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Choosing the right real estate broker in Long Island, NY can be the difference between a smooth transaction and a stressful one. Based in New York, New York and serving clients throughout Long Island, Daniel S. Colomban at Skyler Realty LLC combines Manhattan-honed negotiation skills with hyperlocal Long Island knowledge. Whether you’re buying your first home in Nassau County, selling a waterfront property on the South Shore, or investing in a multifamily near the LIRR, Daniel delivers clear guidance, precise pricing, and a concierge-level experience tailored to Long Island’s diverse markets.
As a seasoned real estate broker Long Island NY buyers, sellers, and investors rely on, Daniel understands the nuances that shape value across neighborhoods: school districts, commute times, flood zones, tax impacts, permitting, and the unique property types you’ll encounter from Queens to Suffolk County. This guide outlines how Daniel and Skyler Realty LLC can help you reach your real estate goals—and what to know about purchasing, selling, and investing on Long Island.
Long Island is not a monolith. Prices, property styles, and market dynamics shift dramatically between North Shore and South Shore, Nassau and Suffolk, and even block to block in some communities. A broker who knows the terrain helps you make confident decisions and avoid costly missteps.
What Daniel S. Colomban and Skyler Realty LLC do differently: - Precision pricing: Daniel’s pricing strategies blend on-the-ground observations (condition, curb appeal, street orientation) with data (recent comps, listing-to-sale price ratios, days on market). For sellers, this means maximum exposure and stronger offers; for buyers, it means not overpaying. - Negotiation that wins: New York negotiations move quickly. Daniel helps you structure compelling offers—favorable terms, proof of funds or solid pre-approval, realistic timelines—and strategically counters to protect your value as the deal progresses through inspection and attorney review. - Local nuance, zero guesswork: From septic vs. sewer in Suffolk to co-op board packages in Queens and parts of Nassau, Daniel anticipates requirements before they slow you down. - Trusted network: Need a Long Island attorney familiar with co-op contracts? An inspector who knows how to spot outdated oil tanks or signs of prior coastal flooding? Daniel connects you with vetted pros who keep your file moving. - Boutique service with modern tech: Skyler Realty LLC leverages targeted digital marketing, professional photography, and rigorous lead follow-up while keeping the experience personal. You’ll never wonder where your deal stands.
Understanding micro-markets is essential on Long Island. Here are highlights Daniel regularly discusses with clients:
Nassau County - North Shore (Great Neck, Manhasset, Port Washington, Roslyn, Sea Cliff): Often prized for acclaimed school districts, village amenities, and proximity to the Port Washington and Oyster Bay LIRR branches. Architectural variety includes colonials, Tudors, and mid-century homes. Many areas feature walkable downtowns. - Central Nassau (Garden City, Mineola, Westbury, New Hyde Park): Transit-rich with strong community amenities. Garden City’s downtown draws upscale retail and dining; Mineola has become a hub of transit-oriented development with courthouse and healthcare employment nodes. - South Shore (Rockville Centre, Oceanside, Freeport, Long Beach): Popular for vibrant downtowns, marinas, and beach access. Be mindful of flood zones along canals and bays—Daniel helps interpret elevation certificates and insurance considerations. - Eastern Nassau (Syosset, Jericho, Plainview, Hicksville): Competitive family markets with sought-after schools and easy access to the LIE and Northern State Parkway. Ongoing development around Hicksville’s transit core adds appeal for commuters.
Suffolk County - Huntington Area (Huntington, Cold Spring Harbor, Greenlawn): Huntington Village offers culture, dining, and nightlife. Expect a mix of historic homes and updated colonials; rolling topography and some larger lots are common. - Mid-Suffolk (Smithtown, Commack, Hauppauge, St. James): Excellent highway access and community parks. Homes tend to be larger with garages and yards; septic systems are common—inspections matter. - South Shore (Babylon, West Islip, Islip, Bay Shore, Sayville, Patchogue): Bayfront living, fishing, and ferries to Fire Island. Revitalized downtowns like Bay Shore and Patchogue appeal to both owner-occupants and investors. - North Fork and East End (Riverhead, Mattituck, Greenport): Wineries, farm stands, and a quieter pace. Waterfront and agricultural-adjacent properties require expertise with zoning, setback rules, and conservation considerations.
Queens and the Long Island Connection Queens neighborhoods—including Bayside, Douglaston, Little Neck, Forest Hills, and Kew Gardens—sit on the western end of Long Island and offer co-ops, condos, and single-family homes with quick transit to Manhattan. Co-op purchases require board approval and detailed financial packages; Daniel helps you prepare a clean, complete submission that stands out.
Commuting and Lifestyle Anchors That Influence Price - LIRR lines: Port Washington, Oyster Bay, Long Beach, Babylon, Ronkonkoma, and Montauk branches shape demand by commute time. Properties within walking distance of stations often command premiums. - Parkways and highways: Easy access to the LIE (I-495), Northern State, Southern State, and Sunrise Highway impacts buyer pools and resale. - Beaches and parks: Jones Beach, Robert Moses State Park, Sunken Meadow, and the Long Beach boardwalk are major lifestyle draws. Proximity boosts appeal, especially for seasonal and second-home buyers. - School districts: District reputation influences demand and pricing. Daniel helps you factor district boundaries into your search.
