Nassau County Multifamily Buyer
Sell Your Commercial Property In Nassau County, NY
Nassau County covers western Long Island just east of Queens and is a densely developed, mature suburban county. Its apartment market is concentrated in village downtowns and near Long Island Rail Road stations, with garden complexes, older walk-ups, and new transit-oriented buildings.
- Clear feedback on your deal, typically within 48 hours
- 5 to 100+ units, stabilized or distressed, listed or off-market
- Owners, agents, and brokers welcome — every conversation is confidential
We buy:Tired landlordsEstate & trust sales1031 exchangesDeferred maintenanceHigh vacancyPartnership splits
Cities We Cover: Freeport · Glen Cove · Rockville Centre · Valley Stream · Hempstead · Long Beach — County seat: Mineola
Nassau County
Where We Buy In Nassau County
We evaluate apartment buildings of 5+ units across Nassau County — in each city below, plus smaller towns and unincorporated areas countywide.
Local Market Data
Nassau County Apartment Market
Figures gathered October 2026 from public market data.
If you plan to sell commercial property in Nassau County, NY, start with the renter base behind your building. Nassau County counts 82,700 renter households, 18.1% of its 458,166 occupied homes, per the Census Bureau's 2020-2024 American Community Survey. Hempstead alone holds 8,989 of those renter households, the largest share among Nassau County's covered cities, followed by Glen Cove and Long Beach.
Rents have moved quickly. Nassau County's median gross rent reached $2,252, up 27.1% from $1,772 in the 2015-2019 survey. Units in buildings of five or more apply to just 12.9% of the housing stock, though that count grew 6.2% over the same five years. Rental vacancy sits at 4.5%, and rents, vacancy and apartment density vary widely from Hempstead to Long Beach.
A fast-rising rent base
Nassau County's median gross rent rose 27.1% to $2,252 between the 2015-2019 and 2020-2024 ACS surveys, a $480 increase.A shrinking renter pool
Renter households in Nassau County fell 4.3%, from 86,399 to 82,700, even as the county's population grew 2.4%.Growing apartment stock
Units in Nassau County buildings of five or more units rose 6.2% to 61,792, adding 3,584 units since the 2015-2019 survey.Who rents in Nassau County
Renters hold 82,700 of Nassau County's 458,166 occupied households, an 18.1% share in the 2020-2024 ACS. Owners hold the remaining 375,466 households, keeping Nassau County a largely owner-occupied market compared with many downstate counties.
Hempstead carries the largest renter pool among Nassau County's covered cities, with 8,989 renter households and a 52.5% renter share. Glen Cove follows at 5,439 renter households, and Long Beach at 5,106, while Valley Stream's 21.3% renter share runs lowest in the table. Rockville Centre and Freeport sit in between, each with renter shares under 30%.
Rents, growth and affordability
Nassau County's median gross rent reached $2,252 in the 2020-2024 ACS, up 27.1% from $1,772 in the 2015-2019 survey, a $480 increase. Population grew far more slowly, up 2.4% to 1,389,591 residents over the same span.
Units in buildings of five or more units rose 6.2% to 61,792, adding 3,584 units, yet renter households fell 4.3%, a drop of roughly 3,699 households. Rent burden runs heavy: 55.0% of Nassau County renters paid 30% or more of income on gross rent in the 2020-2024 ACS. HUD's FY2027 two-bedroom Fair Market Rent for the Nassau-Suffolk, NY area is $2,689, effective October 1, 2026, running $437 above the county's median gross rent. Rental vacancy in Nassau County stands at 4.5%, and the median housing unit dates to 1955, pointing to an aging stock that can draw renovation-minded buyers.
City-by-city comparison
Hempstead posts the highest share of units in 5+ unit buildings among Nassau County's covered cities, at 43.6%, and the highest rental vacancy rate, at 12.0%. Long Beach carries the highest median gross rent, at $2,515, while Valley Stream's 1.0% vacancy is the tightest in the table.
| City | Median gross rent | Renter share | Share of units in 5+ buildings | Rental vacancy |
|---|---|---|---|---|
| Hempstead | $1,622 | 52.5% | 43.6% | 12.0% |
| Glen Cove | $2,398 | 49.0% | 25.4% | 2.8% |
| Long Beach | $2,515 | 34.0% | 38.5% | 1.9% |
| Freeport | $2,077 | 29.1% | 29.4% | 4.7% |
| Valley Stream | $2,124 | 21.3% | 6.2% | 1.0% |
| Rockville Centre | $1,881 | 24.9% | 31.2% | 3.4% |
Vacancy varies sharply across Nassau County, from Valley Stream's 1.0% to Hempstead's 12.0%. Rent ranges from $1,622 in Hempstead to $2,515 in Long Beach, a reminder that unit age and building type shift pricing from one Nassau County city to the next. Glen Cove pairs a high $2,398 rent with low 2.8% vacancy, a combination buyers read as strong tenant demand.
Property taxes and assessment in Nassau County
New York assesses real property at market value under Real Property Tax Law Article 5/15, and Nassau County's assessing authority applies that standard across the county rather than through one flat countywide millage rate.
Each municipality, school district and special district inside Nassau County then layers its own levy on top of the assessed value, so an apartment building's total tax bill depends on its exact location within the county. Pull the full bill for your parcel, not just the county portion, before setting a price. Commercial and multifamily parcels in Nassau County do not receive the homestead-style caps that apply to some owner-occupied homes, so a strong sale price can feed directly into the next assessment cycle.
What this means if you sell in Nassau County
When you sell commercial property in Nassau County, NY, you sell into a market where renters hold only 18.1% of households but pay rents that jumped 27.1% in five years. Buyers will weigh that growth against the county's 4.5% vacancy rate and a 55.0% rent-burden share, since heavy burden can cap how far rents still have room to climb.
