Midland Beach Staten Island: Complete Neighborhood Guide 2026

Midland Beach Staten Island sits along the east-central coast of the borough and gives residents something most New Yorkers only dream about: a beachfront address with a median home price around $550,000 to $650,000. The FDR Boardwalk stretches right through the neighborhood, the 835-foot Ocean Breeze Fishing Pier puts anglers over the Atlantic, and Miller Field connects the community to the Gateway National Recreation Area. For buyers who want sand, surf, and a quieter pace without leaving New York City, Midland Beach delivers.

This guide covers everything you need to know about living on Staten Island in the Midland Beach neighborhood. You will find real data on housing, commuting, schools, safety, and honest trade-offs to help you decide if this is the right fit.

What Is Midland Beach Staten Island Known For?

Midland Beach Staten Island occupies the east-central shoreline of the borough, falling within the Mid-Island and East Shore sections. Grant City borders it to the northwest, New Dorp Beach sits to the southeast, Graham Beach and South Beach neighbor it to the northeast, and Miller Field marks the southwestern edge. The neighborhood spans two zip codes, 10305 and 10306, and belongs to Staten Island Community District 2.

The area carries a history that stretches back to the late 1800s, when Midland Beach was a full-blown seaside resort. During the 1890s through the 1920s, the shoreline featured a 1,700-foot pier, roller coasters, amusement rides, and a boardwalk that drew visitors from across the city. Fires destroyed most of the resort infrastructure in 1924, and the area gradually shifted from a summer getaway to a year-round residential community. Many of the original bungalows built as vacation cottages were converted into permanent homes, giving the neighborhood a character you can still see today.

The combined New Dorp-Midland Beach area recorded a population of 29,083 in the 2020 Census. The community skews older than many NYC neighborhoods, with the largest age group being 50 to 64 years old at 22.6%. Demographics break down as roughly 65.8% White, 15.5% Asian, 14.5% Hispanic, and 1.5% Black.

Three features define Midland Beach Staten Island today. First, the beach and boardwalk remain the neighborhood’s calling card. The FDR Boardwalk runs along the shoreline, connecting Midland Beach to South Beach and providing a paved path for walking, jogging, and cycling right beside the ocean. Second, the Ocean Breeze Fishing Pier, an 835-foot concrete structure that opened in 2003, gives residents and visitors free public fishing access over the Atlantic. Third, Miller Field on the neighborhood’s southwestern edge is a 187-acre park operated by the National Park Service as part of the Gateway National Recreation Area, offering sports fields, open green space, and a former military airfield with real historical significance.

Hurricane Sandy hit Midland Beach hard in October 2012, flooding homes and causing widespread damage along the waterfront. The storm reshaped the community in lasting ways, prompting new flood mitigation infrastructure, the NYC Bluebelt watershed project, and updated building codes for coastal properties. Buyers considering this area should understand the flood zone history and current protections. Our guide to buying in a flood zone covers what you need to know.

Is Midland Beach Staten Island a Good Place to Live?

Short answer: yes, especially for families, retirees, and buyers who prioritize outdoor access, safety, and a tight-knit community over a fast Manhattan commute.

Here is what makes Midland Beach work for its residents.

Safety

Midland Beach Staten Island falls under the 122nd Precinct, which ranked as the 2nd safest out of 69 NYPD patrol areas as of 2010 data. Crime across the precinct dropped 88.3% between 1990 and 2022. That is not a typo. The East Shore of Staten Island consistently posts some of the lowest crime numbers in all five boroughs. For families with children or anyone who values walking the boardwalk at night without concern, this matters. For full borough-wide crime data, see our Staten Island safety guide.

Affordability

Median home prices in Midland Beach Staten Island currently sit between $550,000 and $650,000, depending on proximity to the water, lot size, and renovation status. That puts the neighborhood below the citywide median and in line with the broader East Shore and Mid-Island range. Compared to waterfront-adjacent neighborhoods in Brooklyn or Queens, where comparable properties routinely exceed $1 million, Midland Beach offers genuine value for buyers who want ocean proximity at a NYC price point.

The median household income for the area is approximately $80,412 (individual) and $81,487 for the broader Community District 2. That income-to-price ratio makes homeownership realistic for working families. To see what you can actually afford, try our NYC affordability calculator.

Community Feel

Midland Beach Staten Island has the atmosphere of a small coastal town tucked inside the biggest city in the country. Neighbors know each other. Kids ride bikes on the side streets. Residents walk to the boardwalk in the evening. The bungalow-style homes, many dating to the early 1900s, give blocks a cozy, small-scale feel that you will not find in high-rise neighborhoods. The community rebuilt together after Hurricane Sandy, and that shared experience created bonds that still define the area.

