Great Kills Staten Island: Your Complete Neighborhood Guide [2025]
Great Kills Staten Island, nestled along the scenic South Shore, offers an exceptional blend of waterfront living, strong community ties, and convenient Manhattan access that appeals to families and professionals alike. This established neighborhood combines coastal charm with urban convenience, featuring its own marina, expansive parkland, and express rail service to the city.
Great Kills Staten Island Quick Facts (2025)
| Attribute | Detail |
|---|---|
| Median Home Price | $685,000 (up 3% year-over-year) |
| Population | ~40,720 residents |
| ZIP Codes | 10308 (primary), 10306 (partial) |
| Commute to Manhattan | 20 minutes to Staten Island Ferry (express train) |
| Primary School District | District 31 (Grade: A according to Niche) |
| Days on Market | 42 days average |
| Home Ownership Rate | 77.1% |
Whether you’re considering relocating to Staten Island or exploring investment opportunities, this comprehensive guide provides everything you need to know about Great Kills in 2025. As Staten Island’s premier real estate firm with over 30 years of local expertise, Robert DeFalco Realty has witnessed Great Kills evolve into one of the borough’s most desirable communities.
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Where is Great Kills Located?
Great Kills occupies Staten Island’s South Shore, bordered by Eltingville to the south, Arden Heights to the west, and Bay Terrace and Richmondtown to the north, with stunning Lower New York Bay views to the east. The neighborhood falls within Staten Island Community District 3, primarily serving ZIP codes 10308 and portions of 10306.
This prime location offers residents the perfect balance: easy Manhattan access via the Staten Island Railway Great Kills station, which provides express service reaching the St. George Ferry terminal within 20 minutes during peak times, while maintaining the spacious, coastal lifestyle that defines Staten Island living.
Great Kills Real Estate Market: 2025 Analysis
Current Market Conditions
Great Kills represents one of Staten Island’s strongest family markets, with median home values ranging from $700,000 to $875,000 as of 2025. The median sale price for homes in Great Kills over the last 12 months is $705,000, up 4% from the previous year, demonstrating continued appreciation despite broader economic headwinds.
Homes in Great Kills sell in an average of 42 days on the market, faster than the national average of 52 days, indicating strong buyer demand and limited inventory—hallmarks of a seller’s market. Great Kills is seeing steady interest from families, with homes not staying on the market long according to spring 2025 market reports.
For comprehensive Staten Island pricing trends, see our Staten Island home value guide.
Property Types & Price Ranges
Great Kills offers diverse housing stock catering to various budgets and lifestyle preferences:
Single-Family Homes: The area features townhouses, semi-attached homes, single-family detached homes, and two-family properties, with styles ranging from Tudor and Classic Federal Colonials to Capes and even Victorian homes. Houses currently range from $375,000 to $2,500,000.
Condominiums: Great Kills hosts several condominium complexes, including Port Regalle Condominium Complex (offering waterfront units overlooking Great Kills Harbor and Raritan Bay), the Avon Condo development, and the 360 Barlow Ave Complex. Median condo prices in Great Kills were $327K in Quarter 1 2023.
Co-ops: Co-op complexes provide more affordable entry points for first-time buyers and those seeking maintenance-included living.
Investment Properties: Two-family homes and multi-family properties attract investors seeking rental income opportunities in this stable, family-oriented market.
Affordability Analysis
To afford the median Great Kills home price of $718,888 with a 20% down payment and 30-year fixed mortgage at 6.26% interest, buyers need an annual income of approximately $152,000 using the 28% rule. The average household income in Great Kills is $132,612, which is above the national average, though some buyers may need to adjust expectations or explore financing options.
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Great Kills History: From Dutch Settlement to Modern Suburb
Colonial Origins
Present-day Great Kills dates back to the early 1600s when Dutch settlers arrived, roughly the same time the English landed on Plymouth Rock. The area was originally divided into two communities: Clarendon (named after a British colonial governor) along the shoreline and Newtown to the west.
Both communities were later united and renamed “Giffords” after Daniel Gifford, a local commissioner and surveyor. His name survives in Giffords Lane, Giffords Glen near the Great Kills train station, and P.S. 32 (the Gifford School).
