Willowbrook Staten Island: Complete Neighborhood Guide 2026

Willowbrook Staten Island offers something rare in New York City: suburban tranquility within city limits. Located in the Mid-Island section, this neighborhood combines green spaces, quality schools, and diverse housing options that attract families, professionals, and retirees alike.

Whether you’re considering a move or curious about what makes this area special, this guide covers everything you need to know about living in Willowbrook Staten Island in 2026.

Neighborhood Overview

Willowbrook sits in the heart of Staten Island’s Mid-Island region. The neighborhood boundaries stretch from the Staten Island Expressway in the north to Richmond Avenue in the south, with Victory Boulevard running through its commercial core.

The area takes its name from the willow trees that once lined the brooks running through this formerly agricultural land. Today, those waterways feed Willowbrook Park, a 164-acre green space that defines the neighborhood’s character.

What Makes Willowbrook Special

Several features set this community apart from other Staten Island neighborhoods:

Access to Nature: The 164-acre Willowbrook Park forms the neighborhood’s centerpiece. Unlike many NYC neighborhoods where parks are afterthoughts, Willowbrook grew around its green spaces.

Educational Hub: The College of Staten Island’s 240-acre campus sits adjacent to the park, bringing intellectual energy and cultural events to the community.

Diverse Housing: From postwar ranches to modern colonials, split-levels to townhouses, Willowbrook offers housing variety rarely found in a single neighborhood.

Strategic Location: Easy access to the Staten Island Expressway means commuters can reach Manhattan, Brooklyn, or New Jersey without fighting local traffic.

Real Estate Market Overview

The local real estate market remains active in 2026, offering options across various price points.

Current Market Statistics

Metric	2026 Value	Year-over-Year Change
Median Sale Price	$730,000-$799,000	-6% to -7%
Median Price per Sq Ft	$392-$416	+8% to +14%
Average Days on Market	50-72 days	Increased
Active Listings	21+ homes	Stable

The slight decrease in median sale prices combined with increasing price-per-square-foot suggests buyers are purchasing smaller homes at higher valuations. This pattern reflects first-time buyers entering the market.

Housing Types in Willowbrook

This neighborhood features primarily postwar construction from the late 1960s through the 1990s:

Single-Family Homes: The most common property type. Expect three to four bedrooms, one to two bathrooms, and lot sizes ranging from 3,000 to 6,000 square feet. Prices typically range from $650,000 to $900,000.

Colonial and Split-Level Homes: Popular styles from the 1970s and 1980s. These homes offer more living space, often with finished basements and attached garages. Prices range from $700,000 to $1.1 million.

Townhouses and Semi-Attached: Newer construction from the 1990s and 2000s provides modern layouts with smaller yards. These properties range from $550,000 to $750,000.

Multi-Family Properties: Investment properties with two or more units occasionally hit the market. These can range from $900,000 to $1.3 million depending on condition and rental income.

For current listings, browse Willowbrook homes for sale on our website.

Buyer Tips for Willowbrook

If you’re considering purchasing in this neighborhood, keep these factors in mind:

Act on Quality Listings: Well-maintained homes in prime locations still sell within weeks. Get mortgage preapproval before you start searching. Understanding down payment requirements is essential.

Consider Renovation Potential: Many 1970s-era homes need updating. Factor renovation costs into your budget and look for properties with “good bones.”

Check Flood Zones: Some areas near the park fall within flood zones. Verify insurance requirements before making an offer.

School Assignments: Public school assignments can vary block by block. Confirm which schools serve your target properties.

Willowbrook Park: The Neighborhood’s Crown Jewel

No discussion of this neighborhood is complete without highlighting Willowbrook Park. This 164-acre green space anchors the community and provides recreational opportunities year-round.

Park Features and Amenities

Willowbrook Lake: The five-acre lake was the first man-made pond on Staten Island. Today it serves as a bird sanctuary and fishing spot. The Urban Park Rangers host catch-and-release fishing programs throughout the year.

The Carousel for All Children: This wheelchair-accessible carousel features 51 hand-carved animals. Designed for children of all abilities, it draws families from across Staten Island.

Sports Facilities: The park offers baseball fields, tennis courts, basketball courts, and an archery range. Youth leagues use these facilities throughout spring and summer.

Trails and Walking Paths: Gravel hiking trails and paved accessible paths wind through the park. These connect to the larger Staten Island Greenbelt trail system.

Picnic Areas and Playgrounds: Multiple playgrounds serve different age groups. Barbecue areas with tables accommodate family gatherings.

Dog Runs: Fenced dog runs provide off-leash areas for pets. These are particularly popular during morning and evening hours.

Butterfly Garden: The native plant butterfly garden attracts local species and provides educational opportunities.

