South Shore Staten Island: The Complete 2025 Real Estate & Neighborhood Guide

South Shore Staten Island waterfront homes and neighborhoods with Raritan Bay views and tree-lined residential streets.

Bottom Line Up Front: South Shore Staten Island offers the perfect blend of waterfront living, family-friendly communities, and suburban tranquility while maintaining convenient access to Manhattan. With home prices ranging from $500K to $1.5M+ and some of the borough’s top-rated schools, this area represents Staten Island’s premier residential destination for families seeking space, safety, and quality of life.

Welcome to South Shore Staten Island, where waterfront dreams meet suburban reality. This comprehensive guide explores Staten Island’s most desirable residential area, known for its spacious homes, excellent schools, and unique positioning along the Raritan Bay and Arthur Kill. Whether you’re considering your first home purchase or looking to upgrade to a larger property, South Shore offers an exceptional quality of life that attracts families from across the tri-state area.

The South Shore stands apart from other Staten Island neighborhoods through its distinctive character. Here, newer construction meets established communities, creating an environment where young families and long-time residents thrive together. The area’s proximity to major transportation hubs, combined with its suburban feel and waterfront access, makes it particularly appealing for those seeking the benefits of city access without sacrificing space and tranquility.

What makes South Shore special? The answer lies in its unique combination of geographic advantages, community amenities, and housing options that cater to diverse lifestyle preferences. From the historic charm of Tottenville to the family-focused atmosphere of Eltingville, each neighborhood within the South Shore offers its own distinct personality while sharing common threads of safety, community engagement, and quality educational opportunities.

Geographic Overview & Boundaries

South Shore Staten Island encompasses the southern portion of the borough, stretching from the Staten Island Railway tracks in the north to the waterfront communities along Raritan Bay and the Arthur Kill in the south. This geographic positioning creates a natural boundary that defines the area’s character and accessibility.

The region’s topography varies dramatically from inland suburban developments to waterfront enclaves. Key geographic features include the elevated areas around Richmond Valley and Rossville, which offer stunning views of the surrounding waterways, and the flatter coastal plains that provide direct water access in neighborhoods like Great Kills and Prince’s Bay.

Northern Boundary	Richmond Avenue / Staten Island Railway corridor
Southern Boundary	Raritan Bay and Arthur Kill waterfront
Eastern Boundary	Great Kills Park and Crooke’s Point
Western Boundary	Arthur Kill and New Jersey border

Unlike the North Shore Staten Island with its historic density and industrial heritage, South Shore developed primarily as a residential area during the post-World War II suburban expansion. This timing influenced the area’s character significantly, resulting in larger lot sizes, more modern infrastructure, and planned community developments that prioritize family living.

The waterfront orientation provides South Shore residents with unique recreational opportunities. Great Kills Park offers extensive beach access and marina facilities, while Conference House Park in Tottenville provides both historical significance and scenic beauty. These natural amenities contribute to the area’s appeal for outdoor enthusiasts and families seeking recreational activities close to home.

Comprehensive Neighborhood Breakdown

Tottenville: Staten Island’s Southernmost Gem

Historical Significance & Character Tottenville holds the distinction of being Staten Island’s southernmost community, positioned at the confluence of the Arthur Kill and Raritan Bay. Named after the Totten family who settled the area in the 1600s, this neighborhood seamlessly blends historical charm with modern convenience.

The neighborhood’s architectural landscape features predominantly Victorian and Colonial-style homes, many dating to the late 19th and early 20th centuries. Home prices in Tottenville typically range from $650,000 to $1.2 million, with waterfront properties commanding premium prices. The area’s mature tree-lined streets and well-maintained properties create an atmosphere that appeals to buyers seeking character and established neighborhoods.

Key Attractions & Amenities:

Conference House Park – Historic Revolutionary War site with waterfront access
Tottenville Beach – Private community beach access
Historic Richmond Town proximity
Tottenville High School – Highly rated public school option

Eltingville: The Family-Friendly Hub

Community Character & Development Eltingville represents the epitome of suburban family living within South Shore. The neighborhood experienced significant development during the 1980s and 1990s, resulting in contemporary housing options that attract young families and professionals.

Housing options in Eltingville include split-level homes, colonials, and newer construction townhomes. Price ranges typically span $550,000 to $950,000, making it one of the more accessible entry points into South Shore living. The neighborhood’s planned development approach created wide streets, ample parking, and proximity to shopping and transportation.

