For many reasons, affordable housing on Long Island is hard to do
By Amanda Mechell

Nassau and Suffolk may be two different counties on the same island, but they share one big problem: affordable housing and complicated local government dynamics.

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That’s due in large part to the convoluted way suburban Long Island is actually made up: The two counties actually contain 13 towns, and 97 villages, which makes affordable housing a tangled issue to solve for many reasons, including low housing stock, zoning restrictions, local governments, and racial disparities.

 

On Long Island, the numbers paint an expensive picture. More than half of the transactions that closed in the fourth quarter of 2024 on Long Island were sold above the asking price, according to a report by Elliman, creating bidding wars that highlighted the chronic inventory shortage, explained Jonathan Miller, president and CEO of Miller Samuel. 

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In Suffolk County, housing prices averaged $3,707 for monthly rent, while in Nassau County, $3,378, both are up 5% year over year in September 2024, according to News12.

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According to the Elliman report, the average home on Long Island is $700,000, excluding the Hamptons and North Fork markets, which skew the numbers even higher thanks to more affluent buyers in these areas. 

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One of the biggest issues regarding affordability, Miller stated, is that the vast majority of affordable housing generally comes in the form of rentals, which are more challenging to build in  coveted locations  close to schools, shopping centers, and transportation, because that drives the prices higher and the land price, in turn, the higher the value, the more the developer has to be compensated for the value property that comes with affordable housing, he explained.

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Lawrence Levy, the executive dean of the National Center for Suburban Studies at Hofstra University, explained that it isn’t due to a lack of effort. 

“It can take years,” Levy said. “That's one of the frustrating things for developers and activists on Long Island is that villages generally hold the land-use powers.” 

Just to the west in New York City, developers spend a lot of time in the neighborhoods talking to people, but “the approvals, the actual legal approvals, come from the city, not the neighborhood. On Long Island, the actual approvals come from the little villages,” Levy added.

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                                                                                                                    Mayor Paul Pontieri speaks about the revitalization of the Village of Patchogue.  

As for zoning laws and affordable housing specifically, that is also a challenge. 

There are obstacles for developers to take on a more substantial project or build in a location where the municipality hasn’t permitted it, said Levy. On the other hand the zoning laws protect communities from projects that aren't appropriate in terms of size and other factors such as traffic and forms of pollution which is why public officials and developers need to find a balance between the economy and the environment to make sure that the residents are supportive and won’t step in to stop projects that could make a positive difference in a community, Levy explained. 

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Zoning laws can often hinder developers who want to undertake a more extensive project or build in a location where the municipality hasn't permitted it. At the same time, it also protects, in terms of use, in terms of the amount of traffic or other forms of pollution that they develop. 

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Interest rates and inventory are another hurdle to affordable housing on Long Island; another is that towns and villages hold much of the power. February 2025 saw a year-over-year decline of 6.5% in houses listed for sale, according to a report.

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The Federal Reserve held interest rates too low for too long, wiping out inventory. It takes a while to recover, which keeps supply off the market and, in turn, keeps prices high, Miller explained. 

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“If you compare housing prices today with five years ago, Long Island is much less affordable. However, every housing market in the United States is in the same boat,” Miller said.

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Other attempts have been made to level the playing field. In 2008, the state passed the Long Island Workforce Housing Act, which  called for numerous reforms, such as ensuring developers “set aside 10%of their housing units as affordable housing in approved developments with five or more units.” 

Zoning laws also highlight racial disparities on Long Island. 

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“Communities of color on Long Island have tons of affordable housing but are not allowed the choice to access that affordable housing in other communities,” said Executive Director of Long Island Housing Services Ian Wilder.  

“(Residents) should have the choice to live wherever they want. Tell their elected officials and don't accept their excuses. Tell them they need to change the system. Tell them that the zoning they have doesn't work,” Wilder said.

“This keeps people from building affordable housing, and our economy punishes people who aren’t white,” Wilder said. 

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 In Wilder’s opinion, zoning was initially created to segregate, but economically, it keeps people of color from moving into many neighborhoods.

 “Now, I’m not saying it's done purposely for that reason nowadays, but there is a refusal across the board to change those plans. The most pressing issue is the lack of action by our local elected officials,” Wilder said.

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​                                                                 Eric Alexander, Director of Vision Long Island, discusses the organization's efforts to build affordable housing on Long Island.

“The biggest thing against affordable housing is by far local governments”, said Amir Rosenthal, who is a landlord in Hempstead. 

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In Nassau County, several towns, including Hempstead, which is a dense area, the local government is denying anything with multi-family housing, keeping the housing supply limited because companies are unable to build, “and the local government doesn't seem interested in changing that,” said Rosenthal. This makes it hard for people with lower incomes to attain without government subsidies. 

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One of the many organizations on Long Island that provides help to the region is the Long Island Housing Partnership, established in 1988.

 

“The Long Island Housing Partnership was established to provide opportunities for individuals who cannot afford a home in a decent and safe area”, said Peter Elkowitz, the president/CEO at Long Island Housing Partnership.

 

It is a community land trust corporation established to hold the land owned by LIHP. People purchase the structure built on top of it, thereby owning the house. Most families don't sell because this is often their only opportunity to own a home, Elkowitz explained. 

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“I got to say, there is still very much a need out here of affordable housing, and why is it important to us?” Elkowitz said. “It's because it directly impacts our economic climate out here on Long Island.” 

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​Anestoria Shalkowski, President, and Jeannine Maynard, Vice President & Clerk of the Uniondale Community Land Trust, discuss how the organization aids housing in the community.

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