Buying a home in Tottenville Staten Island involves 12 essential steps: understanding the local market, securing financing, choosing the right neighborhood, evaluating schools, analyzing transportation options, conducting property inspections, negotiating offers, reviewing contracts, completing closing procedures, planning for long-term investment growth, researching local amenities, and working with experienced real estate professionals.
Located at the southernmost tip of Staten Island, Tottenville offers a unique blend of suburban tranquility and urban accessibility. This comprehensive 2025 guide provides expert insights for successful home purchases in this distinctive neighborhood, covering everything from market trends to financing options.
Tottenville Real Estate Market in 2025: 5 Key Statistics Every Buyer Should Know
The Tottenville real estate market in 2025 shows 5 significant trends that impact home buyers. The median home sale price reached $850,000, reflecting an 8.1% increase from the previous year. Homes sell quickly with an average of 36 days on the market, down from 66 days previously.
The current market demonstrates these essential characteristics:
- Median home price: $850,000 representing 8.1% year-over-year growth
- Days on market: 36 days average, indicating strong buyer demand
- Sale-to-list ratio: 97.7% showing competitive pricing accuracy
- Inventory levels: Limited supply creating seller’s market conditions
- Price appreciation: Consistent upward trend outpacing national averages
Staten Island has shifted into a seller’s market as of March 2025, with demand for homes exceeding available supply. The majority of residents own their homes, creating a stable and welcoming environment.
Market conditions favor sellers due to limited housing inventory, particularly in high-demand neighborhoods. Many homeowners who refinanced during historically low rates remain hesitant to sell, resulting in constrained listings. This creates competitive conditions where buyers must act decisively on suitable properties.
For current market insights and inventory updates, visit our Staten Island housing market analysis.
Understanding Tottenville’s 4 Distinct Areas for Home Buyers
Tottenville encompasses 4 distinct residential areas, each offering different housing options and lifestyle benefits. The neighborhood features various housing styles, including Victorian homes, Center Hall Colonials, Side Hall Colonials, and waterfront properties.
Historic Tottenville Core
The central area along Amboy Road features Victorian-style homes and colonial architecture. Seven homes in Tottenville have been honored with the Preservation League of Staten Island Award, including the Tottenville Branch of the New York Public Library. Properties here offer walkable access to local businesses and public transportation.
Waterfront Districts
The coastal areas provide luxury waterfront properties with direct water access and scenic views. A lavish waterfront estate in Tottenville sold for $6 million, highlighting the area’s potential as a premier destination for luxury suburban lifestyle. These properties often feature private docks and expansive lots.
Butler Manor Estates
This exclusive enclave offers new construction homes and custom-built properties. The Estates at Butler Manor in Tottenville feature custom 4 bedroom, 4 bath center hall colonial homes nestled within quiet settings surrounded by natural areas.
Tottenville Beach Area
The beachfront section provides direct beach access and recreational opportunities. Properties here combine residential living with coastal lifestyle benefits, including proximity to Conference House Park.
Learn more about specific Tottenville neighborhoods on our dedicated Tottenville real estate page.
Tottenville School Districts: 3 Educational Options for Families
Tottenville offers 3 primary educational options for families with school-age children. The area provides access to quality public schools, specialized programs, and private educational institutions.
Public Elementary Schools
PS 1 and PS 6 serve elementary students in the Tottenville area. These schools provide foundational education with access to New York City Department of Education resources and programs.
Catholic Education
Our Lady Help of Christians Catholic School, opened in 1904, offers private religious education for families seeking faith-based learning environments. The school provides smaller class sizes and individualized attention.
High School Education
Tottenville High School, located at 100 Luten Avenue, serves grades 9-12 with over 3,700 students. The school offers several themed programs including two selective institutes—one in humanities and one in math and science—for high-performing students, plus a Marine Corps ROTC program.
Students can earn college credit through College Now classes from The College of Staten Island or Kingsborough Community College. The school’s graduation rate and percent of students graduating with Advanced Regents diplomas exceed citywide averages.
Advanced academic opportunities include Advanced Placement classes in subjects such as Biology, Chemistry, Calculus, and Computer Science. The school also provides career and technical education programs in areas including finance, law, automotive technology, and medical technology.
For detailed school information, visit the NYC Department of Education Tottenville High School page.
Commuting from Tottenville: 4 Transportation Methods to Consider
Tottenville provides 4 main transportation options for commuting to other areas of Staten Island, Manhattan, and New Jersey. The neighborhood’s location offers convenient access to multiple transit systems.