Real Estate and Housing Market

The Midland Beach Staten Island housing market attracts buyers who want coastal living at a price that works with a real budget.

Current Market Snapshot

As of early 2026, here is where the numbers stand:

• Median home price: approximately $550,000 to $650,000
• Single-family homes: $500,000 to $750,000, depending on size and condition
• Bungalows and smaller homes: $450,000 to $600,000
• Semi-attached homes: $480,000 to $620,000
• Year-over-year appreciation: 3 to 5%, tracking the borough-wide trend
• Days on market: 45 to 70 days for properly priced listings
• Inventory: tight, consistent with the broader Staten Island supply squeeze

Midland Beach properties tend to move faster during spring and summer when the beach and boardwalk are in full swing and buyers can experience the coastal lifestyle firsthand.

Housing Types

Bungalows: The signature housing type of Midland Beach Staten Island. These one- and two-story homes trace their origins to the resort era, when they served as summer cottages. Over the decades, owners converted and expanded them into year-round residences. They sit on compact lots, often with small yards, and range from original-condition fixer-uppers to fully renovated modern homes. Prices for bungalows typically fall between $450,000 and $600,000.

Single-Family Homes: Detached houses on larger lots occupy the blocks farther from the waterfront. These range from modest ranch-style homes to updated two-story colonials. Lot sizes vary, but expect 3,000 to 5,000 square feet of land in most cases. Prices for larger single-family homes reach $650,000 to $750,000.

Semi-Attached Homes: Paired houses that share one wall are common throughout Mid-Island neighborhoods, including Midland Beach. These offer more space than bungalows at a moderate price point, usually $480,000 to $620,000.

Before making an offer on any property in Midland Beach, check the flood zone designation and elevation certificate. Our home inspection checklist and flood zone buying guide cover the due diligence steps.

Homes for Sale

Browse current homes for sale in Midland Beach Staten Island or explore the wider Staten Island market. Waterfront-adjacent properties and renovated bungalows attract strong interest, so working with a local agent who understands coastal property nuances matters. Robert DeFalco Realty has served Staten Island buyers and sellers for decades and can walk you through every block.

For a broader view of pricing across the island, our Staten Island home value guide breaks down every neighborhood.

Transportation and Commuting from Midland Beach Staten Island

Midland Beach Staten Island is a car-friendly, bus-served neighborhood. There is no train station or ferry terminal in the immediate area, so transit options center on bus routes along two main corridors.

Bus Service: Hylan Boulevard

Hylan Boulevard runs through the heart of Midland Beach and carries the neighborhood’s primary bus routes:

• S78: Local service running the length of the East Shore along Hylan Boulevard
• S79 SBS: Select Bus Service providing faster limited-stop service along Hylan Boulevard to the Staten Island Ferry Terminal
• SIM1, SIM7, SIM10: Express buses offering direct service to Midtown Manhattan during peak commuting hours

The SIM express buses are the fastest public transit option for Manhattan-bound commuters. Expect a 60 to 80 minute ride to Midtown depending on traffic and time of day.

Bus Service: Father Capodanno Boulevard

Father Capodanno Boulevard runs along the waterfront and provides additional connections:

• S51/S52/S81: Local routes connecting to the ferry terminal and other North Shore destinations
• SIM5, SIM6, SIM9: Additional express bus options to Manhattan

Driving

Most Midland Beach residents drive. Hylan Boulevard connects to the Staten Island Expressway (I-278) in about 10 minutes, giving access to the Verrazzano-Narrows Bridge and Brooklyn. Typical drive times from Midland Beach Staten Island:

• Staten Island Expressway (I-278): 10 minutes
• Verrazzano-Narrows Bridge: 15 to 20 minutes
• Brooklyn (Bay Ridge): 25 to 35 minutes
• Staten Island Mall: 10 to 15 minutes
• St. George Ferry Terminal: 20 to 25 minutes by bus or car

Area Code and Zip Code

Midland Beach Staten Island uses area codes 718, 347, 929, and 917. The neighborhood spans zip codes 10305 and 10306.

Things to Do in Midland Beach Staten Island

Midland Beach Staten Island centers its identity around outdoor recreation and coastal living. The beach and parks dominate daily life here.

Beach, Boardwalk, and Waterfront

FDR Boardwalk: The Franklin D. Roosevelt Boardwalk runs 2.5 miles along the East Shore waterfront, connecting Midland Beach to South Beach. Walkers, joggers, cyclists, and families use it year-round. The boardwalk underwent major reconstruction after Hurricane Sandy and now sits higher and more storm-resistant than its predecessor. It is the heart of outdoor life in Midland Beach Staten Island.