Transportation & Accessibility:

Eltingville Transit Center – Major SIR and bus hub
Express bus routes to Manhattan (SIM1, SIM5, SIM6)
Direct highway access via Richmond Avenue

Family Amenities:

Multiple playgrounds and tot lots
Eltingville Public Library branch
Proximity to Staten Island Mall
Youth sports leagues and community programs

Great Kills: Waterfront Living at Its Best

Geographic Advantages Great Kills offers one of the South Shore’s most compelling combinations of waterfront access and suburban convenience. The neighborhood’s name derives from the Dutch word “kill,” meaning stream or creek, reflecting its historical connection to the waterways that define the area.

The community provides direct access to Great Kills Park, a 580-acre federal park featuring beaches, marina facilities, and extensive recreational opportunities. This proximity to both water activities and natural preservation areas makes Great Kills particularly attractive to outdoor enthusiasts and families who prioritize recreational access.

Housing Market Characteristics:

Ranch and split-level homes predominate
Price range: $580,000 – $1.1 million
Many properties feature water views or water access
Established community with mature landscaping

Annadale: Nature Meets Suburban Comfort

Environmental Features Annadale’s defining characteristic is its proximity to the Blue Heron Park Preserve, a 222-acre nature preserve that provides hiking trails, wildlife observation, and environmental education opportunities. This natural amenity significantly influences the neighborhood’s character and appeal.

The residential development in Annadale reflects a careful balance between suburban convenience and environmental consciousness. Many homes feature larger lots that take advantage of the area’s natural beauty, while community planning emphasizes preservation of green spaces and natural features.

Residential Characteristics:

Contemporary and traditional home styles
Larger lot sizes compared to other South Shore areas
Price range: $600,000 – $1.3 million
Strong emphasis on environmental preservation

Prince’s Bay: Quiet Residential Haven

Community Development & Character Prince’s Bay exemplifies quiet suburban living with its tree-lined streets and well-established residential areas. The neighborhood’s development pattern emphasizes single-family homes on generous lots, creating a spacious feel that appeals to families seeking room to grow.

The area’s proximity to Mount Loretto provides additional green space and recreational opportunities, while the community’s residential focus creates a peaceful environment removed from commercial activity and through traffic.

Market Position:

Established residential community
Price range: $550,000 – $1 million
Strong community identity and resident engagement
Proximity to educational and recreational facilities

Additional South Shore Communities

Huguenot spans both North and South Shore areas, offering historical significance and diverse housing options with prices ranging $520,000 – $900,000.

Pleasant Plains represents an emerging area with growth potential, featuring affordable entry points starting around $480,000.

Charleston centers around the Charleston Bus Depot area with convenient transportation access and developing residential options.

Rossville offers established suburban living near the South Shore Golf Course with homes typically priced $550,000 – $950,000.

Richmond Valley provides quiet residential character with family-oriented amenities and competitive pricing.

Woodrow features established neighborhoods with strong community identity and diverse housing options.

Housing Market Analysis

Current Market Conditions & Trends

The South Shore Staten Island real estate market demonstrates remarkable resilience and growth potential compared to other Staten Island real estate opportunities. Recent market analysis reveals several key trends shaping buyer and seller decisions in 2025.

Market Performance Indicators:

Average home prices increased 8.2% year-over-year
Days on market average 32 days (faster than borough average)
Inventory levels remain tight, favoring sellers
New construction activity concentrated in Eltingville and Charleston areas

The area’s market strength stems from limited inventory combined with sustained demand from both local buyers and those relocating from other boroughs. Families particularly value the combination of space, school quality, and transportation access that South Shore provides.

Property Types & Investment Potential

Single-Family Homes dominate the South Shore landscape, representing approximately 85% of available properties. These homes typically feature:

3-4 bedrooms with 2-3 bathrooms
Attached garages and driveways
Private yards and outdoor space
Modern updates in kitchens and bathrooms

Townhomes and Condominiums provide entry-level opportunities for first-time buyers, particularly in Eltingville and Charleston. These properties often feature:

2-3 bedrooms with 1.5-2.5 bathrooms
Shared amenities and maintenance services
Price points starting around $450,000
Appeal to young professionals and empty nesters

Investment Potential Analysis: The South Shore market offers several advantages for real estate investors. Property appreciation rates consistently outpace both Staten Island and citywide averages, while rental demand remains strong due to the area’s family appeal and transportation access.

Neighborhood	Median Price	5-Year Appreciation	Investment Grade
Tottenville	$875,000	42%	A-
Great Kills	$750,000	38%	A
Eltingville	$690,000	45%	A+
Annadale	$820,000	40%	A

For buyers considering renting vs buying in Staten Island, South Shore presents compelling ownership advantages. The combination of appreciation potential, tax benefits, and quality of life improvements typically justifies purchase decisions within 3-5 years of ownership.

