built directly into the bill and forces sellers to initial next to several blunt, heavily emphasized disclosures:

The Statutory Form's Core Language

The bill mandates that the form must feature a clear lead-in framing why public marketing matters, followed by four mandatory "hazard" warnings that the seller must explicitly initial:

1. REDUCED VISIBILITY TO BUYERS

 "I understand that real estate licensees representing prospective buyers may not be aware that my property is available for sale, and that potential buyers who are not connected to my listing agent or their brokerage may never see my listing."

Seller to initial: ________

2. LIMITED ONLINE EXPOSURE

 "I understand that my property may not be displayed on internet platforms or websites the general public uses to search for property listings."

Seller to initial: ________

3. FEWER OFFERS AND POSSIBLE IMPACT ON PRICE AND TIMING

 "I understand that reducing the exposure of my property may reduce the number of offers I receive from buyers and could negatively impact my ability to sell the property sooner and at a higher price."

Seller to initial: ________

4. RESTRICTED MARKETING CHANNELS

 "I understand that the property shall not be advertised, displayed, or distributed on any publicly accessible internet platforms, websites, or digital services used by members of the general public to search for real estate listings, including but not limited to real estate listing websites, multiple listing [services]."

Seller to initial: ________

You can find the Senate bill here.

By:
Christopher Robson
Licensed Real Estate Broker
Molloy University Real Estate Faculty
(516) 459-9564
chris@educatorsrealty.com

Independence Day in New York City is an unparalleled sensory experience. Because 2026 marks a historic milestone—the nation’s Semiquincentennial (250th Anniversary) paired with the 50th Anniversary of the Macy’s Fourth of July Fireworks Spectacular—the city’s pyrotechnic footprint is scaling to proportions never before seen in metropolitan history.

In a massive logistical shift to celebrate the golden anniversary, Macy’s has decentralized its launch grid. The 2026 display features multi-river synchronization, launching massive shells simultaneously from the Brooklyn Bridge infrastructure, barges along the Lower East River (Seaport District), and barges along the Lower Hudson River (partnering with Jersey City).

Navigating the crowds, transit disruptions, and neighborhood street closures requires a precise regional strategy. Here is your definitive, multi-borough breakdown of where to secure the best vantage points across Manhattan, Brooklyn, Queens, the Bronx, and Staten Island for July 4, 2026.

1. Manhattan Vantage Points: The Epicenter

With fireworks firing from both sides of the island, Manhattan residents have unique, dual-shoreline opportunities depending on their specific neighborhood orientation.

Lower East River & Seaport District: The elevated linear park spaces along the FDR Drive (with designated public entry points typically established between Broad Street and Montgomery Street) offer a direct, unobstructed line of sight to the South Street Seaport barges and the southern face of the Brooklyn Bridge.

Lower Hudson Riverfront: For those on the West Side, the waterfront piers of Hudson River Park—specifically targeting public access zones between Christopher Street and 14th Street—provide exceptional fields of vision toward the shared New York/New Jersey Hudson River barges.

Insider Tip: Because the barges are concentrated around Lower Manhattan, the Seaport, and Jersey City, Midtown and Upper Manhattan/Queens waterfronts will be much further away from the action than usual. Elevated rooftops in Lower Manhattan are at an extreme premium this year. For public street-level viewing, arrive by noon; law enforcement regularly closes access points once localized maximum capacities are reached.

2. Brooklyn Vantage Points: Front Row Seats

Because the iconic Brooklyn Bridge serves as the centerpiece of the 50th-anniversary choreography, Brooklyn’s western waterfront features some of the most dramatic viewing angles in the city.

Brooklyn Bridge Park: Spanning Piers 1 through 6, this waterfront park places viewers directly beneath the higher-altitude detonations. The contrast of the pyrotechnics against the Lower Manhattan financial district skyline is unmatched.

Brooklyn Heights Promenade: This elevated pedestrian walkway provides a classic, panoramic view over the rooftops of the historic district, capturing both the bridge launches and the lower East River barges.

Insider Tip: Expect the MTA to modify service patterns at local stations like Clark St (2/3), High St (A/C), and York St (F) as dusk approaches. Walking from transit hubs further inland, such as Borough Hall or Jay St-Metrotech, is highly recommended to manage crowd density.

3. Queens Vantage Points: The Panoramic Alternative

For residents in Western Queens looking to capture the sheer scale of the East River displays without the immediate density of Lower Manhattan, the borough's waterfront parks offer an exceptional layout.