Midland Beach: The public beach is open for swimming during summer months with NYC Parks lifeguard coverage. The sand stretches wide enough for families, volleyball, and sunbathing without the crowds of Coney Island or Rockaway. Access is free.

Ocean Breeze Fishing Pier: This 835-foot pier, opened in 2003 and operated by NYC Parks, extends into the Lower New York Bay and provides free public fishing access. Anglers catch bluefish, striped bass, and flounder depending on the season. The pier is wheelchair accessible and open year-round.

Parks and Recreation

Miller Field: This 187-acre park occupies the southwestern border of Midland Beach Staten Island and is part of the Gateway National Recreation Area, managed by the National Park Service. The site served as a U.S. Army Air Corps airfield from 1919 through the mid-20th century. Today it offers baseball and softball diamonds, soccer fields, cricket pitches, playgrounds, and wide-open green space. Community sports leagues run games here throughout the spring, summer, and fall.

Ocean Breeze Park and Athletic Complex: The Ocean Breeze Athletic Complex, located at the southern edge of Midland Beach, opened in 2014 as one of the city’s top indoor track and field facilities. The 135,000-square-foot building hosts NCAA-level competitions and community fitness programs.

Shopping and Dining

Hylan Boulevard serves as the commercial spine of the neighborhood. You will find a mix of local pizzerias, delis, bakeries, Chinese and Italian restaurants, and everyday retail along the boulevard. The dining scene is neighborhood-focused rather than destination-level, with a character that reflects the area’s residential roots. For bigger shopping trips, the Staten Island Mall in New Springville sits about 10 minutes away by car.

Schools and Education

Midland Beach Staten Island sits within School District 31, which covers all of Staten Island.

Public Schools

Two elementary schools serve the Midland Beach area directly:

• PS 38 George Cromwell (grades PK-5): Located on Lincoln Avenue, PS 38 serves the core of the Midland Beach community.
• PS 52 John C. Thompson (grades PK-5): Serving the southern portion of the neighborhood near the New Dorp Beach border.

The broader Community District 2 posts strong educational numbers. The high school graduation rate sits at 87%, well above the citywide average of 75%. About 40% of adults 25 and older hold a college degree or higher, slightly above the Staten Island average of 39%.

For a wider look at how school quality affects home values across the borough, see our school district rankings guide.

Library

The New Dorp Branch of the New York Public Library on New Dorp Lane serves Midland Beach residents. The branch offers adult and children’s collections, computer access, and community programming.

Midland Beach Staten Island vs. Nearby Neighborhoods

vs. South Beach: South Beach sits to the northeast and shares the FDR Boardwalk connection. South Beach skews slightly more urban, with denser housing and closer proximity to the Staten Island University Hospital. Prices overlap with Midland Beach, but South Beach offers slightly more walkable commercial corridors. Browse South Beach listings.

vs. New Dorp Beach: New Dorp Beach borders Midland Beach to the southeast and shares much of the same coastal character. The two neighborhoods feel similar in housing stock and lifestyle, with New Dorp Beach offering slightly larger lots on some blocks and proximity to the New Dorp commercial district on New Dorp Lane. Explore New Dorp Beach homes.

vs. Grant City: Grant City sits inland to the northwest and trades beach access for a more traditional suburban feel. Prices run slightly higher for comparable square footage because lots tend to be larger and homes newer. Grant City also sits closer to the Staten Island Railway’s Grant City station, giving residents a rail option that Midland Beach lacks. See Grant City listings.

vs. Oakwood: Oakwood lies to the south and offers a quieter, more inland-suburban experience. Single-family homes on larger lots define the housing stock, and prices tend to start around $600,000 and climb from there. Oakwood appeals to buyers who want space over beach proximity. Browse Oakwood homes.

Living in Midland Beach Staten Island: Pros and Cons

Pros

1. Beach and boardwalk at your doorstep. The FDR Boardwalk, public beach, and Ocean Breeze Fishing Pier give residents year-round waterfront access within walking distance.
2. Top-tier safety. The 122nd Precinct ranked 2nd safest out of 69 patrol areas, with an 88.3% crime drop since 1990.
3. Genuine community character. Small-block bungalow neighborhoods create a tight-knit atmosphere where neighbors actually know each other.
4. Entry price below citywide median. Homes between $550,000 and $650,000 with ocean proximity represent strong value for NYC.
5. Strong schools. An 87% high school graduation rate and 40% college attainment top both citywide and borough averages.
6. Miller Field and Gateway access. A 187-acre national park at the edge of the neighborhood adds green space, sports fields, and historical interest.