Staten Island Railway
The Staten Island Railway connects Tottenville to other parts of the island, with the Tottenville station serving as the terminus. Train service operates every 30 minutes daily, providing an 8-minute journey to Huguenot station. The railway connects commuters to the St. George Ferry Terminal for Manhattan access.
Express Bus Service
MTA Bus routes including the S78 and S59 transport commuters along major corridors. The S78 bus provides service along Hylan Boulevard, while the S59 serves Richmond Avenue. Express buses offer direct Manhattan service, though travel times vary based on traffic conditions.
Private Vehicle Access
The Outerbridge Crossing provides direct access to New Jersey, making Tottenville attractive for commuters working across state lines. The neighborhood’s proximity to the Outerbridge Crossing and New Jersey makes it ideal for those who commute. The West Shore Expressway and Korean War Veterans Parkway offer highway access to other Staten Island areas.
Ferry Connections
After reaching St. George Ferry Terminal via railway, commuters access the free Staten Island Ferry to Manhattan’s Whitehall Terminal. Many Staten Island residents commute to Manhattan via the Staten Island Railway then by taking the free NYC ferry service.
For current bus schedules and route information, check the MTA Staten Island bus schedules.
12-Step Home Buying Process in Tottenville Staten Island
The home buying process in Tottenville requires following 12 sequential steps to ensure successful property acquisition. Each step builds upon previous actions to create a comprehensive purchasing strategy.
- Determine your budget and financing options based on income and credit profile
- Obtain pre-approval for mortgage to establish purchasing power
- Research Tottenville neighborhoods and property types matching your criteria
- Engage local real estate agent familiar with Tottenville market dynamics
- Schedule property viewings and professional inspections
- Analyze comparable sales and current market trends
- Submit competitive offers with appropriate terms and conditions
- Negotiate purchase price and contract conditions
- Complete home inspection and appraisal process
- Finalize mortgage application and underwriting requirements
- Conduct final walkthrough before closing date
- Execute closing procedures and take legal possession
Pre-Purchase Preparation
Determine your maximum budget including down payment, closing costs, and ongoing expenses. Earnest money deposits typically range from 1% to 3% of the purchase price in New York markets. Consider additional costs such as property taxes, insurance, and maintenance reserves.
Property Selection Process
Research different areas within Tottenville to identify neighborhoods matching your lifestyle preferences. Tottenville has varying types of real estate from new construction like Center Hall and Side Hall colonials, to older Second Empire, Georgian Style, Greek Revival and Victorian Style historic homes.
Professional Representation
Engage experienced local agents who understand Tottenville market conditions and can provide expert guidance throughout the transaction. Local expertise proves invaluable for identifying off-market opportunities and navigating competitive situations.
For detailed information about earnest money and contract procedures, review our earnest money deposits guide.
Understanding New Jersey closing costs is equally important for budget planning, especially since many Tottenville buyers also consider New Jersey properties during their search.
5 Property Types Available in Tottenville Staten Island
Tottenville offers 5 distinct property types for home buyers: single-family Victorian homes, Center Hall Colonial houses, waterfront properties, luxury estates, and condominiums with amenities.
Victorian-Style Homes
Many homes in Tottenville are of the Victorian style. These historic properties feature ornate architectural details, high ceilings, and period-specific craftsmanship. Victorian homes often sit on generous lots with mature landscaping.
Colonial Architecture
Center Hall Colonials and Side Hall Colonials represent popular housing options for families. New construction Center Hall Colonial homes feature custom kitchens, hardwood floors, and modern amenities while maintaining traditional architectural elements.
Waterfront Properties
Luxury waterfront estates provide direct water access and panoramic views. A waterfront mansion offers breathtaking views of Raritan Bay. These properties often include private docks, outdoor entertainment areas, and premium finishes.
Estate Properties
High-end luxury estates cater to buyers seeking maximum space and privacy. A substantial luxury home market exists with waterfront homes and sprawling mansions. Estate properties typically feature multiple acres, guest houses, and extensive recreational facilities.
Condominium Living
Condominiums offer maintenance-free living with shared amenities. Condominiums are available in a wide range of sizes and prices, offering great value for buyers wanting affordable options close to amenities.
Each property type serves different buyer preferences and budget ranges, from first-time homeowners to luxury estate purchasers.
Financing Your Tottenville Home Purchase: 7 Important Considerations
Financing options for Tottenville homes include 7 primary mortgage products and assistance programs. Understanding available financing helps buyers make informed decisions about affordability and loan terms.