The Great Kills Name
The term “Great Kills” traces back to at least 1664, when French settler Jacques Guyon called the area “La Grand Kills”. The name originates from the Dutch term “Kil,” which refers to a creek or body of water—not the ominous meaning the English word might suggest. By 1865, at the end of the Civil War, the community was officially renamed Great Kills, an anglicization of the Dutch words “Groote Kell,” which may translate to “many creeks”.
Post-War Development
The area remained mostly countryside and dotted with shoreline resorts until the 1950s, after which the Verrazzano-Narrows Bridge opening in 1964 brought heavy residential growth from Brooklyn. Most homes found in Great Kills were built post-1964, giving the neighborhood its predominantly mid-century character with ongoing modern updates.
During the 19th century, Great Kills Harbor became known for abundant oyster harvesting and fishing, with the area developing into a prominent fishing outlet that attracted numerous resorts and renowned seafood restaurants along the shoreline.
Great Kills Park: Coastal Recreation at Your Doorstep
At the southeastern corner of the neighborhood lies Great Kills Park, part of the Gateway National Recreation Area. The park spans 580 acres and became a national park in 1973, offering residents unparalleled access to outdoor recreation without leaving Staten Island.
Park Features & Activities
The park includes a beach, trails, fishing and bird-watching areas, sports fields, and the Nichols Marina, with several private marinas nearby. Amenities include a beach center (open seasonally), nature center and trails, marina, boat launch ramp, remote control airplane field, and fishing access.
Numerous species of birds frequent the park’s diverse habitats, making it a haven for bird-watchers. The park’s expansive coastline provides opportunities for hiking, biking, picnicking, fishing, and enjoying the beach.
Historical Significance
The American Institute of Aeronautics and Astronautics designated Great Kills Park as a “Historic Aerospace Site” in 2006 to commemorate a pioneering rocket launch in 1933.
The park’s history dates to 1860 when John J. Crooke purchased the peninsula, which became known as “Crookes Point.” In 1929, New York City purchased the area intending to develop it into a park, but the Great Depression delayed construction until 1949.
Additional Green Spaces
Beyond Great Kills Park, nature lovers can enjoy Great Kills Veterans Playground, Siedenberg Park, and King Fisher Park. Across the water near Wiman Avenue, Crescent Beach Park offers 67 acres of woodland, waterfront, and wetland areas along Tennyson Drive, with stunning views of Great Kills Harbor, Raritan Bay, the Verrazzano Bridge, and the New York skyline.
The 20-acre Seaside Wildlife Nature Park, once filled with debris and abandoned cars in 1994, was transformed through collaborative cleanup efforts into a beautiful park featuring a 24-foot gazebo, benches, a drinking fountain, and a boardwalk built in 2009.
Great Kills Harbor & Marina Living
Great Kills Harbor is enclosed by a large peninsula, creating calm waters perfect for boating. Many Staten Islanders store and sail their vessels in Great Kills Marina, taking advantage of the protected harbor conditions.
Nichols Great Kills Marina is popular among boaters and fishermen, and though privately owned and managed, it sits on federal property within the national park. Marina members report it is well-maintained, the staff is very helpful, and theft is low due to patrolling security.
The Marina Cafe offers harbor-side dining with views of Great Kills Harbor, combining maritime atmosphere with quality cuisine—a local favorite for waterfront dining.
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Schools Serving Great Kills: Quality Education Options
Great Kills and the South Shore have a similar rate of college-educated residents to the rest of New York City, with 41% of residents age 25+ holding a college degree or higher. The neighborhood falls within District 31, which Niche rates with an overall A grade.
Public Schools
Elementary Schools: Great Kills children attend P.S. 8 (Shirlee Solomon), P.S. 37, P.S. 32 (Gifford School), or P.S. 53. P.S. 8 Shirlee Solomon has an A Niche grade and a student-teacher ratio of 19:1.
Intermediate Schools: I.S. 24 (Myra S. Barnes), one of Staten Island’s public intermediate schools (grades 6-8), serves Great Kills and is named for the local educator and civic activist dubbed the “Fighting Lady” for highlighting Staten Island issues to New York City government.