Property taxes add another layer: Nassau County assesses at market value, and your buyer underwrites the post-sale bill, not your current one. Rent control in Nassau County is local and limited, with the Emergency Tenant Protection Act generally covering only larger pre-1974 buildings outside New York City. As a multifamily buyer in Nassau County, we review properties from Hempstead to Long Beach as they stand today; send a current rent roll and the latest tax statement, and we will price the building on those numbers.
Local Knowledge
Selling Multifamily In New York
What we factor into every Nassau County offer:
More about New York →- Pull the full Nassau County tax bill; county, school and municipal levies stack on assessed value.
- Show trailing occupancy; Nassau County rental vacancy runs 4.5%, with Hempstead near 12.0%.
- Rent stabilization can apply to larger pre-1974 buildings under the Emergency Tenant Protection Act.
- List security deposits and lease terms per unit; New York caps deposits at one month's rent.
Property Tax
Property Tax In Nassau County For Apartment Owners
Homeowners in Nassau County pay a median of $10,000 or more a year in property tax on a median home value of $684,700, an effective rate of at least 1.46%, according to the Census Bureau’s 2020-2024 American Community Survey.
How property tax works in New York: classes, assessment and appeals →Estimate a building’s tax bill with the property tax calculator →
- Those figures describe owner-occupied homes. An apartment building can be assessed on a different basis or in a different class, so its bill as a share of value may differ.
- A sale can reset the assessed value. Before you price a Nassau County building, check how New York reassesses property after a transfer and model the buyer’s new tax bill.
- Pull the actual tax bill from the Nassau County assessor or tax collector. City, school and special-district levies stack on top of the county rate.
Seller Guides
Your Situation, Handled — Nassau County
Learn More
Taxes & Rules For Nassau County Property
The New York rules that shape any deal in Nassau County: what a sale costs in tax, how buildings are taxed, what landlords must follow, and how to defer gains.
Our Buy Box
What We Buy In Nassau County
Asset Type
Multifamily, 5+ Units
Apartment buildings and income-producing residential.
Size
5 – 100+ Units
Sweet spot: 15–25 units.
Condition
Stabilized To Distressed
Value-add, mismanaged, and high-vacancy properties welcome.
Deal Types
Listed Or Off-Market
Direct-to-owner, pocket listings, portfolios.
How Selling To Us Works
- 01
Submit The Deal
Send the address, unit count, asking price, and a rent roll or T-12 if you have them.
- 02
Initial Review
We review it against our buy box and give clear feedback — typically within 48 hours.
- 03
Underwriting & LOI
If it fits, we underwrite in detail and submit a written letter of intent.
- 04
Diligence & Close
Inspections and financing on the agreed timeline, then a professional, predictable closing.
Nassau County Seller FAQ
How much have rents risen in Nassau County, NY?
Median gross rent in Nassau County rose from $1,772 in the 2015-2019 survey to $2,252 in 2020-2024, a 27.1% gain, per the Census Bureau. Population grew only 2.4% over the same period. HUD's FY2027 two-bedroom Fair Market Rent for the Nassau-Suffolk area is $2,689.
What is rental vacancy like in Nassau County?
Rental vacancy in Nassau County was 4.5% in the Census Bureau's 2020-2024 American Community Survey. Among covered cities, Valley Stream ran lowest at 1.0% and Hempstead highest at 12.0%. Buyers typically weigh a building's own occupancy history against those local rates before pricing an offer.
Does Nassau County have rent control?
Rent control in New York is local, not statewide. Nassau County has some rent-controlled units, and the Emergency Tenant Protection Act covers larger buildings built before 1974 with more than six units outside New York City. Most other Nassau County rental buildings set rents by lease and market terms.
What should I check on taxes before I sell commercial property in Nassau County, NY?
New York assesses real property at market value under Real Property Tax Law Article 5/15. Nassau County, its school districts and municipalities each apply their own levy to that assessed value, so pull the full tax bill for your parcel before setting a price.
How do I sell commercial property in Nassau County, NY?
Send the address, unit count, and any financials. We review Nassau County apartment buildings of 5+ units, give feedback typically within 48 hours, and follow with a written letter of intent if it fits.
Do you buy apartment buildings throughout Nassau County?
Yes. We evaluate multifamily properties across Nassau County, including Freeport, Glen Cove, Rockville Centre, Valley Stream, Hempstead, and Long Beach, as well as smaller towns and unincorporated areas. Every property is reviewed on its own fundamentals.
What size Nassau County properties do you buy?
Apartment buildings and income-producing residential properties with 5 or more units. Our sweet spot is 15–25 units, and we review larger communities with capital partners.
Will you buy a property that needs work or has high vacancy?
Yes. We underwrite value-add, mismanaged, and distressed properties as they are today — no repairs or lease-up required before selling.
Can I sell rental property in Nassau County with tenants in place?
Yes. We buy apartment buildings with tenants in place and keep existing leases intact. As a commercial real estate buyer focused on 5+ unit properties, we underwrite the current rent roll as it stands.
How fast can I sell my apartment building in Nassau County?
Most owners get clear feedback within 48 hours of sending the address, unit count, and a rent roll. Closing is typically set around your timeline, including extra time for a 1031 exchange.
How do property taxes factor into a Nassau County offer?
Property is assessed at the county level (the county seat is Mineola), within New York rules. New York City and upstate municipalities assess property very differently, and rent-stabilization status can materially affect value. We review both for every property.
Submit A Deal
Have A Property In Nassau County?
Tell us about it. Owners, agents, brokers, and deal finders are all welcome — conversations are confidential.