Schools & Education Excellence

School District 31 Overview

South Shore residents benefit from School District 31, consistently ranked among New York City’s highest-performing school districts. The district’s commitment to educational excellence, combined with strong community support and parental involvement, creates an environment where students thrive academically and socially.

District Performance Highlights:

89% of students meet or exceed state reading standards
91% of students meet or exceed state math standards
Average class sizes smaller than citywide averages
Extensive extracurricular and enrichment programs

Top-Performing Elementary Schools

PS 6 Lillie D. Blake serves the Great Kills area with distinction, earning recognition for innovative teaching methods and strong community partnerships. The school’s environmental science program takes advantage of nearby Great Kills Park for hands-on learning experiences.

PS 8 Robert Fulton in Tottenville emphasizes STEAM education while maintaining strong traditional academic foundations. The school’s historic building provides character while modern technology integration ensures students receive contemporary educational experiences.

PS 36 Margaret E. Schurz in Annadale features small class sizes and individualized attention that helps students achieve their potential. The school’s proximity to Blue Heron Park enables unique environmental education opportunities.

Middle School Options

IS 24 Myra S. Barnes serves as the primary middle school for most South Shore students. The school’s comprehensive program includes:

Advanced academic tracks for accelerated learners
Extensive arts and music programs
Competitive athletics and intramural sports
Technology integration across all subject areas

High School Excellence

Tottenville High School stands as South Shore’s crown jewel educational institution. With enrollment exceeding 4,000 students, Tottenville offers:

Academic Excellence:

Multiple Advanced Placement courses
Specialized program tracks including medical, engineering, and business
Strong college placement rates (95%+ graduation rate)
National recognition for academic achievement

Extracurricular Opportunities:

Championship-level athletics programs
Award-winning performing arts departments
Extensive club and organization options
Community service and leadership development

Private & Parochial Alternatives

South Shore families also access several excellent private education options:

Staten Island Academy provides college-preparatory education with small class sizes and personalized attention. The school’s location in nearby areas makes it accessible for South Shore families seeking private education alternatives.

St. Joseph by-the-Sea High School offers Catholic education with strong academic programs and values-based learning environments.

Several elementary and middle school Catholic institutions serve South Shore families, including St. Alban’s and St. Ann’s schools, providing faith-based education options with strong academic foundations.

Transportation & Commuting Solutions

Staten Island Railway (SIR) Access

The Staten Island Railway provides South Shore residents with efficient transportation throughout the borough and connections to ferry service. Key SIR stations serving South Shore include:

Eltingville Station – The area’s primary transportation hub featuring:

Express bus connections to Manhattan
Extensive parking facilities (1,200+ spaces)
Local bus route connections
Park-and-ride convenience for commuters

Great Kills Station offers convenient access for waterfront communities with regular SIR service and local bus connections.

Richmond Valley Station serves the western South Shore communities with reliable rail service and parking availability.

Express Bus Service to Manhattan

South Shore residents enjoy multiple express bus options for Manhattan commuting:

SIM1 Route – Direct service to Lower Manhattan and Financial District

Peak hour frequency: Every 10-15 minutes
Travel time: 45-60 minutes to downtown
Multiple pickup locations throughout South Shore

SIM4/SIM4C Routes – Service to Midtown Manhattan via Staten Island Expressway

Express limited-stop service during peak hours
Travel time: 50-65 minutes to Midtown
Air-conditioned coaches with Wi-Fi

SIM5/SIM6 Routes – Comprehensive Manhattan service including Upper East Side

Extended routing covering multiple Manhattan destinations
Travel time varies: 55-75 minutes depending on destination

Local Transportation Networks

Hylan Boulevard serves as South Shore’s primary commercial and transportation corridor, providing:

Multiple local bus routes (S53, S74, S76, S78)
Access to shopping centers and services
Connection points to other transportation modes

Richmond Avenue offers additional north-south connectivity with express bus access and local route options.

Commuting Cost Analysis

Monthly Transportation Costs:

SIR/Ferry combination: $129 (unlimited MetroCard)
Express bus service: $129 (unlimited MetroCard)
Driving to Manhattan: $400-600+ (parking, tolls, gas)
Park-and-ride + public transit: $200-250

For families considering moving to Staten Island pros and cons, transportation costs represent significant savings compared to Manhattan living while maintaining reasonable commuting options.