Connecting to the Greenbelt

Willowbrook Park serves as the nexus of six major hiking trails that traverse the Staten Island Greenbelt. From here, walkers can reach:

LaTourette Park and Golf Course
High Rock Park
Egbertville Ravine
The Blue Trail to Todt Hill

For outdoor enthusiasts, living in this Mid-Island neighborhood means direct access to 2,800 acres of protected forest and parkland.

Schools and Education

Families moving to this area have access to well-rated public schools and alternative educational options.

Public Schools

Elementary Schools (K-5):

P.S. 54 Charles W. Leng serves a significant portion of Willowbrook
Hellenic Classical Charter School – Staten Island (highly rated)
Naples Street Elementary School

Middle Schools (6-8):

I.S. 72 Rocco Laurie serves most Willowbrook students
Students may also attend magnet or specialized programs elsewhere

High Schools:
Willowbrook students typically attend Susan E. Wagner High School or New Dorp High School, depending on their address. Some students test into specialized schools like Staten Island Technical High School.

Private and Charter Options

Mesivta Kesser Yisroel of Willowbrook: A private high school serving the Orthodox Jewish community.

Charter Schools: Several charter schools serve Staten Island students, including options focusing on classical education and STEM.

College of Staten Island

The College of Staten Island (CSI) campus occupies 240 acres adjacent to Willowbrook Park. As part of the City University of New York (CUNY) system, CSI serves approximately 13,000 students.

The campus provides:

Cultural events and performances open to the public
Athletic facilities including a pool and fitness center
Continuing education programs for adult learners
A young, educated presence that supports local businesses

For families with college-bound students, living near CSI provides familiarity with higher education environments.

Getting Around the Neighborhood

Transportation options in this neighborhood suit both car owners and public transit users.

By Car

The Staten Island Expressway (I-278) runs along the neighborhood’s northern edge. This provides:

Direct access to the Verrazzano-Narrows Bridge and Brooklyn
Connections to the Goethals Bridge and New Jersey
Access to the Outerbridge Crossing for southern New Jersey

Victory Boulevard and Richmond Avenue serve as primary local roads, connecting to shopping, dining, and neighboring communities.

Public Transit

Local Bus Service: Multiple bus routes serve Willowbrook:

S62 runs along Victory Boulevard
S44 connects to the Staten Island Ferry
Several routes provide access to the Staten Island Mall and other transportation hubs

Express Bus Service: Express buses along Victory Boulevard provide direct service to Manhattan. Commute times average 45-60 minutes depending on traffic and destination.

Staten Island Railway: While no station sits within Willowbrook proper, the Grasmere and Old Town stations are accessible by car or connecting bus. The railway provides free transfers to the Staten Island Ferry.

Commute Times

Destination	Driving	Public Transit
Lower Manhattan	35-50 min	60-75 min
Midtown Manhattan	45-60 min	70-90 min
Brooklyn (Downtown)	25-35 min	50-65 min
Jersey City	20-30 min	45-60 min
Staten Island Mall	5-10 min	15-25 min

Many residents use park-and-ride options, driving to express bus stops or the ferry terminal.

Shopping and Dining in Willowbrook

The commercial hub at Victory Boulevard and Bradley Avenue provides everyday conveniences, while larger shopping destinations sit minutes away.

Local Shopping

Victory Boulevard Corridor: Small businesses line Victory Boulevard, including:

Delis and convenience stores
Pizza shops and local eateries
Hair salons and barbershops
Dry cleaners and laundromats
Hardware stores

Bradley Avenue: Additional retail at this intersection includes coffee shops, restaurants, and service businesses.

Nearby Major Shopping

Staten Island Mall (5 minutes): The island’s premier shopping destination features major retailers, dining options, and entertainment including a movie theater.

Richmond Avenue Shopping: Big-box stores including Target, Home Depot, and national chains line Richmond Avenue just south of Willowbrook.

Hylan Boulevard: A short drive south provides access to additional retail and restaurant options.

Dining Options

The neighborhood and surrounding areas offer diverse dining:

Italian restaurants (a Staten Island staple)
Chinese and Asian cuisines
Diners and breakfast spots
Fast-casual chains
Local pizzerias

While Willowbrook itself features modest dining options, the neighborhood’s central location puts dozens of restaurants within a 10-minute drive.

Demographics and Community

Understanding who lives in this neighborhood helps prospective residents gauge community fit.

Population Overview

According to recent census data:

Population: Approximately 42,000-93,000 (depending on boundary definitions)
Median Age: 41 years
Households: Mix of families, couples, and individuals

Ethnic Diversity

The area reflects Staten Island’s diversity:

White (Non-Hispanic): 59.5%
Asian: 18.1-19.6%
Hispanic or Latino: 15.2%
Other backgrounds: 5-7%

The Asian population includes significant communities from South Korea, India, China, and the Philippines. This diversity shows in local businesses and community organizations.

