Bellport Village, NY Real Estate: Prices, Boundaries, and Rental Rules

Which “Bellport” are you actually looking at?

The incorporated Village of Bellport had 2,203 residents at the 2020 Decennial Census, and a 2025 population estimate compiled by HomeTownLocator from Census Bureau data put it at 2,177. That is a small, walkable municipality of about 1.4 square miles. It is not the only “Bellport” you’ll see quoted online. North Bellport is a separate, unincorporated Census Designated Place just north of the village line, with its own housing stock, its own price trend, and no village government, taxes, or historic-district rules at all. ZIP code 11713 covers both areas combined, plus some adjoining parcels, which is why some population and price figures you’ll encounter run far higher than the village’s own count.

The practical difference: a listing platform reporting a “Bellport” median price or population that seems unusually high or unusually low is very likely quoting one of these three boundaries rather than the incorporated village on its own. Ask which one before comparing numbers across sites.

Why do population figures for Bellport vary so much between sites?Most of the spread comes from boundary choice: the incorporated village, the separate North Bellport CDP, and the broader 11713 ZIP code are three different areas with three different population counts, and platforms rarely specify which one they’re using.

What homes actually cost, by section

A single “median home price” for Bellport hides a genuinely bimodal market. Across the full 11713 ZIP code, RealtyTrac recorded 145 sales in the trailing year ranging from $145,000 to $12,500,000, and that spread is structural, not a fluke of a few outlier sales.

The ZIP-wide “median sale price” you’ll sometimes see quoted at roughly $699K, down 44.3% from a year earlier per Redfin, is a symptom of this same bimodal pattern: a low monthly sale count means one or two waterfront closings can swing the blended median sharply in either direction. Treat any single month’s ZIP-wide median as noise and look at the segment table instead.

On the low end, land itself trades separately from finished homes: a package of ten residential lots on Meade Ave was listed together at $350,000, an entry point with no house attached at all.

Is Bellport currently a buyer’s or seller’s market?Individual Redfin address pages for recent Bellport sales show sale-to-list ratios around 100% to 102%, meaning most homes are selling close to or slightly above asking. Combined with a 59-to-76-day time on market depending on segment, that reads as a balanced market leaning slightly toward sellers, not a clear buyer’s advantage.

Who this market suits

Renovating or building in a historic district

The Bellport Village Historic District, encompassing roughly 80 structures, was listed on the National Register of Historic Places on July 4, 1980, per the original nomination filed with the National Park Service. That listing alone doesn’t restrict what an owner can do to a house. What does: the village established its own Historic District Preservation Commission in 2001 and has since designated four separate local historic districts, which carry actual design-review authority under village code.

Under the Village of Bellport Building Department’s own process, an exterior building-permit application inside a designated district can be referred to the Historic District Preservation Commission or the Architectural Review Board before a permit issues. If either board denies the application, the owner can appeal to the Zoning Board of Appeals. A buyer planning to replace windows, add a dormer, or build a new structure on a historic-district lot should budget for that review cycle, not just the standard building-permit timeline.

Can I renovate a historic home in Bellport Village without restrictions?Not automatically. If the property sits inside one of the village’s four designated local historic districts, exterior work can require Historic District Preservation Commission or Architectural Review Board sign-off before a building permit is issued, with an appeal path to the Zoning Board of Appeals if it’s denied.

Renting it out: the license, the ID card, and the lawsuit that reshaped the rules

Bellport has recently introduced a mandatory Rental License, requiring a home safety inspection by a village building inspector or a licensed private engineer before any tenant moves in, according to the Village Building Department. That’s a year-round rule, separate from the village’s older seasonal-rental system.

For summer rentals specifically, the village runs a Seasonal Guest ID Card program covering the period from the Saturday before Memorial Day through the Monday after Labor Day. A renter who wants ferry, tennis, or golf access needs a card priced at $650 for two adults and up to three children age 12 or under, plus $150 per additional person staying in the dwelling – and while that card is active, the homeowner’s own village ID is suspended.

The rules got here the hard way. A village rental law passed in February 2018 set a defined summer rental season and a $250 two-year registration fee. A Bellport resident and attorney, Lee Snead, sued the village over that law in New York State Supreme Court in 2019 and won, according to reporting in the Long Island Advance. Rather than rewrite and re-litigate a formal ordinance, the village shifted to the ID-card system described above. An investor buying specifically for short-term rental income should confirm the current version of these rules directly with the Building Department before assuming any given summer’s terms will repeat unchanged the next year.

Does Bellport Village allow short-term or seasonal rentals?Yes, but through a village-run guest ID card system tied to a defined summer season rather than an open short-term-rental market, and the underlying rules have already been challenged in court once, so terms are not guaranteed to stay fixed year to year.

Taxes: what layers on top of the sale price

A Bellport property inside the incorporated village pays a village tax layer in addition to Town of Brookhaven, Suffolk County, and South Country Central School District taxes. The current village rate is set annually in the adopted budget published by the Village of Bellport Treasurer’s office

Flood risk and what to check before you make an offer

Bellport sits on Long Island’s South Shore, where FEMA’s Zone AE – the standard 1%-annual-chance (“100-year”) flood designation that triggers mandatory NFIP insurance on a federally backed mortgage – is the typical coastal designation, with the highest-risk Zone VE reserved for direct beachfront exposure. Risk varies sharply by exact parcel rather than by the town as a whole: First Street’s risk model, as reported on individual Redfin listings, scored one representative inland Bellport property at 1 out of 10 (minimal flood factor), while North Bellport as a whole shows about 15% of properties at risk of severe flooding over the next 30 years. A waterfront or near-marina parcel in the estate section should be checked individually – pull the parcel’s actual designation from the FEMA Flood Map Service Center before making an offer, since a village-wide estimate won’t tell you what a specific bay-front lot is rated.

Is Bellport Village in a flood zone?Parts of it are. Coastal and near-bay parcels are more likely to fall in FEMA’s Zone AE or VE, while inland and border parcels can score minimal risk on independent models – check the specific address on FEMA’s Flood Map Service Center rather than assuming a single answer for the whole village.

Is this a buyer’s market or a seller’s market right now

Put together, a buyer shouldn’t expect a steep discount off list price, and a seller shouldn’t expect a bidding-war timeline measured in days rather than months. Both sides are working with a market that rewards patience more than urgency.