Drive down Broadway in Hicksville this fall and you'll pass at least three active construction sites, a mall waiting on demolition permits, and a train station getting rebuilt underneath the trains still running on it. If you're shopping for a single-family home here and you've been watching all that steel go up, you might assume relief is coming. More units, more supply, more competition among sellers, right?
That's not what the numbers show. Hicksville's single-family market moved homes in 32 to 46 days through most of 2026, depending on which report you check, and the most recent sold-to-list snapshot, from July 2026, put closed sales at 99% of asking. Nothing about that says a market getting easier for buyers. The reason isn't a mystery once you look at what's actually being built and where the zoning line falls. The construction boom downtown was never built to compete with your next single-family purchase. In some ways, it's making that purchase harder, not easier.
What's Actually Under Construction
The Town of Oyster Bay has confirmed more than 500 residential units moving through private-sector approval and construction in downtown Hicksville, with three major projects already underway and three more in the pipeline. Here's what's on the ground right now:
- Fieldstone at North Broadway, a 1.6-acre assemblage two blocks from the LIRR station, developed by P7 Development and built by The Kulka Group. It's a podium building with below-grade parking, street-level retail, and three floors of market-rate apartments above.
- Premerio Cherry, a 20-unit, fully electric building three blocks from the station, financed with a $7.5 million loan from the Community Preservation Corporation. Three units are reserved as affordable, two at 80% of Nassau County's area median income and one at 100%.
- 47 West Cherry Street, a proposed 10-townhouse development that went before the Planning Advisory Board this spring, notable mainly because it's the first for-sale product downtown in years.
- 20 and 40 Jerusalem Avenue, the former Bank of America site, slated for a four-story, 184,000-square-foot mixed-use building with 106 residential units and a 241-space parking garage.
- Broadway Commons Mall, which the town approved for redevelopment in August 2026. The plan cuts roughly 223,000 square feet of retail space, adds a BJ's Wholesale Club with a gas station, and expands the IKEA store, while Target and Round1 Bowling and Arcade stay put. Macy's is expected to come down by December 2026.
Underneath all of it sits a $300 million LIRR station modernization adding a third track and new platforms, on track to finish in 2026 and cut the ride to Manhattan to about 40 minutes for anyone living within walking distance.
The Zoning Line Nobody Selling You a House Mentions
None of this is accidental sprawl. In February 2021, the Town of Oyster Bay adopted new zoning for the blocks surrounding Hicksville station specifically to concentrate multifamily housing, retail, and pedestrian-oriented development in a defined transit-oriented district. That zoning followed years of planning with Vision Long Island, the Hicksville Chamber of Commerce, and the Downtown Hicksville Revitalization Committee, built on top of the $10 million Downtown Revitalization Initiative award the hamlet won from the state.
The practical effect: every project on that list above sits within a few blocks of the train station, and every unit in it is an apartment, a rental, or in one small case a townhouse. None of it is a detached single-family home. A Town of Oyster Bay official put it plainly when discussing the pipeline, saying the goal is for Hicksville to become "the new, best downtown on Long Island." That's a downtown goal. It was never a single-family inventory goal, and the zoning map reflects that split deliberately.
If you're comparison-shopping a Levittown cape a mile away, or a raised ranch on one of Hicksville's residential side streets, none of these 500-plus units will ever show up as a competing listing in your search. They're built for a different buyer, and in the case of the affordable units at Premerio Cherry, a renter who doesn't qualify to buy them at all.
What the Sales Data Actually Shows
Here's where the reports diverge slightly depending on geography and timing, which is worth laying out plainly rather than picking one number and calling it settled.
| Source | Period | Median Price | Days on Market | Note |
|---|---|---|---|---|
| Citywide report | March 2026 | $773,000 | 44 | up 3.0% year over year |
| ZIP 11801 report | March 2026 | $750,000 | 41 | down 0.66% year over year |
| Trailing 12-month report | as of mid-2026 | $755,000 | 46 | 278 homes sold, 93 active listings |
| List-price snapshot | August 2026 | $833,000 | 42 | list price, not closed sale |
| Local agent snapshot | July 2026 | $720,000 | 32 | 99% sold-to-list, small monthly sample |
The spread between $720,000 and $833,000 looks like disagreement until you notice it's mostly a function of what each source is measuring. List price runs hotter than closed price. A single ZIP code can move differently than the citywide average in any given month. None of these five reports show softening. Days on market stayed contained in the 30s and low 40s across every single one, and even the citywide report showing only 20 closed sales in March 2026, up from 14 a year earlier, is a rounding error against the 500-plus units now under construction three blocks away. The new supply simply isn't entering this pool. It can't, because it's zoned into a different category of housing altogether.
What This Means If You're Buying Or Selling Here
If you're selling a single-family home in Hicksville right now, the downtown construction isn't a threat to your price. If anything, it's adding to your listing's story. A shorter commute, a mall getting new tenants, a plaza and expanded Kennedy Park designed for outdoor events, all of that raises the profile of the neighborhood without adding a single comparable sale to undercut you. Buyers drawn to Hicksville by the 40-minute train ride or the reworked downtown still have to compete for the same fixed stock of single-family houses that existed before any of this construction started.
If you're buying, don't wait for the crane count to translate into more houses on your list. The 10 townhouses proposed for West Cherry Street are the first for-sale residential product downtown in a long time, and even that project, if approved, adds ten units against a single-family market that closed under 300 sales in the last 12 months. Set your search radius and your offer strategy assuming today's competitive conditions hold, because the zoning that separates downtown construction from single-family inventory isn't scheduled to change.
A Few Questions Worth Answering Directly
Will any of the 500-plus new downtown units ever become single-family homes for sale? No. Every project currently approved or under construction is multifamily rental or, in the case of 47 West Cherry Street, attached townhouses. None are detached single-family product.
Does the transit-oriented zoning extend into Hicksville's single-family blocks? No. The February 2021 zoning applies to the area immediately surrounding the LIRR station. Residential streets beyond that radius are not part of the TOD district and aren't subject to the same density allowances.
When does the LIRR station project actually finish? The $300 million modernization, including the third track and new platforms, is on track for completion in 2026, according to the project's public financing partners.
Hicksville's downtown is changing fast, and that's a genuinely good story for anyone who already owns here or is about to. It's just not the story that lowers your competition for a single-family house. If you're trying to figure out what your specific block, price range, or timeline actually looks like against this backdrop, that's a conversation worth having before you write an offer or set a list price. Jimmy Singh and Singh's Team track these numbers block by block across Hicksville and the surrounding towns. Get your free home valuation and find out where your house actually sits in this market.