Family Composition

The neighborhood attracts families with children due to:

Quality public schools
Safe streets and sidewalks
Access to parks and recreation
Suburban lot sizes unusual for NYC

Approximately 17% of residents are under 15, while about 19% are 65 or older. This mix creates an inter-generational community.

History of the Neighborhood

Understanding Willowbrook’s history adds context to the neighborhood you see today.

Early History

Before development, the area consisted of farmland and wetlands. Willow trees lined the brooks that fed what would become Willowbrook Lake. Dutch and English settlers farmed this land for centuries.

Mid-20th Century Development

Two events transformed this area:

The Verrazzano-Narrows Bridge (1964): When the bridge connected Staten Island to Brooklyn, developers rushed to build housing. Willowbrook’s farmland became subdivisions of single-family homes within a decade.

The Willowbrook State School: This state institution for individuals with intellectual disabilities operated from 1947 to 1987. A 1972 expose revealed horrific conditions, leading to federal investigations and landmark disability rights legislation. The institution’s closure led to the campus becoming the College of Staten Island in 1993.

Modern Willowbrook

Today, the neighborhood has matured into an established community. The original postwar homes now sell to second and third-generation owners. Some have been updated; others retain their 1970s character.

The College of Staten Island has revitalized the former institutional campus, creating a zone of learning and recreation that benefits the entire community.

Living Here: Pros and Cons

Every neighborhood has tradeoffs. Here’s an honest assessment of life in Willowbrook.

Advantages

Green Space Access: Few NYC neighborhoods offer 164 acres of parkland within walking distance. The Greenbelt trails add thousands more acres.

Affordability (Relative): Compared to Manhattan or Brooklyn, Willowbrook offers more space for your money. A $750,000 budget buys a three-bedroom house with a yard.

Safety: Willowbrook maintains low crime rates. Streets are well-lit with good sidewalk coverage.

Community Feel: The suburban layout encourages neighbor interaction. Block associations and community events create connections.

Schools: Access to quality public schools and the college creates educational opportunities at all levels.

Considerations

Car Dependency: While public transit exists, most residents rely on cars for daily errands and commuting.

Commute Times: Manhattan commutes average 60-90 minutes by public transit. This suits some workers but challenges others.

Limited Nightlife: Entertainment options are modest. Residents travel to other neighborhoods or Manhattan for dining and nightlife.

Older Housing Stock: Many homes need updating. Budget for renovations when purchasing.

Nearby Neighborhoods

This neighborhood connects to several other Staten Island neighborhoods worth exploring:

Bulls Head: Adjacent to the west, Bulls Head offers similar housing with convenient access to Richmond Avenue shopping.

Grasmere: To the northeast, Grasmere provides access to the Staten Island Railway and slightly higher price points.

Castleton Corners: Northwest of Willowbrook, this neighborhood features established streets and access to the expressway.

New Springville: South of Willowbrook, New Springville offers newer construction near the Staten Island Mall.

For those exploring beyond Staten Island, our guides cover Brooklyn, Manhattan, Queens, and New Jersey communities. For specific neighborhoods, see our guides to Bayonne NJ and Hoboken.

Frequently Asked Questions

Is this neighborhood a good place to live?

Yes, Willowbrook Staten Island offers quality-of-life features that attract families and professionals. The combination of green space, good schools, diverse housing, and relative affordability makes it appealing. Residents appreciate the suburban feel while retaining NYC residency benefits.

What is the average home price in the area?

As of early 2026, median home prices in Willowbrook Staten Island range from $730,000 to $799,000, depending on the data source and timing. Single-family homes typically sell between $650,000 and $950,000, while multi-family properties can exceed $1 million. Compare these to Brooklyn prices or Queens listings to understand relative value.

How safe is the neighborhood?

Willowbrook maintains low crime rates compared to NYC averages. The neighborhood features well-lit streets, active block associations, and regular police presence. Most crime involves property offenses rather than violent incidents.

What schools serve this area?

Willowbrook is served by P.S. 54 for elementary, I.S. 72 for middle school, and typically Susan E. Wagner or New Dorp for high school. The College of Staten Island provides higher education options. Charter and private schools offer alternatives to public education.

How long is the commute from Willowbrook to Manhattan?

Expect 60-90 minutes by public transit (express bus to ferry or direct express bus) or 35-60 minutes by car depending on traffic and destination. Many residents use park-and-ride options combining driving and public transit.

Is the community diverse?

Yes. The neighborhood includes residents from various backgrounds: approximately 59.5% White, 19.6% Asian, 15.2% Hispanic/Latino, and other communities. The Asian population is particularly significant, with residents from Korea, India, China, and the Philippines.

