- Nassau & Suffolk County
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Old Westbury is not a market you figure out as you go. The village sits across portions of North Hempstead and Oyster Bay, and a single block can mean the difference between Jericho schools and Westbury schools — two districts with very different academic profiles and price implications. Buyers who don’t know that going in often discover it after they’ve already fallen in love with a property. That’s an expensive way to learn.
When you work with us, you’re not just getting someone to open doors. You’re getting someone who can tell you what district serves a specific address, what the zoning on a parcel allows, and whether a 2-acre lot in the BB zone can accommodate the stable you’ve been thinking about. These aren’t abstract details — they’re the variables that determine whether a home is worth what it’s listed for.
The stakes here are real. With median sale prices ranging from $1.7 million to nearly $3 million depending on the season and the parcel, every decision carries weight. A well-guided transaction protects your investment. A poorly guided one leaves money on the table or puts you in a home that doesn’t actually fit the life you were planning for.
Lisa Caputo Sells Long Island is built around one thing: honest, full-time real estate representation across Nassau County. I’m a Licensed Broker Associate and Certified Buyer Broker with over 15 years working this market — not as a side project, but as my full-time career. Clients describe my approach as giving “real honest advice” and communicating clearly through every step, with no surprises at closing.
Old Westbury rewards agents who understand its nuances. From the gated community of Spring Hill on the former Phipps estate to the estate parcels along Wheatley Road, every corner of this village has its own character, its own zoning context, and its own school district considerations. My Nassau County experience means I understand why specific addresses in Old Westbury carry specific value — not just that it’s a luxury market, but the mechanics of what makes it one.
I’m affiliated with Signature Premier Properties, Long Island’s fastest-growing independent real estate firm, with 20-plus offices across the island. That means the infrastructure of a major brokerage behind a genuinely personal approach.
It starts with a real conversation. Whether you’re buying or selling, the first step is understanding what you actually need — not just the price range or the bedroom count, but the school district, the zoning, the lifestyle logistics. Old Westbury has no commercial zone within its borders, which means buyers are also choosing proximity to Jericho, Roslyn, and Westbury for their daily life. That context matters, and it shapes the search from day one.
For buyers, the process moves from defining your criteria to identifying properties — including off-market opportunities that never hit the public listings. In a village where only a handful of homes trade hands in any given month, network access is not a bonus feature. It’s how serious buyers get ahead. Once a property is identified, I coordinate the full due diligence process: connecting you with trusted attorneys, inspectors experienced with multi-structure estate properties, and any specialists needed for well and septic systems, which are common on Old Westbury parcels.
For sellers, it starts with an honest comparative market analysis. Estate pricing in a low-inventory village requires careful analysis — there are rarely enough comparable sales to rely on a simple formula. From there, I handle marketing, buyer screening, and showing coordination with the kind of privacy protection that estate sellers in this community expect. The goal at every stage is a smooth closing with no surprises — which is exactly what past clients consistently describe.
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Lisa Caputo Sells Long Island offers full residential real estate representation for buyers and sellers throughout Old Westbury and the surrounding Nassau County area. That includes listing services, buyer representation, short sales, condo and co-op transactions, and investment property guidance. For homeowners who are simply curious about where they stand, a complimentary market evaluation is available with no obligation — a useful starting point given how much Old Westbury home values can shift based on school district and lot zoning alone.
The Certified Buyer Broker designation I hold is particularly relevant in this market. Old Westbury buyers are making decisions at price points where dual-agency conflicts and listing-agent dynamics can cost real money. Having a designated buyer advocate — not just a licensed agent — means your interests are the only interests being represented on your side of the table.
Beyond the transaction itself, my referral network covers the professionals you’ll need for an estate-level purchase or sale: real estate attorneys, home inspectors familiar with large and older properties, contractors, and handymen. In a village where inspection processes routinely involve main houses, carriage houses, pool structures, and outbuildings, having trusted specialists already in your corner before you need them is a practical advantage.
This is the most important question a buyer can ask in Old Westbury, and the answer is not straightforward. The village is served by four separate public school districts: Jericho Union Free School District, East Williston Union Free School District (home to the Wheatley School), Roslyn Union Free School District, and Westbury Union Free School District. The boundaries between these districts do not follow obvious geographic lines — two homes on the same street can fall into different districts.