Amenities & Recreation Paradise

Parks & Natural Preserves

Conference House Park in Tottenville offers 267 acres of waterfront beauty including:

Historic Conference House museum and grounds
Beach access and waterfront walking paths
Picnic areas and recreational facilities
Educational programs and community events

Great Kills Park provides 580 acres of federal parkland featuring:

Multiple beach areas and swimming access
Marina facilities for boating enthusiasts
Hiking and nature trails
Fishing and crabbing opportunities
Visitor center and educational programs

Blue Heron Park Preserve encompasses 222 acres of protected wetlands and forests:

Miles of hiking trails and boardwalks
Wildlife observation and photography opportunities
Environmental education center
Native plant gardens and restoration areas

Recreation Facilities & Sports

South Shore Golf Course offers 18-hole public golf with:

Challenging layout suitable for all skill levels
Pro shop and instruction services
Restaurant and event facilities
League play and tournament hosting

Eltingville Pool provides summer recreation with:

Olympic-size swimming pool
Children’s wading areas
Swimming lessons and water safety programs
Seasonal membership options

Community Centers throughout South Shore offer:

Youth programs and after-school activities
Senior citizen services and programming
Fitness facilities and exercise classes
Meeting spaces for community organizations

Shopping & Retail Districts

Staten Island Mall accessibility provides South Shore residents with:

Major department stores and specialty retailers
Dining options and food court
Entertainment facilities including cinema
Seasonal events and community programming

Hylan Boulevard Commercial Corridor features:

Local restaurants and dining establishments
Professional services and retail shops
Grocery stores and daily convenience needs
Auto services and home improvement stores

Neighborhood Shopping Centers offer convenience and community-focused retail:

Pharmacies and medical services
Banks and financial institutions
Personal services and specialty shops
Local eateries and casual dining

Healthcare Access

Richmond University Medical Center provides comprehensive healthcare services including:

Emergency and trauma care
Specialized medical services
Maternity and pediatric care
Outpatient and rehabilitation services

Neighborhood Medical Practices offer convenient access to:

Primary care physicians and specialists
Dental and orthodontic services
Veterinary care for family pets
Urgent care and walk-in services

Lifestyle & Community Character

Community Events & Festivals

South Shore communities host numerous annual events that strengthen neighborhood bonds and create lasting memories for families. The Great Kills Harbor Festival celebrates the area’s maritime heritage with boat shows, seafood vendors, and family entertainment. Tottenville Days features historical tours, craft vendors, and community performances that highlight the neighborhood’s rich heritage.

Seasonal celebrations include summer concerts in local parks, Halloween festivities organized by community groups, and holiday light displays that bring neighbors together. These events demonstrate the strong community spirit that characterizes South Shore living.

Safety & Security

Crime Statistics & Public Safety:

Violent crime rates significantly below NYC averages
Property crime rates among Staten Island’s lowest
Strong community watch programs and resident engagement
Excellent police response times and community policing initiatives

The NYPD’s 123rd Precinct serves South Shore with community-oriented policing approaches that emphasize prevention and neighborhood partnerships. Regular community meetings and safety programs help maintain the area’s reputation as one of New York City’s safest residential areas.

Cultural Attractions & Activities

Historic Richmond Town proximity provides South Shore residents with:

Living history demonstrations and educational programs
Seasonal festivals and cultural events
Research facilities and genealogical resources
Wedding and special event venues

Snug Harbor Cultural Center accessibility offers:

Art galleries and rotating exhibitions
Performing arts venues and concert series
Botanical gardens and outdoor sculptures
Educational workshops and community classes

Family-Friendly Atmosphere

The South Shore’s family-oriented character manifests in numerous ways:

Youth Sports Leagues – Baseball, soccer, basketball, and swimming programs for all ages
Community Libraries – Multiple branch locations with children’s programming and educational resources
Playgrounds and Tot Lots – Well-maintained facilities throughout neighborhoods
Parent Networks – Active PTAs and community organizations supporting families

What makes South Shore special for families? The answer lies in the area’s commitment to creating environments where children can thrive. From safe streets perfect for bike riding to community pools that become summer gathering places, every aspect of South Shore life considers family needs and priorities.

Frequently Asked Questions

What is the best neighborhood in South Shore Staten Island for families?

Eltingville consistently ranks as the top family destination within South Shore due to its excellent transportation access, top-rated schools, and abundance of family amenities. The neighborhood’s planned development approach created wide streets, multiple playgrounds, and convenient access to shopping and services. Home prices in Eltingville range from $550,000 to $950,000, making it accessible for many families while providing excellent value. The Eltingville Transit Center offers direct express bus service to Manhattan, making commuting convenient for working parents.

How long is the commute from South Shore Staten Island to Manhattan?