Buying in New York has unique steps. Here’s how Daniel guides you end-to-end:
1) Pre-approval and strategy - Secure a robust pre-approval from a lender experienced in New York and, if applicable, co-ops or jumbo loans. - Define non-negotiables: school district, commute, flood zone tolerance, property type (co-op/condo vs. single-family), and budget inclusive of property taxes.
2) House hunting with focus - View a range of property styles common to Long Island—cape, ranch, split-level, colonial—to clarify how layout and maintenance fit your lifestyle. - Consider flood maps on the South Shore and waterfronts; check prior storm history and elevation details when relevant.
3) Offers that stand out - Daniel helps calibrate price and terms based on comps, seller motivation, and current competition. Earnest deposits, flexible closing timelines, and clear financing strengthen your position.
4) Attorney review and inspection - In New York, attorneys negotiate the contract. Daniel coordinates with your attorney to keep deadlines tight. - Inspections often include general home, termite, oil tank sweep, chimney, and, in Suffolk, septic evaluation. If a property has a cesspool or older septic, understand upgrade costs and local compliance requirements.
5) Appraisal and underwriting - Daniel prepares the appraiser with relevant comps and updates to support value. If an appraisal comes in low, he negotiates solutions such as price adjustments or appraisal disputes with new comps.
6) Title, permits, and COs - Title searches must reconcile with permits and certificates of occupancy for additions, decks, finished basements, and sheds. Daniel flags common CO gaps early to avoid delays at closing.
7) Closing and move-in - Typical closing timelines run 60–90 days depending on financing and co-op board approvals. Daniel coordinates walkthroughs to confirm repairs and property condition before you sign.
To command top dollar, sellers need more than a yard sign. Daniel’s Skyler Realty LLC listing approach includes:
Vendor coordination for quick fixes, CO checks, and photo-ready timing.
Story-driven marketing
Strategic pricing to create urgency while preserving negotiation room; real-time adjustments based on showing feedback and competing inventory.
Maximum exposure with real follow-up
Thoughtful open houses and private tours that collect true buyer insights, not just foot traffic.
Negotiation and contract management
From transit-oriented developments to coastal rentals, Long Island offers a range of investment plays:
Hempstead, Freeport, Mineola, Rockville Centre, Bay Shore, and Patchogue have consistent rental demand driven by transit and amenities. Daniel helps you analyze rent comps, turnover, and typical expense profiles (taxes, utilities, insurance).
University and medical-adjacent rentals
Stony Brook and nearby medical corridors can provide steady tenant pools. Understand municipal rental permit rules and occupancy limits; Daniel helps you verify compliance.
Seasonal and beach-proximate rentals
Long Beach, Freeport’s nautical neighborhoods, and South Shore enclaves near Fire Island ferries attract summer demand. Flood insurance, elevation, and storm-hardening measures materially affect ROI.
Value-add single-family
Mid-century ranches and capes across Suffolk and Nassau provide opportunities for layout updates and energy efficiency improvements that lift both rent and resale value.
1031 exchange coordination
Permits, rental licensing, and zoning vary by town and village. Daniel ensures you understand the rules before you invest so your pro forma reflects true operating costs and timelines.
Taxes vary widely between counties and even within neighboring communities. Budget carefully and use current tax bills for accurate estimates. Ask Daniel about factors that influence bills—assessed value, school district budgets, and exemptions you may be eligible for.
Flood zones and insurance
South Shore and canal-front areas often sit in special flood hazard zones. Elevation certificates, mitigation features (flood vents, raised mechanicals), and policy quotes should be part of due diligence.
Septic and sewer
Much of Suffolk relies on septic systems. Inspections can identify aging or non-compliant systems and potential upgrade costs. Nassau has broader sewer coverage, but due diligence is still key.
Co-op vs. condo vs. single-family
Clients choose Daniel and Skyler Realty LLC for: - New York–level negotiation skill applied to Long Island micro-markets - Transparent communication and a single point of accountability from first consult to closing - Local intel on schools, commuting, beaches, flood zones, and permitting that actually impacts your bottom line - A curated network of attorneys, lenders, inspectors, and contractors who know how to get Long Island deals done - A boutique experience—no getting lost in a big-box shuffle—backed by data-driven marketing and modern tools
If you’re planning a move from New York, New York to Long Island—or you already live on the Island and want a sharper strategy—Daniel will meet you where you are and build a plan you can trust.
With financing, 60–90 days is common. Co-op purchases may take longer due to board approvals.
Are bidding wars still common?
In turnkey homes within popular school districts or near LIRR hubs, competitive bidding can occur. Daniel helps you calibrate terms and escalation strategies to stay competitive without overpaying.
What should I know about finishing basements or extensions?
Verify that any finished space has proper permits and certificates of occupancy. Unpermitted work can delay closing or limit financing options.
Do I need flood insurance?
If your home is in a designated special flood hazard area and you have a mortgage, lenders typically require it. Even outside these zones, some buyers select coverage for added protection.
What improvements get the best ROI when selling?
Work with a real estate broker Long Island NY clients recommend for clarity, negotiation strength, and local nuance. Daniel S. Colomban at Skyler Realty LLC brings the best of New York, New York expertise to every Long Island transaction—so you can move forward with confidence.
To begin, reach out to Skyler Realty LLC and Daniel S. Colomban. Learn more about his approach and current listings at daniel-s-colomban-skyler-realty-llc.skyler-realty.com.
Equal Housing Opportunity. This content is for informational purposes and is not legal, tax, or insurance advice. For personalized guidance, consult the appropriate licensed professionals.
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