High Schools: Great Kills students attend Tottenville High School in Huguenot or Susan E. Wagner High School in Seaview. Staten Island Technical High School, serving the borough, has an A+ Niche grade with a 19:1 student-teacher ratio and 4.3 average review score. Students also attend schools in nearby New Dorp.
Private Schools
Catholic schools include St. Clare’s (grades K-8) on Nelson Avenue and St. Francis (grades K-12) on Amboy Road. Rabbi Jacob Joseph School also serves the community.
For official school information, visit the NYC Department of Education.
Academic Performance
For the South Shore overall, 89% of high school students graduated on time—more than the citywide average of 75%. South Shore students achieving at grade level in math rose from 48% in 2000 to 65% in 2011.
For the South Shore, only 12% of elementary school students were absent for 19 or more days during the 2016-2017 school year, less than the citywide average of 20%, indicating strong family engagement in education.
Transportation & Commuting from Great Kills
Staten Island Railway (SIR)
The Great Kills train station provides local or express service and can reach the Staten Island Ferry within 20 minutes during peak times. The station is located at Giffords Lane and Brower Court, with stairs and an overpass leading to Brower Court and Nelson Avenue, and is handicapped-accessible with a park-and-ride lot.
Bus Service
Local bus routes include the S54, S74, and S84. Several express buses run to Manhattan: the SIM5, SIM6, and SIM15.
Near the Great Kills station, the 54 bus travels to and from West New Brighton and Eltingville via Nelson Avenue and Giffords Lane. Along Hylan Boulevard, the 78 travels to St. George or Bricktown Mall, while the 79 takes riders to Staten Island Mall or Bay Ridge.
Major Roadways
Major roadways in Great Kills include Arthur Kill Road, Amboy Road, and Hylan Boulevard. The Staten Island Expressway is 15 minutes from the center of Great Kills, and the Verrazzano-Narrows Bridge is 20 minutes from the neighborhood, providing direct access to Brooklyn and beyond.
Dining & Shopping in Great Kills
Restaurant Scene
Amboy Road and Hylan Boulevard run east and west through Great Kills, serving as the neighborhood’s main dining and shopping strips. “Having so many choices of restaurants is one of the best things about living there,” notes local real estate expert Joann Impellizine.
Italian cuisine and seafood dominate the restaurant landscape, though diverse options exist, including Arirang Hibachi, described as “a staple on Staten Island”. Well-known local businesses include Holtermann’s Bakery (the oldest on Staten Island), Andrew’s Diner, and the Marina Cafe.
Grocery & Essential Shopping
Stop & Shop on Amboy Road just west of the neighborhood provides major grocery shopping. The neighborhood features several town centers and shopping plazas along its major roadways, offering most conveniences residents need.
Community Character & Lifestyle
Demographics & Diversity
Based on 2010 Census data, Great Kills had a population of 40,720. The racial makeup was 87.5% White, 3.0% Asian, 0.4% African American, with Hispanic or Latino residents of any race comprising 8.0% of the population.
The median household income in Community District 3 was $96,796 as of 2017, well above city and national averages. College graduates make up 42.8% of residents.
The neighborhood is predominantly middle-aged: 21% are between ages 0-17, 26% between 25-44, and 29% between 45-64. The median age is 45, and 77.1% of residents own their homes while 22.9% rent.
Safety & Community Spirit
The neighborhood is patrolled by the 122nd Precinct of the New York City Police Department. Nextdoor neighbors describe Great Kills as clean, dog-friendly, family-friendly, peaceful, safe, and well-maintained.
The neighborhood maintains a strong sense of community, with residents participating in local events, gatherings, and initiatives that foster connections among neighbors, contributing to Great Kills’ welcoming and neighborly atmosphere.
St. Clare’s, the neighborhood’s prominent Catholic church and parochial school, features an eternal flame memorializing 29 local victims of the September 11 attacks, including Firefighter Scott Davidson who attended I.S. 24.
Recreation & Activities
Children have access to Great Kills Little League and Great Kills Swim Club. The Great Kills Swim Club is a private club belonging to over 500 families, competing in swimming and diving with other swim clubs in the borough and serving as the filming location for the 2015 movie “Staten Island Summer” written by comedian Colin Jost, who worked there as a lifeguard.
Great Kill Yacht Club celebrated its 100th anniversary and remains a community favorite.