Gantry Plaza State Park & Hunter's Point South Park (Long Island City): These contiguous waterfront spaces offer a clear, sweeping southern view down the East River. The geography allows spectators to see the northernmost trajectories of the bridge displays and the primary river barges simultaneously.

Astoria Park Great Lawn: While further north from the Macy's footprint, local community displays traditionally activate near the Hell Gate Bridge earlier in the holiday week, making the Astoria waterfront a highly popular localized alternative.

Insider Tip: Because Macy's pulled the barges significantly further south this year to align with the Brooklyn Bridge and the Seaport, northern waterfront spots like Roosevelt Island have officially been confirmed as non-viewing locations. Gantry Plaza will still see the high-altitude shells and the bridge, but the view will be further down the horizon than in past East River-only years.

4. The Bronx Vantage Points: Northern Coastal Views

While distant views of the Macy's 4th of July fireworks are possible from specific southern Bronx locations like Barretto Point Park or Randalls Island, the display appears small, making travel to Manhattan, Brooklyn, or Queens necessary for a close-up view. Alternatively, local displays at Orchard Beach and Co-op City provide closer,, community-focused celebrations.

Ferry Point Park: Situated right at the foot of the Whitestone Bridge, this expansive park offers sweeping waterfront vistas facing south and east. It is an ideal spot for viewing community displays illuminating the East River channels and Long Island Sound, however it is too far south to view the Macy's July 4 fireworks.

Orchard Beach & Pelham Bay Park: Known as the "Riviera of New York," the wide crescent shoreline of Orchard Beach provides a historic backdrop for local neighborhood fireworks, with unobstructed views out over the open waters of the Long Island Sound, however it is too far south to view the Macy's July 4 fireworks.

Insider Tip: Parking lots at Pelham Bay and Orchard Beach fill up early on holiday weekends. Utilizing the Bx12 Select Bus Service directly to the beach allows you to bypass the vehicular queues at the main entry gates.

5. Staten Island Vantage Points: The Harbor View

While isolated from the tight river channels, Staten Island’s unique northeastern vantage points offer a majestic, wide-angle perspective of the harbor-wide celebrations.

The St. George Waterfront: The public promenades adjacent to the Staten Island Ferry Terminal and Richmond County Bank Ballpark offer clear views looking north toward the Upper Bay and the distant silhouette of the illuminated Brooklyn Bridge.

Conference House Park: Located at the southernmost tip of the island, this historic site frequently serves as a localized gathering point for viewing community-driven displays across Raritan Bay.

Insider Tip: Bypassing vehicle traffic entirely by utilizing the Staten Island Railway to St. George and watching from the elevated terminal plazas provides an incredibly efficient entry and exit path.

Holiday Safety and Transit Parameters
The New York City Police and Fire Departments strictly remind all residents that consumer possession of personal fireworks remains completely illegal across all five boroughs. Given extensive street closures implemented across Lower Manhattan, Western Brooklyn, and Long Island City, utilizing the subway network rather than personal vehicles or rideshares is the only viable method for timely transit on the night of July 4th.

Looking to trade the city skyline for a classic coastal shoreline celebration? Switch over to our Complete 2026 Long Island Fireworks Guide.

Long Island fireworks 2026, Nassau County July 4th events, Suffolk County fireworks, Jones Beach fireworks spectacular, Educators Realty, Long Island real estate broker

Independence Day on Long Island is defined by a few absolute traditions: backyard barbecues, slow-moving traffic on our parkways, and magnificent pyrotechnic displays reflecting off our coastal waters. Because 2026 marks the historic Semiquincentennial (America's 250th Anniversary), the region's municipal displays are scaling up to unprecedented levels.

Navigating local schedules, beach passes, and parking restrictions requires precise timing. Whether you prefer viewing from a blanket on the Atlantic shoreline or a lawn chair in a sprawling county park, here is your definitive guide to the top scheduled fireworks displays across Nassau and Suffolk Counties for July 2026.

Top Nassau County Fireworks Displays

1. Jones Beach Independence Day Fireworks Spectacular 

• Date: Saturday, July 4, 2026
• Time: 9:30 PM
• Location: Jones Beach State Park (Central Mall), Wantagh, NY

The Details: The undisputed heavyweight of Long Island fireworks returns to celebrate America's 250th birthday. This massive, 25-minute show is meticulously synchronized to a patriotic soundtrack. To mark the milestone, the weekend also features special daytime boardwalk entertainment and a historic shift for the U.S. Navy Blue Angels Air Show, which will perform on July 5th and 6th.

