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Here’s what most buyers never realize until they’re already frustrated: North Hills is a single incorporated village that spans five different mailing zip codes. If you’re searching for homes in Manhasset or New Hyde Park online, you may be looking at North Hills properties — or skipping over them entirely — without ever knowing it.
The Estates at North Hills I and II carry Manhasset addresses. The Ritz-Carlton Residences carry a New Hyde Park address. The Gates at North Hills, also on Windsor Gate Drive, carries a New Hyde Park address. Zillow doesn’t sort this out for you. Neither does Redfin.
What that means in practice is that buyers who rely on online portals alone are working with an incomplete picture of the North Hills market. And sellers who don’t understand how their home appears across these zip codes may be pricing against the wrong comparable sales. In a village where only about 40 to 43 homes are on the market at any given time and median sale prices have reached $2.25 million, getting this wrong is expensive.
Working with us — a real estate company that understands North Hills as a unified market, not as a collection of disconnected addresses — means your search or your sale is built on accurate, complete information from the start. That’s not a small thing when the numbers are this large.
I’ve been selling real estate on Long Island for over 15 years, and Nassau County has been my market the entire time. I hold a Broker Associate license — a higher credential than a standard salesperson license, requiring additional experience, 120 hours of instruction, and a separate state exam — along with a Certified Buyer Broker designation that reflects formal training in buyer representation and advocacy.
I work under Signature Premier Properties, Long Island’s fastest-growing independent brokerage, with 20-plus offices across Nassau and Suffolk. That means my listings get full MLS exposure and professional marketing reach, while my clients deal directly with me — not a team member, not an assistant.
North Hills is not a market where you want to figure things out as you go. Between the multi-district school boundaries, the gated community resale requirements at Gracewood and the Estates, and the condo board approval processes at the Ritz-Carlton Residences, the details matter. My clients consistently describe me as someone who explains the whole process clearly, answers the phone, and doesn’t disappear once you’re under contract.
It starts with a conversation — not a pitch. Whether you’re thinking about selling your estate home on Shelter Rock Road, buying into one of the gated communities, or trying to understand what your condo at the Ritz-Carlton Residences is worth right now, the first step is getting accurate information.
I offer a complimentary market evaluation with no obligation. You call or text 516-695-9512, you get a real conversation, and you leave with a clearer picture than you had before.
From there, the process depends on where you are. For sellers, that means a pricing analysis built on actual North Hills comparables — not just Nassau County averages, which don’t reflect a market where individual transactions can move the median by hundreds of thousands of dollars. For buyers, it means understanding which school district a specific address falls within before you fall in love with a property. North Hills sits within multiple district boundaries, and the assignment is parcel-specific — not something a zip code search will tell you accurately.
Once you’re active — whether listing or searching — I work the process through to close. That includes coordinating with HOA boards and condo associations where required, connecting you with attorneys, inspectors, and other trusted professionals from my established referral network, and staying reachable throughout. The goal is no surprises at the closing table, which is exactly what my clients describe in their reviews.
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Buying or selling in North Hills involves layers that most standard real estate transactions don’t. The gated communities here — Gracewood, Estates I and II, The Gates at North Hills, and the Ritz-Carlton Residences — each have their own governing documents, resale requirements, and in some cases board approval processes.
A buyer who doesn’t know to ask about HOA bylaws before making an offer can find themselves delayed or surprised by restrictions on renovations, rentals, or exterior changes. I walk buyers through these specifics before they commit.
For sellers, the service includes a thorough comparative market analysis that accounts for the property type — whether that’s a detached estate home, a Gracewood villa, or a condominium at the Ritz-Carlton Residences — because pricing these against each other is not apples to apples. North Hills is a thin market, and overpricing in a village with 40-odd active listings at any given time means sitting on the market while qualified buyers move on.
Beyond the transaction itself, my referral network covers the professionals North Hills clients typically need: estate attorneys for long-tenure sellers, home inspectors with experience in luxury construction, and contractors for pre-listing preparation. For buyers coming from Manhattan or relocating from out of state, I can also explain the village’s weekday shuttle from Village Hall to the Manhasset LIRR station — a practical amenity that doesn’t show up on most listing descriptions but matters to anyone commuting into the city.
This is one of the most common points of confusion for buyers in North Hills. The village is a single incorporated entity, but properties within it carry five different mailing zip codes: 11030 (Manhasset), 11576 (Roslyn), 11577 (Roslyn Heights), 11040 (New Hyde Park), and 11507 (Albertson). If you search only one of these zip codes on Zillow or Redfin, you will see a fraction of the available North Hills inventory.
