Long Island · Carrying costs

Long Island Carrying Cost Calculator

Mortgage, property taxes, insurance and upkeep, monthly. A sale does not reset a New York assessment, so the listing’s current taxes are the best number; where none is entered, Cold Spring Harbor, Dix Hills and Lloyd Harbor estimates come from the Town of Huntington’s published rates. Nassau County publishes homeowner rates only parcel by parcel, so Nassau estimates are the median ratio of full annual tax to sale price across 2025–26 sales of $1M or more, built from county tax records and village levies.

Long Island carrying costs

Town

Tax district

Property type

Purchase price

Down payment %

Rate %

Term (yrs)

Property taxes

Use the listing’s annual taxes (most accurate: a sale doesn’t reset the assessment)Estimate from published Dix Hills rates

Homeowners insurance, per year

Not included until you enter a quote. Premiums depend on the house, coverage and claims history; no official town-level figure exists.

Year built

Upkeep, % of price per year

1.66% a year of the building’s value. Land, which needs no upkeep, is about 39% of a typical Dix Hills house’s value (FHFA, 2022). Our assumption, calibrated so the average U.S. house comes to the usual 1%-of-value rule; older houses run about 15% higher, newer about 15% lower. Adjust for the house. Source

Lot size, acres

Starts at a typical single-family lot in Dix Hills’s ZIP code (FHFA). Estate villages that share a ZIP with a denser town start low; enter the actual lot.

Landscaping and snow removal, per year

Landscaping about $4,200 and snow removal about $1,000 a season for 0.53 acres: our assumption of $1,000 plus $6,000 per acre a year. Replace with quotes.

Utilities, per month (optional)

Monthly cash cost

$17,691

Mortgage (principal + interest)	$11,643
Property taxes (estimate)	$3,531
Insurance	not entered
Upkeep and grounds	$2,517
Utilities	not entered

True economic cost / month$22,542

Net of expected appreciation$16,363

Cash at closing (down payment + closing costs)$819,770

Income for a 29% housing ratio$732,021

True economic cost adds what the down payment and closing cash could earn (4.5%) and spreads closing and resale costs over a 7-year hold, less principal paid down. Buyer closing costs ($69,770) come from the Long Island closing-cost calculator.

How the tax estimate is built

$42,373 a year, likely $33,989–$50,757. Includes $453 in flat charges.

Sum of published rates times assessment ratio: (5.281 + 3.403 + 19.179 + 52.602 + 14.334 + 1.341 + 0.492 + 0.579 + 0.22 + 16.341 + 10.547 + 264.009 + 10.916 = 399.2440 per $100 assessed) x 0.0042 assessment ratio = 16.768 per $1,000 of market value (1.6768%), plus $452.51/yr flat. Huntington rates are per $100 of assessed value; tax-code membership from https://huntingtonny.gov/filestorage/13749/13851/17258/17268/2025-2026__Tax_Rate_Schedule.pdf.

Town of Huntington Refuse District is a flat $452.51 per unit (one unit per single-family home assumed).
Tax code 169 modeled (Dix Hills Fire + Dix Hills Water). Parcels outside the water district (code 159) run about $0.44 per $1,000 lower.
Mailing addresses do not follow tax lines: Dix Hills-addressed homes are also in the Commack (see the other option), Elwood, South Huntington and Deer Park school districts.
Huntington's 2025 residential assessment ratio (0.42%) is below its equalization rate (0.45%); on the equalization rate this estimate would be about 7% higher.
STAR, senior, veteran and other exemptions on the seller's bill do not transfer to a buyer; quote the full, pre-exemption tax.
New York does not reassess on sale, so the buyer inherits the current assessment; a home assessed below or above the area average will be taxed below or above this estimate.

Sources and rates (checked 2026-10-12)

NY State Real Property Tax Law (code 5): 5.281 per $100 assessed (2025-26) · source
Suffolk County general (code 6): 3.403 per $100 assessed (2025-26) · source
Town, outside villages (code 7): 19.179 per $100 assessed (2025-26) · source
County Police District (code 8): 52.602 per $100 assessed (2025-26) · source
Highway (code 9): 14.334 per $100 assessed (2025-26) · source
Town Wide Light District (code 20): 1.341 per $100 assessed (2025-26) · source
Open Space / Park Improvement Bonds (code 22): 0.492 per $100 assessed (2025-26) · source
Out of County Tuition (code 96): 0.579 per $100 assessed (2025-26) · source
Suffolk County Community College (code 97): 0.22 per $100 assessed (2025-26) · source
Dix Hills Fire District (code 37): 16.341 per $100 assessed (2025-26) · source
Dix Hills Water District (code 47 and extensions): 10.547 per $100 assessed (2025-26) · source
Half Hollow Hills CSD: 264.009 per $100 assessed (2025-26) · source
Half Hollow Hills library: 10.916 per $100 assessed (2025-26) · source
Residential assessment ratio (Town of Huntington, SWIS 472600): 0.0042 ratio (2025 rate year) · source

Weighing a move from an NYC apartment?

Send the town and your price range. We’ll set the monthly cost here against what you carry in the city today, and how the sale and purchase fit together.

Corey Cohen

Principal · The Roebling Team at Compass

Schedule a consultation →

646.939.7375·c.cohen@compass.com

A note on representation

The Roebling Team at Compass is a New York–licensed practice concentrated in Manhattan. For Long Island transactions, we typically collaborate with Compass agents specializing in Long Island market — clients get on-the-ground expertise on local inventory and dynamics while keeping the analytical framework consistent across their NY portfolio. This calculator is an informational research tool, not solicitation of representation.

For trans-market clients (Manhattan + Long Island portfolios) or to discuss your specific transaction, schedule a consultation. Where appropriate, we’ll introduce you to a vetted Compass agent specializing in Long Island.