Considerations

1. Flood zone exposure. Midland Beach sits in a coastal flood zone. Hurricane Sandy caused major damage in 2012. Flood insurance is required for many properties, and buyers should review elevation certificates carefully.
2. No train station. The Staten Island Railway does not stop in Midland Beach. The nearest station is Grant City, about a mile inland.
3. Longer Manhattan commute. Express bus rides to Midtown take 60 to 80 minutes. This is not a quick-commute neighborhood.
4. Limited nightlife and dining. Hylan Boulevard has everyday restaurants and shops, but Midland Beach is not a destination dining or entertainment neighborhood.
5. Bungalow upkeep. Many original bungalows need updating. Older homes may require foundation work, electrical upgrades, or flood mitigation improvements.

Frequently Asked Questions

Can you swim at Midland Beach Staten Island?

Yes. The public beach at Midland Beach Staten Island is open for swimming during summer months, typically Memorial Day through Labor Day. NYC Parks provides lifeguard coverage during designated hours. Water quality is monitored by the city, and the beach meets standards for public swimming. Outside of lifeguard hours, swimming is at your own risk.

Is Midland Beach Staten Island safe?

Midland Beach falls under the 122nd Precinct, which ranked as the 2nd safest out of 69 NYPD patrol areas. Crime dropped 88.3% between 1990 and 2022. The neighborhood is one of the safest in all five boroughs. Read our full Staten Island safety guide for precinct-by-precinct data.

What is the median home price in Midland Beach Staten Island?

Homes in Midland Beach Staten Island typically sell between $550,000 and $650,000 as of early 2026. Bungalows and smaller homes start around $450,000, while larger single-family homes can reach $750,000. Semi-attached homes fall in the $480,000 to $620,000 range.

What zip code is Midland Beach Staten Island?

Midland Beach Staten Island spans two zip codes: 10305 and 10306. Area codes are 718, 347, 929, and 917.

How do you commute from Midland Beach Staten Island to Manhattan?

The fastest public transit option is the SIM express bus, which runs along Hylan Boulevard and provides direct service to Midtown Manhattan. The ride takes 60 to 80 minutes depending on traffic. Local buses connect to the Staten Island Ferry Terminal in St. George for a free 25-minute ferry ride to Lower Manhattan. Most residents drive to the ferry or use express buses.

Was Midland Beach affected by Hurricane Sandy?

Yes. Hurricane Sandy struck Midland Beach Staten Island on October 29, 2012, and caused severe flooding and property damage throughout the waterfront blocks. The storm surge pushed ocean water deep into residential streets. Since then, the city has invested in the Bluebelt watershed project, rebuilt the FDR Boardwalk at a higher elevation, and strengthened flood mitigation infrastructure. Buyers should review flood zone maps and consider our flood zone buying guide before purchasing.

What schools serve Midland Beach Staten Island?

Two public elementary schools serve the area: PS 38 George Cromwell and PS 52 John C. Thompson, both covering pre-K through 5th grade. The broader district posts an 87% high school graduation rate, well above the NYC average of 75%. For school-to-home-value analysis, check our school district rankings guide.

What is the FDR Boardwalk?

The Franklin D. Roosevelt Boardwalk is a 2.5-mile paved path that runs along the East Shore waterfront, connecting Midland Beach Staten Island to South Beach. It is open year-round for walking, jogging, cycling, and general recreation. The boardwalk was rebuilt after Hurricane Sandy with improved storm resistance and sits at a higher elevation than the original structure.

Is Midland Beach Staten Island a good place to raise a family?

Yes. The neighborhood consistently ranks among the safest in NYC, the schools outperform citywide averages, the beach and parks provide outdoor recreation for kids year-round, and the bungalow-lined blocks create a small-town feel. Miller Field adds 187 acres of sports fields and open space. The main trade-off is a longer commute for parents who work in Manhattan.

What is Miller Field?

Miller Field is a 187-acre park on the southwestern edge of Midland Beach Staten Island, operated by the National Park Service as part of the Gateway National Recreation Area. The site served as a U.S. Army Air Corps airfield from 1919 onward. Today it offers baseball diamonds, soccer fields, cricket pitches, playgrounds, and open green space. Entry is free.

Next Steps: Finding Your Home in Midland Beach Staten Island

Midland Beach Staten Island gives you coastal living, a safe neighborhood, and a price point that actually works for families and working professionals. The beach, boardwalk, and Miller Field put outdoor recreation within walking distance of your front door. Strong school numbers and community bonds round out the picture.

Ready to explore? Browse current homes for sale in Midland Beach or expand your search across the Staten Island market. If you are comparing neighborhoods, our Staten Island neighborhoods guide and cost of living breakdown will help you weigh the options.

Want expert advice on buying in a coastal neighborhood? Contact Robert DeFalco Realty to schedule a tour or talk with an agent who knows Midland Beach Staten Island block by block. For a full overview of the home buying process, start with our ultimate guide to buying a home on Staten Island.