Conventional Mortgage Options
Consider conventional loan programs for standard financing with competitive rates, if you have strong credit and adequate down payment funds. These loans typically require 10-20% down payment depending on loan-to-value ratios.
Government-Backed Programs
Explore FHA loan programs for better terms and lower down payment requirements, if you are a first-time home buyer or have limited down payment funds. The availability of FHA loans and state-backed assistance programs has helped first-time buyers enter the market.
Jumbo Mortgage Products
Consider jumbo mortgage options for higher loan amounts, if you purchase properties above $766,550. Manhattan luxury properties often require deposits of 5% to 10% or higher, indicating substantial financing needs.
Down Payment Requirements
Down payment amounts vary based on property type and loan program. For a $500,000 home, expect to deposit between $5,000 and $25,000 in earnest money depending on market competitiveness. Total down payments typically range from 3.5% to 20% of purchase price.
Interest Rate Considerations
Current mortgage rates impact monthly payments and total loan costs. Interest rates remain higher compared to previous years throughout 2024, leading to more cautious buyers. Rate shopping among multiple lenders helps secure optimal terms.
Property Tax Planning
Property taxes represent ongoing homeownership costs requiring budget consideration. Staten Island property taxes follow NYC assessment procedures with rates varying based on property value and exemptions.
Insurance Requirements
Homeowners insurance provides property protection and satisfies lender requirements. Coastal properties may require additional flood insurance depending on elevation and proximity to water.
Understanding financing options enables buyers to select appropriate loan products and prepare adequate funds for successful transactions.
Tottenville Lifestyle: 8 Local Amenities and Attractions
Tottenville lifestyle centers around 8 primary amenities and attractions that enhance daily living. The neighborhood combines suburban tranquility with recreational opportunities and cultural attractions.
Conference House Park
Conference House Park spans 265 acres at the southernmost point of New York State. The park features hiking trails, a 2.5-mile beach, and historic buildings including the Conference House built in 1680. Ward’s Point, the southernmost point in New York state, is located within the park.
Historic Conference House Museum
The Conference House, a grand stone manor built in 1680, hosted the unsuccessful Revolutionary War peace conference on September 11, 1776 between Americans and the English. The museum offers guided tours and historical education about American Revolutionary War history.
Visit the official Conference House Park NYC Parks page for current hours and activities.
Recreational Facilities
Conference House Park includes modern amenities such as playground areas, hiking trails, and waterfront access. The park contains a pavilion with characteristic turquoise roof, paths for walking and biking, and the Lenape playground named for the area’s original Native American inhabitants.
Public Safety Services
The New York City Police Department operates its 123rd Precinct in Tottenville, and there is also a Fire Department house with Engine Company 151/Ladder Company 76. These services provide comprehensive emergency response and community safety.
Transportation Access
Staten Island Railway Tottenville station provides regional connectivity. The Tottenville train station is located in the northwest corner of the neighborhood at the end of Bentley Street. This terminal station offers convenient access to other Staten Island areas and Manhattan via ferry connections.
Shopping and Dining
Amboy Road business district features locally-owned restaurants, shops, and services. Most of Tottenville’s businesses are located along Amboy Road, Ellis Street, and Main Street near the Tottenville train station. The area maintains a small-town atmosphere with convenient commercial access.
Natural Areas
Butler Manor Woods and Long Pond Park provide preserved natural spaces. The neighborhood consists of two large park areas, Long Pond Park and Butler Manor Woods, examples of pristine nature still untouched in the boroughs. These areas offer hiking, wildlife viewing, and outdoor recreation.
Community Events
The Tottenville Civic Association hosts an annual Flag Day parade in June with marching bands along Amboy Road, and a Christmas tree lighting ceremony in late November. Community events strengthen neighborhood connections and provide family-friendly activities.
Tottenville Real Estate Market Predictions for 2025-2026
Tottenville market predictions for 2025-2026 indicate continued growth based on 5 key factors. Staten Island median sale prices increased 10.3% year-over-year according to recent data, establishing an upward trajectory for property values.
Price Appreciation Trends
Property values show consistent appreciation patterns. Research suggests Tottenville will maintain its desirability and price stability through 2025 and beyond due to established character, limited development potential, and ongoing infrastructure improvements.
Inventory Constraints
Limited housing inventory creates sustained demand pressure. Tottenville inventory remains lower than average, making it a seller’s market with buyers drawn to the quiet, suburban feel and proximity to water. Constrained supply supports price stability and appreciation.