Insider Tip: Parking fields fill up hours before dusk. Arrive by early afternoon to secure a spot, or utilize the NICE bus service running regularly from the Freeport LIRR station.
Find more information here.

2. Town of Oyster Bay "Salute to America" Concert & Grucci Fireworks

• Date: Tuesday, July 7, 2026
• Time: Concert starts at 7:30 PM (Featuring the New York Bee Gees Tribute Show); Fireworks follow at dark.
• Location: John J. Burns Town Park, Massapequa, NY

The Details: A mid-week staple for the Town of Oyster Bay, this concert series event honors veterans and armed forces, culminating in a world-class display designed by the legendary Grucci family.

Insider Tip: Parking is free but limited to Town of Oyster Bay residents. Bring your own lawn chairs and blankets, and arrive early to secure a viewing spot on the grass.
Find more information here.

3. City of Long Beach Fireworks Display

• Date: Friday, July 10, 2026
• Time: Approximately 9:10 PM
• Location: Long Beach Boardwalk and Beachfront, Long Beach, NY

The Details: There is nothing quite like watching fireworks explode directly over the open ocean surf from the historic Long Beach boardwalk. The display is visible across the entire beachfront.

Insider Tip: Non-residents should anticipate strict parking restrictions in the West End. Utilizing the LIRR directly into the Long Beach station allows you to bypass local traffic entirely.
Find more information here.

Top Suffolk County Fireworks Displays

4. Shelter Island Fireworks at Crescent Beach

• Date: Saturday, July 11, 2026
• Time: Approximately 9:00 PM
• Location: Crescent Beach, Shelter Island, NY

The Details: For an authentic East End experience, this community-funded tradition returns for its annual display over the water. The unique geography offers views from both land and the dozens of boats anchored in the bay.

Insider Tip: If traveling from the north or south forks via North Ferry or South Ferry, anticipate longer wait times for vehicles. Foot passengers can easily walk to local viewing vantage points.
Find more information here.

5. East Hampton Fireworks

• Date: July 4, 2026
• Time: 8:00 PM Start
• Location: Main Beach, East Hampton

Navigating the Holiday Safely

Local town boards and law enforcement remind all residents that personal pyrotechnics remain illegal throughout both Nassau and Suffolk Counties. Sticking to these coordinated public displays ensures a safe, memorable, and legally compliant holiday weekend for all our island communities.

Planning to catch the historic multi-river 50th Anniversary Macy's display instead? Read our Comprehensive 2026 NYC Five-Borough Fireworks Guide.

If you’ve taken a stroll down Woodbine Avenue recently, past the playground and toward the heart of Northport Village harbor, you’ve likely noticed a peculiar contrast. A picturesque, bustling maritime community juxtaposed with a modern public boat dock facility completely frozen in time—empty, decaying, and earn its local title as Northport's "Zombie Marina."

For long-time residents and curious visitors alike, the quiet, gated-off slips pose a major question: How did a multi-million dollar municipal project meant to offer premier boating access to local residents end up completely abandoned?

A Cursed Geography: The Engineering Failures

Opened (across the street from Copenhagen Bakery) by the Town of Huntington in 2014, the Woodbine Avenue Marina was plagued by environmental and architectural design flaws almost from day one. Northport Harbor looks incredibly peaceful from the shore, but the specific pocket off Woodbine Avenue is highly vulnerable to heavy winter winds and crushing, localized wave action.

Without heavy-duty, expensive wave-attenuating docks—floating barriers with deep keels designed to break up incoming wake and rough water—the concrete slips simply couldn't handle the seasonal stress.

Between 2015 and 2020, harsh winter storms repeatedly tore the infrastructure apart. After columns of concrete split, metal rods bent, and taxpayers absorbed hundreds of thousands of dollars in temporary, band-aid repairs, the Town permanently closed the facility to boaters for safety reasons.

The Legal and Financial Quagmire

Once the gates were locked, the site quickly became a battleground for lawyers rather than boats. The Town of Huntington filed a major multi-million dollar lawsuit against the project's contracted design and engineering firms, alleging negligence and breach of contract regarding the harbor's wave dynamics.

Because of the ongoing litigation, the physical site has spent years in a state of architectural limbo. While the docks couldn't safely support heavy vessels, the underwater structures haven't gone entirely to waste—temporarily serving as an unintended host to minor local aquaculture and environmental experiments, like hanging oyster cages to help filter the harbor's water.

What Lies Ahead for Woodbine Avenue?

The current state of Woodbine Avenue is a temporary chapter in Northport's long maritime history. Legal battles eventually reach settlements, and engineering plans eventually get redrawn.