The Estates at North Hills I and II, for example, carry Manhasset addresses. The Ritz-Carlton Residences and The Gates at North Hills carry New Hyde Park addresses. A buyer who searches “New Hyde Park homes for sale” may be looking at North Hills properties without realizing it — and a buyer searching only “Manhasset” will miss properties that are technically in the same village, just a few streets away. Working with an agent who understands North Hills as a whole, rather than relying on zip code filters, is the only reliable way to see the full picture.
You cannot determine school district assignment in North Hills from the zip code or mailing address alone. The village sits within multiple school district boundaries — portions fall within the Manhasset Union Free School District, portions within Great Neck Public Schools, and potentially others depending on the specific address. The Gates at North Hills on Windsor Gate Drive, for instance, falls within the Great Neck School District despite carrying a New Hyde Park mailing address.
The only accurate way to verify school district assignment is to check the specific parcel — not the zip code, not the mailing address, not what a listing website says. This is one of the most consequential facts about any North Hills property you consider if you have children, and getting it wrong has long-term implications. An agent with real familiarity with North Hills can verify district boundaries for specific addresses and help you understand the performance profiles of the relevant districts before you make any decisions.
Each gated community in North Hills operates under its own set of governing documents, and the details vary significantly. Gracewood, built on the former W.R. Grace family estate, is a 24-hour guard-gated community of 141 detached homes with a homeowners association that governs exterior changes, landscaping, and resale procedures. The Estates I and Estates II are gated condo communities with their own associations and resale requirements. The Ritz-Carlton Residences operates as a luxury condominium with a condo board, monthly fees, and rules governing rentals, renovations, and common area use.
Before you make an offer in any of these North Hills communities, you need to review the governing documents — HOA bylaws, condo association rules, or proprietary lease terms — and understand what they mean for how you can use, modify, and eventually sell the property. Some communities have board approval processes that add time to the closing timeline. An agent who has worked transactions in these communities can tell you what to expect and help you avoid the surprises that slow closings or create post-purchase regret.
North Hills is a thin, high-value market, which means month-to-month data can swing significantly based on a handful of transactions. The Redfin median sale price for October 2025 was $2.25 million, up 23.3 percent year-over-year. Earlier in 2025, Rocket.com reported a median closer to $1.5 million. Both figures are accurate — they reflect different time periods in a market where a single large transaction can move the median by hundreds of thousands of dollars.
What’s consistent is that inventory in North Hills is limited. There are roughly 40 to 43 homes on the market at any given time across a village of approximately 2,500 housing units. Homes are spending a median of 55 to 71 days on market, which is longer than the broader Nassau County average — reflecting the smaller, more selective buyer pool at this price tier. For sellers, that means accurate pricing and strong marketing reach matter more here than in a high-turnover suburban market. For buyers, it means being prepared to move when the right property comes available, because the inventory replenishes slowly.
You are not legally required to have a buyer’s agent, but in a market like North Hills, the practical case for representation is strong. The properties here range from large-lot estate homes to gated HOA communities to luxury condominiums, and each transaction type comes with its own documentation, board processes, and negotiation dynamics. A buyer navigating a Ritz-Carlton Residences purchase without representation is reviewing condo association documents, evaluating HOA fee structures, and negotiating price and terms in a market where median prices exceed $2 million — without a professional in their corner.
Since August 2024, under the NAR settlement, buyers must sign a written buyer-agent compensation agreement before touring homes. This has made the conversation about agent representation more direct, which is actually a good thing — it means you know exactly what you’re agreeing to before you start. A Certified Buyer Broker, which is a formal designation for agents trained specifically in buyer representation, is required to act in your interest throughout the transaction. That distinction matters when the purchase price is this high.
North Hills sits approximately 20 miles from Manhattan, with direct highway access via the Long Island Expressway at Exits 35 and 36 (Shelter Rock Road and Searingtown Road) and the Northern State Parkway at Exit 27. By car, the commute to the city is manageable, though obviously subject to typical LIE traffic patterns. For LIRR commuters, the closest stations are Manhasset on the Port Washington Branch — approximately 40 minutes to Penn Station — and Roslyn on the Oyster Bay Branch.
What makes North Hills distinctive for commuters is the village’s free weekday shuttle from Village Hall to the Manhasset LIRR station. This is a resident-only amenity that requires a village-issued shuttle pass — you apply at Village Hall with two proofs of residency after closing. No neighboring community offers this, and it’s the kind of practical detail that doesn’t show up on most listing descriptions but meaningfully affects daily quality of life. The Ritz-Carlton Residences also provides a car service to the Manhasset station for its residents. Commute access is one of the reasons North Hills has consistently attracted executives and professionals who want the North Shore lifestyle without sacrificing connectivity to the city.
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