Commercial Real Estate Market in Muttontown, NY
Updated monthly: sale, lease, property records, location trend, and more… · Last update: September 30
57 active listings and 516 off-market properties in Muttontown, NY. Commercial property asks $410/SF to buy and $41.31/SF/Yr to lease.
Market Trends
Figures below refresh monthly; last updated 30 September 2026.
Office
Office vacancy in Muttontown, NY runs 19.9% across the Northeast region in 2025, up from 13.1% in 2019.
Vacancy Rate % in Northeast region
Retail
Retail vacancy in Muttontown, NY runs 6% across the Northeast region in 2025, little changed from 6% in 2019. Down from a 2020 peak of 7.1%.
Vacancy Rate % in Northeast region
Industrial
Industrial vacancy in Muttontown, NY runs 7.6% across the Northeast region in 2025, up from 5.4% in 2019. Nearly 2.4x the 2021 low of 3.2%.
Vacancy Rate % in Northeast region
Multifamily
Multifamily vacancy in Muttontown, NY runs 5.6% across the Northeast region in 2025, up from 4% in 2022.
Vacancy Rate % in Northeast region
Zoning & Land Use
Land Use Mix share of zoned land by category
- Residential 99.6%
Largest Zones share of zoned land by district
Residence 2 Acre Minimum Lot
Residence 3 Acre Minimum Lot
Residence 5 Acre Minimum Lot
Residence 0.5 Acre Minimum Lot
Residence 1 Acre Minimum Lot
Muttontown, NY zones 3,897 acres across 6 districts. The largest single district is Residence 2 Acre Minimum Lot at 44.4%.
Residence 2 Acre Minimum Lot (A-1)
Residence Districts A-1, E-3 and E-5. § 190-11 Special use permits. § 190-12 Residence Districts A-2 and A-3. § 190-13 Obnoxious or offensive uses. § 190-14 Accessory dwellings. Article V Economic Development District § 190-15 Purpose.
Market overview
Tools
Lease vs Buy Breakeven
At $41.31/SF/Yr lease vs $410/SF buy → buying wins if held > 1.4 years.
At a 10.1% gross asking yield the payback reads short relative to leasing. Assumes 30% down at 6.5% fixed, 2% a year in taxes and upkeep, 3% appreciation, 5% opportunity cost, 2% closing plus 5% selling costs, and a 3% annual rent escalator.
Nearby Markets
| Market | Average Sale Price, $/SF | Average Lease Price, $/SF/Yr |
|---|---|---|
| Syosset | — | $26.02 |
| Matinecock | — | — |
| Woodbury | — | — |
| Hicksville | — | $26.59 |
Commercial property in Muttontown, NY asks $410/SF.
Frequently Asked Questions
What is the average price per square foot for commercial property in Muttontown?
Commercial property in Muttontown, NY asks an average of $410 per square foot. The 7 most recent recorded sales traded at a median of $703/SF.
How much does it cost to lease commercial space in Muttontown?
Asking lease rates in Muttontown, NY average $41.31 per square foot per year.
Is it cheaper to lease or buy commercial space in Muttontown?
Buying beats leasing in Muttontown, NY if the property is held longer than 1.4 years, comparing $41.31/SF/Yr asking rent with $410/SF asking price. The model assumes 30% down at 6.5% fixed, 2% of value per year in taxes and upkeep, 3% appreciation, 5% opportunity cost on the cash and a 3% annual rent escalator.
What zoning applies to commercial property in Muttontown?
Muttontown, NY zones 3,897 acres across 6 districts, of which 0% is commercial and 0% industrial. The largest single district is Residence 2 Acre Minimum Lot at 44.4% of zoned land. Residence Districts A-1, E-3 and E-5. § 190-11 Special use permits. § 190-12 Residence Districts A-2 and A-3. § 190-13 Obnoxious or offensive uses. § 190-14 Accessory dwellings. Article V Economic Development District § 190-15 Purpose. Residential zoning covers 99.6% and open space 0%.
Where does Realmo's Muttontown market data come from?
Realmo compiles Muttontown, NY figures from 7 recent recorded sales, 22 active sale listings, 35 active lease listings, 516 tracked off-market properties, the current Muttontown zoning release. Sale and lease figures refresh monthly; vacancy annually. Last updated 30 September 2026.
Methodology & data sources
- Asking prices and averages
- Computed from 22 active for-sale and 35 active for-lease listings in Muttontown, NY. These are ASKING figures from live listings, not closed-transaction prices, and a segment carried by a handful of listings reads as indicative rather than an average.
- Vacancy rates
- Published per-sector market series, taken at the metro level where one exists and otherwise at the Census-region level — a chart reading "in <region> region" is a regional number, not this city's.
- Zoning and land use
- The current municipal zoning release: 3,897 zoned acres across 6 districts. Shares are of zoned land, so parcels the release leaves unclassified are excluded from the mix.
- Refresh
- The monthly aggregates close at the end of the previous month, so 30 September 2026 — not today — is the honest last update.
- Known limitations
- office vacancy is reported at Northeast region level, retail vacancy is reported at Northeast region level and industrial vacancy is reported at Northeast region level.
- Coverage
- Metrics below the 10-observation threshold fall back one geographic level. The geography used is named on each figure.
Compiled by the Realmo Data team · reviewed 30 September 2026 · report a data issue
