Torn between Merrick and Long Beach for your second home? You are not alone. Both offer South Shore charm, but the lifestyle, ownership costs, flood exposure, and rental rules differ in ways that matter. This guide breaks it down so you can pick the place that fits how you want to use a second home. Let’s dive in.
Who each location fits
Merrick: You want a quieter, suburban feel with mostly single-family homes and private yards. The housing stock is heavily owner-occupied and detached, with data showing a very high single-family share in 11566. See local profile details for Merrick’s housing mix on the ZIP page at zip-codes.com.
Long Beach: You want the ocean, a 2.2-mile boardwalk, and walkable summer amenities. Condos and co-ops are common, so you will likely have HOA or maintenance fees. Explore the city’s amenities and boardwalk information on the City of Long Beach site.
Homes and pricing
Merrick: single-family focus
Merrick’s typical homes are post-war ranches, splits, and colonials, plus some bayfront properties with bulkheads and docks. The neighborhood skews strongly single-family and owner-occupied, which supports a classic suburban weekend-home experience. Recent aggregator snapshots often place many single-family homes in a broad mid 700s to low 1 million range, though prices vary by street, condition, and water access. For context on ZIP-level value trends, review the 11566 page at PropMetrics, and confirm current pricing with local MLS data.
Long Beach: condos and oceanfront
Long Beach offers oceanfront and boardwalk condos, co-ops, townhomes, and some single-family homes. Many buildings are managed by HOAs, and monthly charges can include building insurance and some utilities. Proximity to the ocean and the boardwalk drives premiums, so values vary widely by building, view, and amenities. If you prefer turnkey living and walkability over a private yard, Long Beach is a strong fit.
Costs to budget
Property taxes: Nassau County taxes are above national averages. Many parcels show annual bills in the five figures depending on value and school district. Review Nassau County tax context on PropertyShark, then verify any target home’s actual bill with official records.
Flood insurance: Whether you need a policy depends on the FEMA flood zone and your lender. Start with the FEMA Flood Map Service Center and obtain quotes early. Premiums vary by elevation, construction type, and whether a building has a grandfathered rate.
HOA or maintenance fees: In Long Beach, monthly condo or co-op charges can meaningfully affect carrying costs. These fees may include building flood insurance and shared utilities. Always confirm inclusions and any pending assessments.
Flood, climate, and upkeep
Long Beach: barrier island exposure
As an oceanfront barrier island city, Long Beach has higher storm surge exposure and unique resilience planning. Expect attention to exterior maintenance near salt air, plus HOA budgets that often account for flood risk. Review bayfront and resiliency information on the city’s Bayfront page and factor flood insurance into your long-term plan.
Merrick: bayside dynamics
Merrick sits on the South Shore bay side. Some low-lying pockets face tidal or stormwater flooding, and bayfront homes typically require bulkhead and dock upkeep. The risk profile differs from open Atlantic surf, but you still want to check flood maps, elevation, and local drainage improvements for any specific address.
Rentals and income potential
Merrick: short-term rules
Merrick is governed by the Town of Hempstead. The Town prohibits transient rentals defined as stays of less than 28 nights and requires rental permits and inspections for lawful rentals. Review the Town’s rental provisions in the Hempstead code. In practice, compliant options are longer seasonal or monthly leases.
Long Beach: building rules matter
Long Beach is an incorporated city with its own ordinances, and many condo and co-op buildings set minimum lease durations or additional registration steps. Always check the City Code and your building’s bylaws before you count on rental income. Start with the City Code supplement, then request building documents.
State taxes on short stays
New York State treats short-term lodging as taxable. Operators must register, collect, and remit sales tax, and rules can differ if a guest becomes a permanent resident under state definitions. Review the state’s guidance on short-term rental taxes and confirm whether your platform collects some taxes for you.
Getting there and lifestyle
Both locations offer LIRR access, which makes weekend use simple from NYC. The Long Beach Branch serves the city directly, and Merrick sits on the Babylon Branch. Typical peak rides to Manhattan vary by schedule. For branch details and current schedules, see the Long Beach Branch overview.
Lifestyle-wise, Long Beach offers ocean swimming, the boardwalk, and a lively summer scene that is easy to enjoy on foot. Merrick provides a low-key suburban retreat with private yards and calmer bay access for boating. Pick based on how you want to spend your weekends and how hands-on you want to be with maintenance.
Which is right for you?
Choose Merrick if you want:
- A detached home with a yard and garage.
- Quieter, suburban weekends with back-bay boating access.
- Flexibility for longer seasonal rentals rather than nightly stays.
Choose Long Beach if you want:
- Direct ocean access, the boardwalk, and walkable amenities.
- Condo or co-op living with shared maintenance and services.
- Strong summer appeal and a turnkey, beach-town vibe.
Quick due-diligence checklist
- Run a FEMA flood map check for the exact address, and request any elevation certificates. Start at the FEMA portal.
- Confirm short-term rental legality for the property with the relevant municipality and any HOA bylaws. In Merrick, review the Town of Hempstead code. In Long Beach, request building rules and check the City Code.
- Get flood and homeowner insurance quotes early, and ask about surcharges tied to elevation and flood zone.
- Request recent utility bills, winterization records, and receipts for exterior work like decks or bulkheads. Review the city’s bayfront resources for context on maintenance priorities.
- If rental income matters, talk to a local property manager about seasonal demand, turnover costs, and compliance steps.
Ready to narrow your shortlist with on-the-ground insight and a plan for costs, risk, and rental viability? Connect with Robyn Goldowski for neighborhood-level guidance and a curated second-home search.
FAQs
What are the key differences between Merrick and Long Beach for a second home?
- Merrick leans suburban and single-family with private yards, while Long Beach is oceanfront with more condos and a walkable boardwalk lifestyle. Your choice depends on yard space versus beach access and your comfort with condo fees.
Are short-term rentals allowed in Merrick, NY?
- In the Town of Hempstead, transient rentals under 28 nights are prohibited. Longer seasonal or monthly rentals with proper permits are the compliant path.
Do Long Beach condos allow short-term rentals?
- Many buildings set minimum lease terms and may require approvals. Always review the building’s bylaws and the City Code before planning any short stays.
How high are Nassau County property taxes for second homes?
- Taxes vary by parcel and value, and many properties carry five-figure annual bills. Review the specific property’s tax record and budget for increases over time.
Do I need flood insurance in Merrick or Long Beach?
- If a home is in a high-risk FEMA zone and you have a mortgage, flood insurance is typically required. Check the FEMA map for the exact address and get quotes early.