What is Willowbrook Park known for?

Willowbrook Park is known for the Carousel for All Children (a wheelchair-accessible carousel), Willowbrook Lake, extensive trails connecting to the Greenbelt, sports facilities, and its role as a community gathering space. The 164-acre park is considered one of Staten Island’s finest.

Are there apartments for rent in the area?

Rental inventory in Willowbrook is limited compared to other NYC neighborhoods. Most housing consists of owner-occupied single-family homes. Rental options include basement apartments in private homes and occasional multi-family units. Average rental prices hover around $2,800 for available units.

Investment Potential in Willowbrook

For buyers considering investment properties, this Mid-Island location offers several advantages.

Rental Demand Factors

The College of Staten Island campus creates steady rental demand from students, faculty, and staff. The 13,000+ student population ensures a consistent tenant pool for properly located properties.

Proximity to the Staten Island Expressway attracts commuters who prefer renting before committing to purchase. Young professionals often rent in this area while saving for down payments.

Property Appreciation Trends

The neighborhood has seen steady appreciation over the past decade. While recent sales show slight year-over-year decreases, long-term owners have built substantial equity. The limited new construction helps maintain property values by restricting supply.

Multi-Family Opportunities

Two-family and multi-family properties occasionally hit the market. These offer owner-occupant opportunities: live in one unit while rental income from others helps cover the mortgage. Current closing costs in New Jersey and New York should factor into investment calculations.

Property Taxes and Costs

Understanding ongoing costs helps buyers budget accurately.

Staten Island Property Taxes

Property taxes in Staten Island average lower than Manhattan or Brooklyn on a per-dollar basis. For a median-priced home around $750,000, expect annual property taxes of approximately $8,000-$12,000, depending on assessed value versus market value.

Insurance Considerations

Some areas near the park fall within FEMA flood zones. Flood insurance adds $1,000-$3,000 annually for affected properties. Verify zone status before purchasing.

Utility Costs

Postwar homes often have older heating systems. Budget for moderate utility costs, and consider energy upgrades after purchase. Many residents have replaced original furnaces and added central air conditioning.

HOA Fees

Most single-family and semi-attached homes have no HOA fees. Some townhouse communities charge $100-$300 monthly for exterior maintenance and common areas.

Tips for New Residents

For those making the move to Willowbrook Staten Island, these tips help with the transition.

Getting Established

Register vehicles within 30 days of moving. Staten Island has street cleaning regulations; check posted signs for alternate-side parking schedules in your specific area.

Transfer utility accounts promptly. Con Edison serves the area for electricity; National Grid provides gas service.

Finding Community

Block associations organize neighborhood events and address local concerns. Introduce yourself to neighbors; the suburban layout encourages personal connections that apartment living often lacks.

Willowbrook Park hosts community events throughout the year. The Urban Park Rangers offer programming for all ages.

Local Services

Victory Boulevard provides most essential services: banking, dry cleaning, pharmacies, and grocery stores. For major shopping, the Staten Island Mall sits just minutes south.

Healthcare access includes Staten Island University Hospital and various urgent care facilities within a short drive.

Why Buyers Choose This Neighborhood

Buyers consistently cite several factors when choosing Willowbrook over other Staten Island neighborhoods.

Space and Value: The lot sizes and home footprints exceed what comparable budgets buy in Brooklyn or Queens. A $750,000 budget delivers a three-bedroom house with a yard rather than a cramped condo.

Nature Access: Walking trails connect directly to thousands of acres of parkland. This appeals to families with children, dog owners, and outdoor enthusiasts.

Community Stability: The neighborhood has low turnover. Many residents have lived here for decades, creating stable property values and established social networks.

Education Options: From elementary through college, educational institutions create opportunities without leaving the neighborhood.

For buyers comparing options, view the Staten Island real estate market update to understand current pricing trends across neighborhoods.

Making Willowbrook Staten Island Your Home

Willowbrook Staten Island combines the best of suburban and city living. Access to nature, quality schools, diverse housing, and a welcoming community attract residents at all life stages.

If you’re considering a move to Willowbrook Staten Island, Robert DeFalco Realty has served Staten Island buyers and sellers for over 35 years. Our agents know Willowbrook’s streets, schools, and market conditions intimately.

Ready to explore Willowbrook? Contact our team for a personalized consultation. Or start browsing current Willowbrook listings to see what’s available.

For insights on Staten Island’s broader market, check our Staten Island real estate market update. First-time buyers should review our guide on first-time homebuyer mistakes in NYC before making offers.

Financing Resources:

Our team is ready to help you find your perfect home in this welcoming Staten Island community.

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