Infrastructure Improvements
Transportation enhancements boost long-term value potential. Infrastructure improvements such as Staten Island Ferry enhancements and expanded bus routes contribute to stronger long-term growth potential. These upgrades improve connectivity and neighborhood desirability.
Demographic Demand
Buyer demographics favor continued demand. Millennial buyers entering peak home-buying years prefer modern, technology-driven, and sustainable homes, influencing market trends. Staten Island remains a top choice for retirees due to peaceful environment and affordability compared to other boroughs.
Investment Outlook
Investment potential remains strong for long-term holders. The neighborhood’s established character, limited development potential, and ongoing infrastructure improvements create a foundation for sustained property values even during broader market fluctuations.
Market conditions support both owner-occupant purchases and investment property acquisition, with rental market growth providing income potential for investors.
Working with Local Real Estate Professionals
Tottenville home purchases benefit significantly from local real estate expertise. Working with experienced local professionals offers significant advantages in this nuanced market, from identifying off-market properties to navigating financing options.
Local Market Knowledge
Robert DeFalco Realty brings decades of Staten Island real estate experience to every transaction. Our team’s comprehensive understanding of Tottenville’s unique market dynamics, neighborhood characteristics, and property values enables unmatched guidance for buyers, sellers, and investors.
Professional Services
Professional real estate services include market analysis, property identification, negotiation support, and transaction coordination. Experienced agents understand current market conditions and can position buyers competitively in multiple-offer situations.
Financing Connections
Contact Robert DeFalco Realty to connect with trusted mortgage professionals specializing in Staten Island properties. Local lending relationships facilitate smoother financing processes and faster approvals.
Robert DeFalco Realty has been the market leader in Staten Island real estate for over 30 years, ranking #1 in sales, service, and reputation. Our team of over 400 real estate professionals across 5 brokerage locations provides comprehensive transaction support.
Learn more about our services and local expertise at Robert DeFalco Realty.
Frequently Asked Questions About Buying in Tottenville
What is the average home price in Tottenville Staten Island?
The average home price in Tottenville Staten Island is $850,000 as of 2025, representing an 8.1% increase from the previous year. Prices range from $450,000 for condominiums to over $2 million for luxury waterfront properties.
How long does it take to commute from Tottenville to Manhattan?
Commuting from Tottenville to Manhattan takes approximately 60-90 minutes using the Staten Island Railway to St. George Ferry Terminal, then the Staten Island Ferry to Whitehall Terminal. Express bus services provide alternative commuting options with varying travel times.
What are the best schools near Tottenville Staten Island?
The best schools near Tottenville include PS 1 and PS 6 elementary schools, Our Lady Help of Christians Catholic school, and Tottenville High School. Tottenville High School offers specialized programs including humanities and math/science institutes with Advanced Placement courses.
Is Tottenville Staten Island a good neighborhood for families?
Tottenville Staten Island is an excellent neighborhood for families, offering large lots, Victorian and Colonial-style homes, top-rated schools, Conference House Park recreational facilities, and a strong sense of community with comprehensive public safety services.
What is the property tax rate in Tottenville Staten Island?
Property tax rates in Tottenville Staten Island follow NYC assessment procedures, typically ranging from 0.5% to 1.2% of assessed value. Exact rates depend on property type, assessed value, and available exemptions such as STAR programs.
How is the resale value for homes in Tottenville?
Homes in Tottenville demonstrate strong resale value with 4.9% year-over-year appreciation and consistent demand due to limited inventory, quality schools, waterfront access, and proximity to transportation. The neighborhood’s established character supports long-term value retention.
Conclusion: Your Path to Homeownership in Tottenville
Buying a home in Tottenville Staten Island offers unique opportunities for both families and investors seeking suburban living with urban accessibility. The neighborhood’s combination of historic charm, quality schools, recreational amenities, and transportation connectivity creates lasting value for homeowners.
Current market conditions favor decisive buyers who understand local dynamics and work with experienced professionals. With median home values of $850,000 and properties selling within 36 days on average, successful purchases require preparation, pre-approval, and strategic timing.
Tottenville’s future outlook remains positive based on limited inventory, infrastructure improvements, and sustained demand from diverse buyer demographics. The area’s designation as New York State’s southernmost point and proximity to Conference House Park enhance both lifestyle benefits and property values.
Whether you’re a first-time buyer or experienced investor, Tottenville provides compelling opportunities for successful real estate transactions. Contact our experienced team for personalized guidance through every step of the home buying process.
Ready to explore Tottenville real estate opportunities? Visit our offices or contact Robert DeFalco Realty for expert guidance from Staten Island’s most trusted real estate professionals.