Massapequa Park became an incorporated village in 1931. It covers about 2.2 square miles in the Town of Oyster Bay, with roughly 5,900 homes, and it runs its own local government on top of the town and county. Here's how I walk buyers and sellers through it.
What being a village means
The village has an elected mayor and trustees, with elections each March, a public works department that maintains about 30 miles of village roads, and its own building department. Homes here get a separate village tax bill on top of the county, town and school taxes. Compare a Massapequa Park home with one in the hamlet of Massapequa on the full tax bill, not just the price.
Permits and renovations
Building work in the village, such as garages and additions, goes through the Village of Massapequa Park's Building Department rather than the Town of Oyster Bay. If you're buying, make sure past work had permits and certificates of occupancy. If you're selling, gather them early, because buyers' attorneys will ask.
Between Sunrise Highway and Merrick Road
Much of the village grew out of a 1928 development, and the streets between Sunrise Highway and Merrick Road still carry mostly Irish names. Several dozen Sears kit houses were built in two parts of the village; if you love older homes, ask me about them.
School districts
Most of the village is in the Massapequa Union Free School District, and McKenna and East Lake elementary schools are in the village. The northern section is in the Farmingdale district, so check the district for every address before you compare prices.
Parks, the preserve and the train
The village runs Brady Park, Colleran Park and Mansfield Park, and the Massapequa Preserve, with its lakes and the Bethpage Bikeway, is right next door. The Massapequa Park station on the LIRR's Babylon Branch is in the village; the branch serves Penn Station and Grand Central Madison, and the MTA's TrainTime app has current times.
Flood zones
The village reaches south toward South Oyster Bay, so homes on its southern blocks can be in FEMA flood zones. Look up any address on the FEMA flood map, and my guide to buying a waterfront home covers what to check.
Selling in Massapequa Park
Village homes sold for a median of $861K over the three months ending September 2026, with 45 sales in September alone, a median of 20 days on market and 103.7% of list price on average (Redfin). I price your home from recent village sales and get the permit paperwork in order before you list.
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