Whether the Town ultimately secures the funding to install proper wave screens and rebuild the facility, or decides to convert the waterfront footprint into a stabilized, low-profile public green space, the future of the site remains one of the most talked-about infrastructure topics in the village. Until then, the empty slips stand as a fascinating, quiet monument to the unpredictable power of Long Island's north shore waters.

See Northport homes for sale here.

By:
Christopher Robson
Northport Resident
Licensed Real Estate Broker
Molloy University Real Estate Faculty
(516) 459-9564
chris@educatorsrealty.com

Following months of deadlocked budget negotiations in Albany, the landscape of New York luxury real estate changed permanently on May 28, 2026, when Governor Kathy Hochul signed the $268.5 billion state budget into law.

While the real estate industry successfully fought back and defeated a proposed hike to the one-time Mansion Tax, lawmakers balanced the scale by passing an entirely new, recurring annual penalty: The New York City Pied-à-Terre Surcharge.

Taking effect on July 1, 2026, this brand-new annual tax specifically targets secondary residences and seasonal homes within the five boroughs. For high-net-worth buyers, investors, and part-time residents evaluating a property in Queens, Brooklyn, or Manhattan, the long-term carrying costs of city living just experienced a tectonic shift.

Breaking Down the New Pied-à-Terre Tax
The Pied-à-Terre tax is a recurring annual property tax surcharge. It does not replace the NYC Mansion Tax; rather, luxury second-home buyers will now be forced to pay both.

The application of this new law relies on specific property classes, values, and a two-phase implementation schedule designed to generate an estimated $500 million annually for city infrastructure.

Phase One (July 1, 2026 – June 30, 2028)
During the initial two years, the tax leverages the New York City Department of Finance (DOF) assessed values. Because the DOF historically assesses condos and co-ops far below their actual market values, lawmakers established two separate tracking systems:

One- to Three-Family Homes (Class 1): Surcharges apply to properties with a market value of $5 million or higher. Rates range from 0.8% (for properties between $5M and $15M) up to 1.3% for homes clearing $25 million.

Condos and Co-ops (Class 2): Surcharges trigger on units with a DOF assessed value of $1 million or higher (which lawmakers argue reflects a true $5 million retail market value). Because of this technicality, Phase One tax rates on these units are staggering, ranging from 4% to 6.5% annually based on that assessed value.

Phase Two (July 1, 2028 – June 30, 2031)
Beginning July 1, 2028, the city will transition to a unified market-value assessment system. Both townhouses and individual apartment units valued at $5 million or more will face a streamlined annual surcharge scale:

$5 Million to $15 Million: 0.8% of value annually

Over $15 Million to $25 Million: 1.05% of value annually

Over $25 Million: 1.3% of value annually

Critical Exemptions: Who Avoids the Tax?

The primary objective of the surcharge is to penalize vacant luxury real estate held by out-of-state entities and international investors. To avoid the tax, a property must pass the state's Primary Residence Test.

The surcharge will not apply if:

The property serves as the legal, primary residence of the covered owner.

The property is the primary residence of an immediate family member (spouse, child, sibling, parent, or grandchild).

The property is occupied by a full-time tenant under a bona fide, arm's-length lease agreement.

The NYC Department of Finance is legally mandated to issue its first wave of initial primary residence determination notices to property owners by August 30, 2026, giving owners a narrow window to submit documentation and contest their inclusion.

For co-operative buildings, the law introduces a massive operational burden. The city will levy the tax directly onto the co-op's master property tax bill, forcing co-op boards to collect the surcharge from specific, non-resident tenant-shareholders. If a shareholder defaults, it creates an immediate financial risk for the entire building.

The Long Island Suburb Pivot: Queens vs. Nassau and Suffolk

By establishing a hard fiscal boundary at the New York City line, the state budget has inadvertently supercharged the luxury markets of Long Island.

Consider the financial reality facing a high-net-worth individual shopping for a $5.5 million secondary estate or seasonal retreat:

The Queens / NYC Trajectory: Buying a luxury penthouse in Long Island City, Queens, triggers a one-time 2.25% Mansion Tax at closing. Because it is a secondary home, the owner will also face the massive annual Phase One condo surcharge starting July 1, followed by a permanent, recurring 0.8% market-value tax ($44,000 every single year) in Phase Two.

