Long Island • New York
Sands Point Real Estate
The Last Address on the Peninsula
About Sands Point
Sands Point is where Cow Neck runs out of land. An incorporated village of roughly 2,600 at the tip of the peninsula, it is bounded on three sides by water — Long Island Sound to the north, Hempstead Harbor east, Manhasset Bay west — and zoned strictly residential, with no commercial use permitted anywhere inside it. That single zoning line is most of why the place still reads the way it does. The Gold Coast built here: the Guggenheim holdings survive as the 216-acre Sands Point Preserve, with Castle Gould, Hempstead House and Falaise still standing on the bluff. Fitzgerald put East Egg here. The village shares a ZIP and a school district with Port Washington and nothing else — its own mayor, its own police, its own building department.
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A Sands Point home assessed at $1,000,000 carries
$18,257
a year — an effective rate of 1.83% of market value
- School
- $14,417
- County
- $3,040
- Town
- $800
Rates are levied per $1,000 of full market value and shown here against the Port Washington school district. This figure does not include special districts (fire, water, library, sanitation, ambulance); STAR, veterans, senior and other exemptions; the Incorporated Village of Sands Point levies its own tax on top of this, and every address in Sands Point is inside it — so this figure understates every parcel in the village, not merely some. We pull the actual bill for any specific parcel before you go to contract.
Fiscal year 2025 · NYS ORPTS real property tax rates (FY2025), Socrata iq85-sdzs
Within 2 miles of Sands Point, the FEMA-mapped area in a high-risk zone is
0.9%
of mapped area — Zone A or V, where a federally backed mortgage requires flood insurance
- Zone X
- 69.2%
- Zone VE
- 0.8%
- Zone AE
- 0.1%
Moderate to minimal
High risk (A/V)
High risk (A/V)
This figure does not represent the share of homes or parcels at risk in Sands Point — only the share of FEMA-mapped area within a 2-mile radius of the town's page coordinates, not a property count or a town-wide figure; the flood zone of any single address, which must be confirmed against its own FIRM panel before pricing insurance; 29.9% open water within that radius — it counts toward the total this percentage is measured against and lowers it mechanically, not because the shoreline itself is lower risk.
Queried August 2026 · FEMA National Flood Hazard Layer (NFHL), MapServer layer 28 — public, unauthenticated
Sands Point is served by the
Port Washington Union Free School District
- Enrollment
- 5,177
- Schools
- 7
- 4-Year Graduation
- 95%
Sands Point has no district of its own — the village is served entirely by the Port Washington district, so these are the same schools, and the same figures, that the Port Washington page reports.
Per-pupil expenditure is not published in a form we can verify, so we do not show a figure for it.
BEDS Day enrollment 2024; graduation rate reported 2022-23 · NYSED BEDS Day enrollment file and graduation-rate/outcomes file (bulk data, data.nysed.gov)
Getting to Sands Point
- LIRR
- No station in the village. Port Washington, the Port Washington Branch terminus, is a five-to-ten-minute drive and reaches Penn Station in about 48 minutes with no Jamaica transfer, and serves Grand Central Madison directly.
- By Car
- Port Washington Boulevard south to the Expressway and the Queens–Midtown Tunnel — roughly 22 miles, about 35 to 40 minutes clear and considerably longer at peak.
Local expertise, brought to Sands Point
Anthony Clemenza leads Luxury Realty International's representation in Sands Point, advising buyers and sellers on positioning, pricing, and the private inventory that never reaches public portals. Anthony holds an active brokerage license in New York.
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