Choosing between a shiny new build and a character-rich resale in Roslyn can feel like two good answers to the same question. You want a home that holds value, fits your timeline, and makes financial sense. In this guide, you will see how new development and resale stack up on price, carrying costs, rental income, and resale potential, with Roslyn examples you can use in a simple model. Let’s dive in.
Roslyn market at a glance
Price and demand signals
Roslyn sits on Long Island’s North Shore, where prices run high and desirable listings move quickly. Recent local trackers place Roslyn’s median sold price in the mid to high seven figures, with a June snapshot around the low $1.3 millions. You also benefit from proximity to the LIRR and a compact village center, which supports steady demand near the station and downtown. For background on the village and station context, review the Roslyn overview.
Supply and project scale
Large for-sale subdivisions are rare within the village. Most additions are infill that fit small parcels near transit. A notable recent example is Bryant Plaza, a mixed-use, transit-oriented rental with 54 apartments and ground-floor retail by the station. Leasing began in 2024, with reported one-bedroom starting rents near $3,950 per month, which helps set the tone for downtown rents in new product (project coverage and Newsday rent reporting).
What counts as “new” in Roslyn
Transit-oriented infill
Given limited land and historic fabric, Roslyn’s new housing tends to be compact infill, often near the LIRR. Bryant Plaza is the clearest recent example, adding luxury rentals and retail that boost downtown foot traffic. Some projects also include designated workforce units and may benefit from county incentives, which shape the local rent mix and price points (workforce and IDA context).
New development outcomes
Price and incentives
Across the U.S., the new-home premium over resale has narrowed in recent years as builders use concessions to compete. You may see rate buydowns, price credits, or upgrade packages that change your net cost. That trend matters when a new unit is available in Roslyn because incentives can offset part of the list price premium (new vs. existing price gap and builder incentives overview).
Carrying costs and HOA
New buildings often come with homeowner association or condo fees that fund amenities, reserves, and common-area upkeep. Fees can be higher in the early years as reserves build. Property taxes in Nassau County are a major line item regardless of age, so always underwrite parcel-level estimates or use publicly available comparables when modeling. A sample Roslyn parcel shows how tax bills can reach into the five figures annually (sample tax record).
Maintenance and first years
New construction usually offers lower near-term maintenance and builder warranties. That can improve early cash flow and reduce surprise capital expenses. You should still review warranty coverage, HOA reserve studies, and any known punch-list or building start-up issues.
Resale outcomes
Purchase price and taxes
Resale homes dominate Roslyn’s for-sale inventory, and many trade in the seven figures. Local median sold prices have recently hovered around the low $1.3 millions, with zip-level medians often higher, which sets the base for any investment model (Roslyn market snapshot). Taxes remain a large part of annual cost, so verify the specific bill for any target home.
Ongoing upkeep
Older homes can require periodic capital projects. Roofs, HVAC, electrical upgrades, and energy updates can add up over a multiyear hold. Budget a realistic maintenance reserve and a capital plan so you understand your breakeven timeline.
Liquidity and buyer pool
Resale single-family homes in established Roslyn neighborhoods tend to draw a broad buyer base. That depth can support resale demand over time, especially for well-located properties with functional layouts and updated systems. Downtown rental additions may shift local rent comps but do not replace the distinct buyer pool for single-family homes.
Income and yield in Roslyn
Downtown rentals vs single-family
New downtown rentals like Bryant Plaza help set a ceiling for one-bedroom pricing, with reported starts near $3,950 per month (Newsday reporting). By contrast, three-bedroom single-family rentals in Roslyn often list in the mid $4,000s per month, with larger homes commanding more. These anchors give you realistic top-line income assumptions for a basic model.
Simple yield snapshots
- Single-family illustration: If you buy at roughly $1.388 million and lease at about $4,800 per month, your gross yield is about 4.15 percent before expenses. Net yield will be lower after taxes, insurance, maintenance, vacancy, and management. Use the local median as a reference point, not a rule (market reference).
- New-unit illustration: At $3,950 per month for a downtown one-bedroom, a hypothetical $800,000 purchase would show a roughly 5.9 percent gross yield before HOA fees and other costs. Note that Bryant Plaza is a rental building, so this serves as a rent benchmark rather than a buy-to-rent opportunity (rent benchmark).
Key takeaway: Roslyn’s high asset values compress gross yields. New units can earn higher rent per square foot, while resale homes can benefit from a broader resale market. Your best choice depends on financing, holding period, and your appetite for maintenance and HOA obligations.
Decision checklist for Roslyn
Use this side-by-side list to compare a specific new build and a specific resale home:
- Price and concessions: Confirm any builder incentives, mortgage buydowns, or seller credits that change your true cost (incentive overview).
- Ownership rules: Review condo or HOA documents for rental caps, leasing terms, and renovation guidelines. Check village approvals where relevant (village context).
- Closing costs: Model New York State and Nassau County transfer taxes and typical closing fees for both buyer and seller.
- Annual costs: Verify property taxes, insurance, HOA dues, utilities, and a realistic maintenance reserve. Use parcel-level estimates where possible (tax example).
- Rental assumptions: Use recent downtown new-build rent data as a benchmark and active single-family listings for size-adjusted comps (Bryant Plaza rents).
- Vacancy and absorption: Be conservative. New supply can take time to lease, while well-located single-family homes may rent faster in certain price bands.
- Financing terms: Compare interest rates, points, and any builder-subsidized programs to gauge true after-tax cost of capital.
- Exit plan: Define your hold period, expected appreciation, and estimated resale costs. Consider the buyer pool for your property type and location.
Which path fits your plan?
- Choose new development if you value lower near-term maintenance, modern systems, and potential builder incentives. Expect HOA dues and confirm rental flexibility if you plan to lease.
- Choose resale if you want a broader buyer pool on exit, more lot and layout options, and are comfortable planning for periodic capital projects.
If you want a property-by-property model with current Roslyn comps, reach out. Our team will build a simple, transparent comparison so you can move with confidence. Connect with Steven Kramer to get started.
FAQs
Do new Roslyn buildings appreciate faster than resales?
- Not reliably. Appreciation depends on location, scarcity, and buyer demand. National data shows the new-home premium has narrowed, so model growth conservatively and focus on fundamentals.
How do Nassau County taxes affect returns?
- They are a major cost. Always underwrite parcel-level tax bills and include HOA, insurance, maintenance, and a vacancy reserve to estimate your true net yield.
What are typical rents for new downtown units?
- Recent reporting on Bryant Plaza cites one-bedrooms starting near $3,950 per month, which is a useful benchmark for modern transit-oriented product.
Are there many for-sale new condos in Roslyn?
- Availability is limited. Recent village-core projects have skewed rental with small unit counts. For-sale opportunities appear episodically and require close watch.
What is the main tradeoff between new and resale?
- New often offers lower early maintenance and more efficient systems but adds HOA obligations. Resale may need more upkeep yet can offer stronger liquidity and a wider buyer pool on exit.