The Nassau / Suffolk Trajectory: Moving just minutes eastward past the city border into Nassau County (such as the historic Gold Coast of the North Shore) or deeper into Suffolk County (including the Hamptons) changes everything. Because these counties sit completely outside the jurisdiction of the NYC Pied-à-Terre tax, a $5.5 million purchase triggers only the baseline, flat 1% New York State Mansion Tax at closing. Best of all, the annual recurring surcharge is absolute zero, regardless of whether the home remains vacant for ten months out of the year.

This stark tax divergence is already altering buyer behavior. Luxury consumers who previously prioritized the convenience of the outer boroughs are recalculating their carrying costs and shifting their capital into high-end Long Island enclaves where their equity is protected from recurring municipal surcharges.

Navigating the friction of these brand-new compliance structures, auditing building financial statements for co-op exposures, and timing transactions around the state's strict assessment deadlines requires elite local representation.

Ready to Navigate the Market?

Whether you are analyzing the tax liabilities of a luxury property in Queens or looking to transition your capital eastward to the tax-friendlier environments of Nassau and Suffolk Counties, our team provides the precise, structural strategy required to safeguard your investment. Contact us today to analyze your next move.

By:
Christopher Robson
Licensed Real Estate Broker
Molloy University Real Estate Faculty
(516) 459-9564
chris@educatorsrealty.com

The high-stakes legislative drama in Albany has finally concluded. The New York State Legislature officially passed the state budget, bringing concrete answers to the real estate community after months of intense speculation.

For buyers, sellers, and professionals navigating the seven-figure housing markets across Queens, Nassau, and Suffolk Counties, the final budget package delivers a massive sigh of relief on one front, and a brand-new compliance hurdle on another.

If you were rushing to close a transaction to beat the highly publicized June deadlines for proposed real estate tax hikes, the landscape has completely shifted.

The Verdict: Did the Proposed Mansion Tax Hikes Pass?

No. The aggressive, sweeping Mansion Tax rate hikes that were originally pushed by the State Senate and Assembly in their One-House budget proposals were officially dropped from the final budget agreement.

The legislative proposals floated earlier this spring aimed to drastically increase the tiered progressive closing tax on all New York City residential purchases over $1 million, with a tentative implementation date of June 1. Had those hikes passed, a buyer closing on a $5 million home in Long Island City or Astoria would have seen their one-time closing tax skyrocket overnight.

Because the real estate lobby and moderate lawmakers successfully fought back against those hikes during final negotiations, the existing, baseline progressive Mansion Tax rates remain unchanged.

The Current Progressive Mansion Tax Scale
Because the proposed changes failed to become law, the baseline progressive scale remains exactly as it has been. The tax is paid entirely by the buyer at closing and applies to the entire purchase price (it is NOT graduated) if the property sits within the five boroughs:

$1,000,000 to $1,999,999: 1.00%

$2,000,000 to $2,999,999: 1.25%

$3,000,000 to $4,999,999: 1.50%

$5,000,000 to $9,999,999: 2.25%

$10,000,000 to $14,999,999: 3.25%

$15,000,000 to $19,999,999: 3.50%

$20,000,000 to $24,999,999: 3.75%

$25,000,000 and above: 3.90%

Outside of the NYC line—meaning all residential property transactions throughout Nassau and Suffolk Counties—the tax remains a flat 1% on any purchase of $1 million or more, regardless of how high the final sale price goes.

The Big Shift: The Pied-à-Terre Surcharge Has Passed
While the one-time Mansion Tax increase was defeated, Albany balanced the scales by passing the highly controversial Pied-à-Terre Tax Surcharge. This measure has been officially signed into law and is slated to take effect on July 1, 2026.

Unlike the Mansion Tax, which is a one-time fee paid at the closing table, the Pied-à-Terre tax is a recurring annual property tax surcharge. It is designed specifically to target non-resident buyers who utilize New York City real estate as seasonal or secondary housing.

The mechanism of this new law relies on three strict criteria:
Geographic Boundaries: The surcharge applies strictly to properties located within the five boroughs of New York City (including high-end condos and multi-family homes in Queens). It does not apply to properties in Nassau or Suffolk Counties.

The Price Point: The annual surcharge triggers on residential properties (one- to three-family homes, condominiums, and co-operatives) that carry an assessed market value or sale price equivalent of $5 million or more.

The Primary Residence Test: If the owner’s primary, legal residence is outside of the five boroughs, the tax applies. If the property is the owner's primary home, or if it is rented out to a full-time tenant for at least one year, it is exempt from the surcharge.

The Border Effect: Queens vs. Long Island
The passage of the state budget creates a stark divergence at the municipal border. A luxury buyer seeking a high-value property faces an entirely different financial trajectory depending on which side of the county line they choose.

