Nassau County Property Records

Nassau County, located on western Long Island directly east of New York City, is one of the most densely populated suburban counties in the United States. With approximately 1.4 million residents across three towns (Hempstead, North Hempstead, and Oyster Bay), two cities (Long Beach and Glen Cove), and over 60 incorporated villages, Nassau County's property landscape is extraordinarily diverse — from the Gold Coast estates of the North Shore to the bungalow communities along the South Shore barrier islands. Property professionals, attorneys, and investors researching Nassau County real estate need reliable access to deed records, sales data, tax assessments, and permit histories across a complex web of overlapping jurisdictions.

Nassau County's real estate market is driven by proximity to Manhattan, strong public school districts, and established communities with distinct character. The county consistently ranks among the most expensive suburban markets in the nation, with median home prices well above national averages.

The North Shore — including Great Neck, Manhasset, Roslyn, and Oyster Bay — commands the highest prices, with waterfront estates and historic properties often exceeding several million dollars. Central Nassau communities like Garden City, Rockville Centre, and Floral Park offer classic suburban living with walkable downtowns and LIRR access. The South Shore communities of Merrick, Bellmore, and Massapequa provide more affordable options while maintaining beach access and strong community identity.

Long Beach, the county's barrier island city, has experienced significant revitalization since Hurricane Sandy, with new construction and rising property values. Investors should note that flood insurance requirements and coastal building regulations significantly impact property costs in South Shore and barrier island locations.

RegWatch aggregates Nassau County property data from multiple authoritative sources:

• ORPTS Sales Records: The NYS Office of Real Property Tax Services maintains a comprehensive sales database accessible through the Property Assessment Data Web portal. Every recorded sale includes buyer/seller names, sale price, deed book/page references, and property classification codes.
• Nassau County GIS: The county's Geographic Information System provides parcel boundaries, building footprints, and assessment data through ArcGIS FeatureServer endpoints. Each parcel includes Section-Block-Lot identifiers, acreage, property class, and assessed values.
• NYS Statewide Parcels: The annual statewide parcel dataset supplements local GIS with owner names, deed references, and assessment rolls for cross-verification.
• Nassau County Land Records: The county clerk's USLandRecords portal provides access to recorded deeds, mortgages, liens, and other instruments — searchable by name, parcel (Section-Block-Lot), or book/page reference.
• NY Tax Warrants: State tax warrant data from the NYS Department of Taxation and Finance identifies properties with outstanding state tax obligations.

Nassau County uses a Section-Block-Lot (SBL) system to identify properties, distinct from NYC's Borough-Block-Lot. The "section" corresponds to a geographic area within the county's tax map system, with blocks and lots subdividing each section. A complete parcel identifier requires all three components.

Property assessments in Nassau County have been historically contentious. The county completed a comprehensive reassessment effective for the 2020/21 tax year — the first full reassessment in decades. This transition shifted many properties to market-value-based assessments, resulting in significant tax changes for homeowners throughout the county. The assessment roll is maintained by the Nassau County Department of Assessment.

Title searches in Nassau County involve examining records at the county clerk's office in Mineola. The clerk's USLandRecords portal provides online access to recorded documents from recent decades, though older records may require in-person research. RegWatch streamlines this process by cross-referencing clerk records with ORPTS sales data and statewide parcel information.

Nassau County's structure is unique — three towns encompass nearly all residential areas, with cities and villages providing additional governance layers:

• Town of Hempstead: The largest town by population in the United States, encompassing most of southern Nassau. Includes communities from upscale Woodmere and Hewlett to more affordable areas like Uniondale and Roosevelt. Also includes the barrier island communities of Long Beach (a city), Atlantic Beach, and Lido Beach.
• Town of North Hempstead: Home to the affluent Great Neck peninsula, Manhasset, Port Washington, and Roslyn. Strong school districts and proximity to the city make this among the most desirable suburban locations in the metro area.
• Town of Oyster Bay: Eastern Nassau, including Syosset, Jericho, Massapequa, and Hicksville. Mix of waterfront properties on the North Shore and suburban communities with LIRR access throughout.
• City of Long Beach: A barrier island city with a boardwalk, beach culture, and significant post-Sandy redevelopment. Condos, co-ops, and single-family homes in a walkable urban grid.
• Garden City: An incorporated village known for its planned community design, excellent schools, and Roosevelt Field Mall. Consistently among the highest-valued residential areas in the county.