Port Washington Isn't Adding New Homes. Here's Where the Pipeline Is Stuck.

A buyer shopping in Port Washington this fall isn't competing with a developer's sales office or waiting for a new building to open. They're competing with other buyers for houses that already exist. As of October 15, 2026, the 11050 ZIP code had 45 homes for sale and 49 under contract, based on OneKey MLS data. More homes were committed than available. Every project that could add homes on the peninsula is still in a village review process, so that imbalance isn't going away on its own.

Contracts outnumber listings, and the gap has a source

The September 2026 numbers for 11050 describe a market where sellers set the pace. Homes that closed that month sold at a median 103% of list price, compared with 98% in September 2025. Half of them closed above their original asking price, and the median time on market was 20 days. The ZIP had 2.1 months of inventory.

Countywide, the market is looser. OneKey MLS's third-quarter 2026 report for Nassau County puts the county at 3.3 months of supply. Closed sales rose 1.2% from a year earlier, to 2,990. Port Washington moved the other way. Through September 2026, the ZIP recorded 183 sales, down from 211 over the same stretch of 2025.

Port Washington's sales fell in 2026 while homes were selling above asking, which points to a shortage of sellers. Sales here happen only when an owner decides to sell, because every project that would add new homes is still working through review.

Manorhaven is pausing development while it writes a plan

Manorhaven trustees approved a one-year building moratorium on August 27, 2025. It covered the village's commercial, industrial, E-1, R-3 and R-4 zones and the business overlay while officials drafted a comprehensive plan and possible zoning changes, as the Long Island Press reported. The stated exceptions included single-family construction and projects whose site-plan approvals came before the law.

In March 2026 the village approved a $152,500 contract with BFJ Planning to prepare that plan, on a timeline of about 12 months, according to the Long Island Press. The plan wasn't finished when the moratorium came up for renewal. On September 23, 2026, trustees approved a six-month extension. Village attorney Christopher Newman said Nassau County Planning Commission members were receptive but indicated they hoped it would be the final extension, the Long Island Press reported. Newman described what comes next this way:

"We really need to kind of at least get a draft comprehensive plan prior to the extension of this extension."

Small proposals in zones the moratorium doesn't cover have also come before the board. In January 2026, trustees voted 5-0 to deny a subdivision at 42 Inwood Road. That plan would have replaced one two-family home with two two-family homes on separate lots. A proposal at 28 Kaywood Road to add a two-family dwelling beside an existing single-family house was tabled pending a site plan, per the Long Island Press. Together those two cases came to a handful of homes, and neither one went through.

The village's planning process has its own public site, Our Manorhaven, which describes the plan as looking ten years ahead. Until a draft comes out, nobody can say what the village will allow to be built.

The one approved building in Manorhaven is running on extensions

The largest project that does have approval on the peninsula is Red Rock Homes' 49-unit, three-story mixed-use building at 30 Sagamore Hill Drive. It was planned at about 90,000 square feet with 98 underground parking spaces, as the Long Island Press described it. The site plan was approved in June 2025, before the moratorium, so the moratorium doesn't block it.

It still hasn't moved quickly. At an April 14, 2026 meeting, the village Board of Zoning Appeals unanimously granted the developer a 12-month extension, and the meeting minutes record a discussion of construction delays. On June 24, 2026, trustees voted 5-0 for a separate six-month extension of the site-plan approval. Newman told the board that extensions are routinely granted. "Should this board decide to deny it, in all likelihood, the developer would file an action in Supreme Court," he said, according to the Long Island Press.

The approval stands, and the project hasn't been canceled. No construction start or completion date has been announced. A buyer planning a move in the next year shouldn't count these 49 units as available.

Port Washington North is waiting for the leaves to fall

Across the peninsula, New Oasis Development LLC has proposed 44 townhomes and a clubhouse on 7.45 acres in Port Washington North. The homes would carry a minimum age of 55, except for five homes that would not be age-restricted on their first sale. In 2024, twenty-five residents filed suit challenging the plan's environmental review and the proposed disposition of the land, Newsday reported.

At the village's October 13, 2026 meeting, Mayor Robert Weitzner said he had received the applicant's updated traffic report, prepared by Mulryan Engineering, only that morning. He said the board had been discussing the site's entrance for roughly two years without the information it needed to decide. He also said he wasn't personally worried about the volume of traffic. His concern was whether the entrance was designed as safely as possible. The tree survey remains open. The applicant's attorney proposed doing it next month, after the leaves fall, because drone footage hadn't been accurate enough, according to the Long Island Press. The hearing was adjourned to 7:30 p.m. on November 12 at Village Hall.

That puts the next public step in this project three weeks after this post goes up. Approval wouldn't happen at that meeting.

What the whole pipeline would add, if all of it were built

Suppose both projects went ahead tomorrow. Together, 30 Sagamore Hill Drive and New Oasis would add 93 homes. That's roughly half the 183 sales the 11050 ZIP recorded through September 2026. It would be a real addition for a peninsula this size, but it wouldn't add to the supply most buyers here are shopping. One project is a mixed-use building and the other is mostly age-restricted townhomes. Neither adds a single-family house with a yard on a quiet street, which is the kind of home most buyers in the Port Washington school district are competing for.

So existing owners are the only source of new listings in Port Washington, and they make that choice for their own reasons. They decide to downsize, relocate or settle an estate on their own schedules. A village board's calendar doesn't change that. When fewer of them sell, as happened in 2026, supply shrinks, and no new construction is coming to fill the gap.

How a turnover-only market shows up at the offer

The October 15 inventory snapshot shows what that means on the ground. Active listings had a median of 63 days on market, while homes that closed in September went in a median of 20. In a ZIP with 2.1 months of inventory, the houses still for sale after two months are mostly the ones buyers have already passed over at their asking price. Well-priced homes go under contract fast, and they don't stay in the count for long.

The September median sale price jumped to $1,361,500 from $995,000 a year earlier. That jump rests on 20 closings, so a few high-end sales can move it a long way. The sale-to-list ratio and the share of homes selling above original asking describe this market more reliably than the median price does.

For buyers and sellers here, a market with no new building means a few practical things.

1. Buyers should expect the next listing to be another resale. With no new building nearby to absorb demand, a buyer who waits for "more inventory" is waiting for more owners to decide to sell.
2. Listings that have sat for a while give buyers the most room. A home past the 63-day median has already tested its price, so that's where a buyer has negotiating room.
3. Well-priced new listings draw competition quickly. Half of September's closings were above original asking. On a fresh, well-presented listing, a buyer should arrive with financing and inspection timing already lined up.
4. Sellers set the timing of supply. A seller who prepares and launches carefully is entering a market with no new construction to compete against. The competition is the few dozen other resales on the market at the same time.

The next points where the pipeline could change are Manorhaven's moratorium deadline and Port Washington North's November 12 hearing. Until then, buyers here are choosing among the resales that come up each month.

If you're weighing a sale or purchase in Port Washington, Annie Holdreith can show you how your street's recent resales compare with the October numbers and build a launch or offer plan around how little inventory there is. Request a personalized valuation and launch plan, and we'll start with the comparable sales from your part of the peninsula.