A non-resident buyer purchasing a $5.5 million luxury condo in Long Island City, Queens, will pay a one-time 2.25% Mansion Tax at closing, followed by a brand-new, recurring annual Pied-à-Terre tax bill every single year they own it.

Conversely, if that same buyer shifts their search eastward into Nassau or Suffolk Counties—exploring the Gold Coast of the North Shore or the premier estates of the Hamptons—they bypass the progressive tiers entirely. They will pay a flat 1% state Mansion Tax at closing, and they will face an absolute zero-dollar annual Pied-à-Terre surcharge, regardless of whether the home serves as a secondary property or a seasonal retreat.

Navigating the shifting terrain of tax codes, geographic exemptions, and contract structures requires sophisticated local guidance. Ensuring your next transaction is timed and structured correctly can mean the difference of thousands of dollars in long-term carrying costs.

By:
Christopher Robson
Licensed Real Estate Broker
Molloy University Real Estate Faculty
(516) 459-9564
chris@educatorsrealty.com

Purchasing a home on Long Island—whether you are looking at a classic colonial in Nassau, a sprawling property in Suffolk, or a vibrant neighborhood in Queens—presents a highly specific procedural dynamic. Because New York operates strictly as an "attorney state," your timeline moves in distinct, legally structured phases from the moment your offer is accepted to the day you finally receive your keys.

For first-time home buyers, navigating this multi-tiered ecosystem can feel complex. Understanding this 8-to-12-week journey will keep you protected, prepared, and ahead of the competition.

Phase 1: From Accepted Offer to In-Contract (Days 1–7)
An accepted offer is an exciting milestone, but it possesses no legal permanence. In New York, verbal agreements and deal sheets are non-binding. Speed and precision during this first week dictate whether your transaction succeeds or falls apart.

Step 1: The Home Inspection (Days 1–3)
Immediately upon offer acceptance, you must hire a licensed home inspector to evaluate the property’s structural integrity, mechanical systems, roofing, and environmental factors. On Long Island, specialized assessments for wood-destroying insects (termites) and radon gas testing are standard practice.
Cost: Approximately $900 – $1,500 (depending on home size).
Turnaround: You will typically receive the written report within 48 hours.

Crucial Note: In New York State, the seller retains the absolute legal right to continue showing the home and entertaining other offers until a contract is fully signed by both parties. Moving quickly to inspection and contract is key to avoiding being outbid.

Step 2: Contract Drafting & Signing (Days 4–7)
Once the inspection report is reviewed and the you decide to move forward, the seller’s attorney drafts the formal contract of sale and transmits it to your real estate attorney. You will meet with your attorney to review the terms, add necessary riders (such as mortgage contingencies), and sign.

The Contract Deposit: Upon signing, you must leave an earnest money deposit—typically 5% to 10% of the purchase price for conventional buyers—which is held in the seller’s attorney’s secure escrow account.

Going "Pending": After you sign and leave the deposit, the seller executes the contract. Once both parties have signed, you are officially "in contract" and the property status updates to pending.

Phase 2: The Mortgage & Legal Processing (Weeks 2–10)
This phase represents the logistical engine of the purchase process, typically taking anywhere from 7 to 11 weeks, with a regional average of about 8 weeks.

Step 3: Formal Loan Application
With a fully executed contract in hand, you submit the document to your lender to officially kick off the formal mortgage underwriting process.

Step 4: Appraisal & Underwriting
The financial institution will order an independent real estate appraisal to verify the home’s fair market value. Note: You will typically pay for this fee upfront during the application stage.

Step 5: Title Search & Survey
Your attorney will order a comprehensive title search to ensure the property is free of liens, judgments, or historical legal issues. The title company provides title insurance, which is required by lenders and highly recommended for cash buyers to protect equity. A property survey may also be ordered or re-certified to check for property line encroachments.

Step 6: Securing Your Homeowners Insurance Policy (Weeks 4–6)
As a buyer, you must shop for and bind a comprehensive Homeowners Insurance Policy (typically an HO-3 package policy). Long Island's unique coastal geography makes this step incredibly critical.

Why it matters: Lenders strictly require a paid, 1-year binder and a premium receipt before they will clear your loan for closing. This ensures the bank's investment—and yours—is fully protected against hazards like fire, windstorms, and personal liability.

Flood Zones: If the home is located within a FEMA-designated high-risk flood zone, a separate Federal Flood Insurance policy will also be mandatory.