Commute times range from 45-75 minutes depending on your destination and transportation method. The fastest options include the SIR to Whitehall Terminal followed by ferry service, typically taking 50-60 minutes to Lower Manhattan. Express buses (SIM1, SIM4, SIM5) provide direct service to various Manhattan locations with travel times of 45-75 minutes depending on traffic and destination. Peak hour service operates every 10-15 minutes, ensuring reliable transportation options for commuters.

What are home prices like in South Shore Staten Island?

Home prices in South Shore range from $450,000 to $1.5 million+ depending on neighborhood, property type, and waterfront access. Entry-level townhomes and condos start around $450,000-500,000, while single-family homes typically range from $550,000-1.2 million. Waterfront properties and larger estates can exceed $1.5 million. According to recent Staten Island Board of Realtors data, South Shore properties appreciate approximately 6-8% annually, outpacing many other NYC areas.

Which South Shore Staten Island neighborhoods are near the water?

Tottenville, Great Kills, and Prince’s Bay offer the best waterfront access within South Shore. Tottenville provides access to both Raritan Bay and Arthur Kill waterways, with some properties featuring private beach access. Great Kills offers direct access to Great Kills Park’s extensive beach and marina facilities. Prince’s Bay features quieter waterfront areas with fishing and crabbing opportunities. Conference House Park in Tottenville and Great Kills Park provide public beach access for all South Shore residents.

Are there good schools in South Shore Staten Island?

Yes, South Shore benefits from School District 31, consistently ranked among NYC’s top-performing districts. Tottenville High School serves as the area’s flagship institution with 95%+ graduation rates and extensive AP offerings. Elementary schools like PS 6 Lillie D. Blake and PS 8 Robert Fulton earn high ratings for academic achievement and community engagement. The district’s emphasis on STEAM education, combined with small class sizes and strong parental involvement, creates excellent educational opportunities for South Shore families.

What parks and recreation are available in South Shore Staten Island?

South Shore offers exceptional recreational opportunities including Conference House Park’s 267 waterfront acres, Great Kills Park’s 580 acres of federal parkland, and Blue Heron Park Preserve’s 222 acres of protected wetlands. These parks provide beaches, hiking trails, marina access, and environmental education programs. The South Shore Golf Course offers 18-hole public golf, while community pools and recreation centers provide year-round activities. The area’s extensive park system provides more green space per capita than most NYC neighborhoods.

Is South Shore Staten Island safe to live in?

South Shore maintains excellent safety records with crime rates significantly below NYC averages. The NYPD’s 123rd Precinct provides community-oriented policing with quick response times and proactive crime prevention. Strong neighborhood watch programs and community engagement contribute to the area’s safety reputation. Violent crime rates are among the lowest in the five boroughs, while property crime rates remain well below city averages. The family-friendly atmosphere and suburban character create environments where residents feel secure.

What shopping and dining options are in South Shore Staten Island?

Hylan Boulevard serves as South Shore’s primary commercial corridor featuring diverse dining options, retail shops, and professional services. The nearby Staten Island Mall provides major department stores and chain restaurants, while local establishments offer everything from casual family dining to upscale cuisine. Neighborhood shopping centers throughout South Shore provide grocery stores, pharmacies, and convenience services within walking distance of most homes. The area’s restaurant scene includes Italian, Asian, American, and international cuisines reflecting the community’s diversity.

How do I get around South Shore Staten Island without a car?

Public transportation options include the Staten Island Railway, local buses (S53, S74, S76, S78), and express buses to Manhattan and other boroughs. The SIR provides reliable service between South Shore neighborhoods and connections to ferry service. Local bus routes connect residential areas to shopping centers, schools, and transportation hubs. Many South Shore neighborhoods are walkable for daily needs, with sidewalks and bike-friendly streets supporting non-automotive transportation. However, car ownership remains advantageous for maximum convenience and flexibility.

What makes South Shore Staten Island different from other Staten Island areas?

South Shore distinguishes itself through newer development patterns, larger lot sizes, and extensive waterfront access compared to other Staten Island areas. While the North Shore features historic density and proximity to ferry terminals, South Shore emphasizes suburban family living with modern amenities. The area’s post-WWII development timeline created planned communities with wider streets, larger homes, and better integration of parks and recreational facilities. South Shore’s positioning along major waterways provides unique recreational opportunities unavailable in inland Staten Island neighborhoods.

Ready to explore South Shore Staten Island homes? Browse our current Staten Island homes for sale or check out new Staten Island home listings to find your perfect South Shore property. The combination of waterfront living, excellent schools, and convenient transportation makes South Shore Staten Island an exceptional choice for families seeking quality of life, community, and long-term value.

Contact Robert DeFalco Realty today to schedule private showings of South Shore properties and discover why this area represents Staten Island’s premier residential destination.