Great Kills was the site of the first middleweight boxing championship when Nonpareil Jack Dempsey defeated George Fulljames in 1884 for the title.
Why Choose Great Kills? Key Advantages
For Families
✓ Top-Rated Schools: A-rated public schools with strong graduation rates
✓ Safe Community: Well-maintained neighborhoods with active community involvement
✓ Outdoor Recreation: 580-acre national park, beaches, playgrounds, and sports facilities
✓ Family Activities: Little League, swim club, yacht club, and nature programs
For Manhattan Commuters
✓ Express Rail Service: 20-minute ride to Staten Island Ferry during peak hours
✓ Multiple Transportation Options: Local buses, express buses to Manhattan, major highways
✓ Park-and-Ride Facilities: Convenient commuter parking at the train station
✓ Suburban Lifestyle: More space and affordability than Brooklyn or Manhattan
For Waterfront Enthusiasts
✓ Marina Access: Multiple marinas for boat storage and water activities
✓ Beach Living: National park beach and additional waterfront parks
✓ Fishing & Boating: Calm harbor waters and bay access
✓ Waterfront Dining: Restaurants with harbor and bay views
For Real Estate Investors
✓ Strong Appreciation: 4% year-over-year price growth
✓ Quick Sales: 42-day average market time (faster than national average)
✓ Rental Demand: Proximity to transportation and amenities attracts tenants
✓ Diverse Property Types: Single-family, multi-family, and condo options
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Frequently Asked Questions About Great Kills
How much do homes cost in Great Kills?
The median home price in Great Kills is approximately $705,000-$718,888 as of 2025, with single-family homes ranging from $375,000 to $2,500,000 depending on size, condition, and location.
How long does it take to commute to Manhattan from Great Kills?
The Great Kills Staten Island Railway station provides express service reaching the St. George Ferry terminal within 20 minutes during peak times. The ferry crossing to Manhattan takes another 25 minutes, making the total commute approximately 45-50 minutes.
Is Great Kills a safe neighborhood?
Nextdoor neighbors consistently describe Great Kills as safe, peaceful, and well-maintained. The area is patrolled by the NYPD’s 122nd Precinct and has lower crime rates than many other New York City neighborhoods.
What schools serve Great Kills?
Public schools include P.S. 8, P.S. 32, P.S. 37, P.S. 53 for elementary; I.S. 24 for intermediate; and Tottenville High School or Susan E. Wagner High School. Private options include St. Clare’s and St. Francis schools.
Can you swim at Great Kills Park?
Yes, Great Kills Park includes a beach that’s part of the Gateway National Recreation Area, though some inland areas have been closed for environmental cleanup.
Where does the name “Great Kills” come from?
The name comes from the Dutch word “Kil,” meaning creek or body of water—”Great Kills” derives from “Groote Kell,” which translates to “many creeks”. Despite the English meaning of “kills,” the name has peaceful origins.
Are there condos available in Great Kills?
Yes, Great Kills has several condo complexes including Port Regalle Condominium Complex (waterfront units), Avon Condo development, and 360 Barlow Ave Complex, with prices typically ranging from $300,000-$500,000.
Is Great Kills Right for You?
Great Kills stands out as one of Staten Island’s premier neighborhoods, offering an unbeatable combination of waterfront access, strong schools, tight-knit community, and convenient Manhattan commuting. Whether you’re a growing family seeking safe streets and excellent education, a professional wanting suburban space with city access, or an investor looking for stable appreciation in a desirable market, Great Kills delivers.
The neighborhood’s 2025 real estate market remains robust, with homes selling quickly due to steady family interest and limited inventory. “It has a little bit of everything that someone’s looking for in a neighborhood,” summarizes local real estate expert Joann Impellizine. “That’s where the draw comes in, because it’s so convenient.”
With over three decades of Staten Island real estate expertise, Robert DeFalco Realty has helped hundreds of families discover their perfect Great Kills home. Our deep knowledge of the neighborhood’s micro-markets, schools, and community dynamics ensures you make an informed decision backed by local insights only longtime residents can provide.
Ready to explore Great Kills? Contact Robert DeFalco Realty today for a personalized neighborhood tour and current market analysis.
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