Step 7: Commitment & Clear to Close
Once underwriting, appraisal metrics, title searches, and proof of homeowners insurance are fully approved by the bank, they will issue a formal Commitment Letter. Shortly after, they issue the definitive "Clear to Close," meaning the funds are ready and the attorneys can officially schedule the closing date.

Phase 3: The Closing Table (Weeks 8–12 Average)
The culmination of your journey takes place at the closing table, where ownership transfers legally and you walk away with your keys.

Step 8: Bringing Your Funds
You will need to arrange for certified bank checks or wire transfers representing the remainder of your total down payment. For example, if you are utilizing an 80/20 loan structure and deposited 10% down at contract signing, you will bring the remaining 10% to the closing table.

Step 9: Accounting for Long Island Closing Costs
Purchasing real estate in the downstate New York region incurs significant closing costs. Buyers should prepare an additional 6% to 7% of the purchase price to cover these expenses.

• This comprehensive total includes:
• Buyer's Attorney Fees: Approximately $2,000–$3,000.
• Taxes & Recording Fees: New York State mortgage recording taxes and local county recording fees.
• Title Charges: Title search fees and title insurance premiums regulated by New York State.
• Pre-funding the Escrow Account: Lenders will require you to establish an escrow account at closing to pay your upcoming property taxes and future homeowners insurance premiums on your behalf.

Partner with Long Island's Real Estate Experts
Navigating the unique nuances of the New York real estate timeline requires diligent professional oversight. Ensuring you have an experienced team to handle compliance, local zoning quirks, and fair housing standards is the best way to safeguard your investment. If you are ready to take your first step on the road to homeownership in Nassau, Suffolk, or Queens, contact the experts at Educators Realty today.

If you have driven through the tree-lined streets of Levittown recently, you have likely noticed a stark visual contrast. The historic, modest Cape Cod and ranch-style homes built by Levitt & Sons in the 1940s are increasingly sharing property lines with soaring, modern, multi-story residences.

This rapid architectural evolution has officially triggered legislative action. Following heated public hearings and a push from local residents worried about neighborhood character, infrastructure strain, and a loss of privacy, the Hempstead Town Board voted unanimously to amend the local building zone ordinance.

Here is a breakdown of exactly what changed, why it happened, and what it means for property owners, buyers, and builders in Levittown.

The Core Change: Redefining the Permitted Footprint
The brand-new amendment specifically targets the Levittown Planned Residence District (LPRD) code.

The Old Rule: Builders were permitted to construct a home that occupied up to 30% of the total lot size.

The New Rule: The maximum allowable building footprint has been reduced to 27.5% of the lot size.

While a 2.5% reduction might sound nominal on paper, it represents a substantial restriction on overall square footage when calculating multi-story construction. According to Hempstead Town Supervisor John Ferretti, this adjustment simply brings Levittown’s specific zoning regulations into alignment with roughly 80% of the rest of the Town of Hempstead.

Why the Town Stepped In
The pushback against so-called "McMansions" in Levittown has been building for years. The town's original post-war design prioritized uniform aesthetics, modest single-family footprints, and ample green space.

Recent market dynamics, however, shifted builder incentives. With land and renovation costs remaining high across Long Island, developers found that knocking down an original Cape and building a large, modern home—often commanding price tags around $1.5 million—was the most viable way to secure a profit.

Longtime residents raised concerns that these towering builds block sunlight, compromise backyard privacy, overcrowd local streets, and put an undue burden on the local infrastructure, including the sewer system and school districts. The unanimous vote by the Town Board represents a direct effort to curb this trend and preserve the traditional suburban quality of life.

What This Means for Real Estate Values and Construction

The implementation of this zoning change has immediate implications for the local real estate market:

For Current Construction & Existing Permits: Permits that have already been fully approved and issued will not be retroactively revoked. However, any permits currently on hold or submitted after the vote must strictly adhere to the new 27.5% restriction.

For Homeowners Planning to Expand: If you own a home in Levittown and intend to build an addition, your design must fit within the newly reduced footprint. Anyone seeking to exceed the 27.5% threshold will face an automatic denial and will be forced to seek a variance through the Board of Appeals.

For Real Estate Investors & Builders: The profit margins on pure "knock-down and rebuild" projects in Levittown will need to be re-evaluated. Builders will have to pivot toward creative architectural designs that maximize interior volume without violating the stricter lot-occupancy ceiling.

Navigating changing local zoning laws requires a hyper-local understanding of the Nassau County real estate market. Whether you are looking to buy an original piece of Long Island history, sell a property to maximize your return, or understand how these new regulations impact your home's equity, staying informed is your best asset.