This matters enormously for home value. Jericho and Roslyn are consistently ranked among the top school districts in New York State. East Williston (Wheatley) is also highly regarded. Westbury serves a different community profile and carries different market implications. Before you fall in love with a specific property in Old Westbury, it’s worth confirming the exact district that serves that parcel — not the general area, but that specific address. I verify this for every buyer before they go any further in the process.
Old Westbury is one of the most expensive residential markets in Nassau County, and the range is wide. Recent data shows median sale prices ranging from approximately $1.7 million on the lower end to nearly $3 million or more depending on the parcel, the school district, the lot size, and the condition of the property. The upper end of the market reaches $10 million and beyond for larger estate holdings.
Pricing in Old Westbury is genuinely complex because the village has very few transactions in any given month — only a handful of homes sell each quarter. With that few comparable sales, standard pricing formulas don’t hold the way they do in higher-volume markets. Variables like whether a property falls in the Jericho or Westbury school district, whether the lot is zoned BB (2-acre minimum) or B-4 (4-acre minimum), and whether there are additional structures on the parcel all affect value significantly. An accurate market evaluation requires someone who understands these local variables, not just the general Nassau County median.
Directly and significantly. In a village where four different school districts operate within the same zip code, the district serving a specific address is one of the most consequential pricing variables a buyer will encounter. Properties that fall within Jericho UFSD or Roslyn UFSD tend to command a premium because both districts are among the highest-ranked in New York State. East Williston (Wheatley) also carries strong market appeal. Properties served by Westbury UFSD reflect a different market dynamic.
The practical implication for buyers is that two homes that look nearly identical on paper — same square footage, same lot size, same street — can carry meaningfully different price tags based solely on the district serving each address. For sellers, understanding which district serves your property and how that positions you relative to recent comparable sales is essential to pricing correctly from day one. Overpricing in a thin market like Old Westbury is particularly costly because there are so few active buyers at any given time, and a listing that sits accumulates days on market that are hard to recover from.
Spring Hill at Old Westbury is the village’s most prominent gated community, developed by Kean Development on the 160-acre grounds of the former Phipps estate. It features 24-hour guard-gated security, a private 3-acre freshwater lake with a floating boathouse, and custom-built homes on multi-acre lots. For buyers, it offers a level of privacy and community infrastructure that is genuinely rare even by Old Westbury standards.
What buyers need to understand going in is that gated communities like Spring Hill come with homeowners’ association rules, architectural review requirements, and HOA fees that are part of the long-term cost of ownership. Before making an offer on any Spring Hill property, you’ll want a clear picture of what the HOA permits in terms of renovations, additions, and exterior changes — and what the current fee structure looks like. I walk buyers through those details before you’re under contract, not after. East Williston Schools (Wheatley) serve Spring Hill, which is another relevant factor for families evaluating this community.
Many Old Westbury properties — particularly the larger estate parcels — rely on private wells and septic systems rather than municipal utilities. This is a meaningful distinction for buyers because it affects both the inspection process and the ongoing maintenance picture. A well and septic inspection is a separate and important component of due diligence on these properties, and it should be conducted by a specialist, not just a general home inspector.
For buyers unfamiliar with private systems, the key things to understand are the age and condition of the septic system, the well water quality, and whether the system is appropriately sized for the home’s current or intended use. Older estate properties may have systems that predate modern standards, which can surface negotiation points during the inspection period. Having an agent who knows which specialists to bring in — and who has existing relationships with inspectors experienced on large Old Westbury properties — makes this part of the process significantly less stressful and more productive.
Off-market transactions are genuinely common in Old Westbury, and for good reason. Estate owners in this village often prefer privacy — they don’t want unvetted buyers touring their property, and they don’t always want a public listing announcing that their home is for sale. As a result, some of the best properties in this village trade hands through private referral networks before they ever reach the MLS.
For buyers, this means that working with an agent who has established relationships within the Old Westbury market — with other agents, with estate attorneys, with long-time residents — is not a luxury. It’s a practical necessity if you want access to the full range of available properties. I operate across Nassau County with the kind of professional network that opens those doors — and in a village where only a handful of homes sell each month, that access can be the difference between finding the right property and settling for whatever happens to be publicly listed.
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