By:
Christopher Robson
Licensed Real Estate Broker
Molloy University Real Estate Faculty
(516) 459-9564
chris@educatorsrealty.com

Memorial Day weekend is the unofficial kickoff to the 2026 summer season on Long Island. For local residents, it is a highly anticipated three-day weekend filled with backyard barbecues, beach openings, and community gatherings. More importantly, it is a time for our Nassau and Suffolk communities to pause and honor the brave servicemen and women who made the ultimate sacrifice for our country.

If you are staying local on the Island for the holiday, your itinerary is bound to be packed. However, there is a massive, once-in-a-generation change to Long Island's traditional 2026 holiday lineup that you absolutely need to know about before you pack up your beach chairs.

Here is your comprehensive, hyper-local guide to navigating Memorial Day weekend on Long Island for 2026.

The Big 2026 Update: The Jones Beach Air Show Has Moved!
For decades, celebrating Memorial Day weekend on Long Island has been synonymous with the thunderous roar of fighter jets over the Atlantic Ocean. However, to commemorate the United States’ 250th Anniversary (Semiquincentennial), New York State has officially shifted the annual FourLeaf Air Show at Jones Beach to the July 4th weekend for 2026.

The traditional military flyovers and the headlining U.S. Navy Blue Angels will perform on Sunday, July 5, and Monday, July 6, 2026, instead, aligning with an expanded Fleet Week New York celebration.

What is Happening at Jones Beach for Memorial Day 2026 Instead?

Do not scratch Wantagh off your weekend list just yet. To kick off the nation's 250th birthday celebrations, Jones Beach State Park is hosting a massive, historic American Revolution 250th Commemoration Weekend on Saturday, May 23, and Sunday, May 24, 2026—and parking will be completely free all weekend long.

The 1776 Reenactment Village: Located between Parking Fields 3 and 4 from 12:00 PM to 6:00 PM, the beachfront will transform into a Revolutionary War encampment. You can encounter historical reenactors portraying George Washington and Long Island's famous Culper Spy Ring on horseback, watch cannon demonstrations, and hear dramatic readings of the Declaration of Independence.

Historic Warbird Flybys: You will still get some aviation action! The American Airpower Museum at Republic Airport will be flying legendary vintage warbirds directly over the beach throughout both days starting at 12:00 PM.

The 2026 Sunday Night Finale: On Sunday evening from 6:00 PM to 9:00 PM, the Central Mall Bandshell will host a patriotic live musical tribute. At exactly 9:00 PM, the sky will light up with a spectacular 20-minute synchronized drone light show featuring up to 1,000 illuminated drones forming massive patriotic symbols over the boardwalk.

Classic Long Island Memorial Day Parades for 2026
Local parades remain the emotional heartbeat of the holiday. Towns across Nassau and Suffolk are finalizing their routes for the Monday, May 25, 2026 marches, featuring veterans' groups, local high school marching bands, volunteer fire departments, and scout troops.

The Little Neck–Douglaston Parade (2026): Widely recognized as one of the largest Memorial Day parades in the United States, this historic march steps off right on the border of Queens and Nassau County along Northern Boulevard. It remains a deeply moving, must-attend event for tri-state families. Find more information here

Massapequa Park 2026 Parade: The annual parade kicks off at 10:00 AM on Monday, traveling down Park Boulevard to Front Street, followed by a traditional memorial service at Our Lady of Lourdes Cemetery. Find more information here

Huntington Village 2026 Parade: Organized by the local American Legion, this Monday morning march winds through the historic village, with civic groups paying homage to Huntington’s deep colonial and military history. The parade steps off AT 12:00. 

Smithtown 2026 Parade: Bringing out thousands of Suffolk County residents along Main Street, this traditional parade is a spectacular showcase of community solidarity and remembrance.

2026 East End Openings and Festivals
If you are looking to get out and enjoy the spring weather, the 2026 holiday weekend serves as the official opening portal for our local seasonal businesses:

The North & South Fork Openings
Memorial Day weekend 2026 marks the official, full-time opening of the seasonal farm stands, local vineyards, and waterfront dining spots across the North and South Forks. If you are planning a trip out to Riverhead, Greenport, or the Hamptons, expect heavy traffic and vibrant village energy.

Local 2026 Street Fairs
Keep an eye out for local chamber of commerce sidewalk sales, visual arts craft fairs, and food truck pop-ups across various downtown villages like Patchogue, Babylon, and Port Washington as they welcome the warm weather foot traffic.