Babylon: Downtown, Argyle Theatre, waterfront homes draw buyers
Houses along Waters Edge Court overlook one of Babylon's multiple canals that lead out to the Great South Bay. Credit: Debbie Egan-Chin
THE SCOOP Bordered west and east by a river and a creek and fronted by the Great South Bay, the Village of Babylon is a maritime haven, snug behind barrier islands. Dozens of homes berth their boats in backyard docks, and more than 450 municipal slips are open to residents and non-residents alike.
"We absolutely have that maritime feel, being so close to the water," said Tom Vitale, director of the Babylon Public Library, wearing his alternate hat as president of the Babylon Village Chamber of Commerce. "But we also have some really nice parks, a lot of fun little boutiques in our business district, a lot of great restaurants."
Here, Carlls River wends its way south through Southards Pond Park, past the Babylon Park Avenue Tennis Courts and Trails and the Babylon Village Dog Park and into Argyle Lake and its accompanying park.
Argyle Lake Park is a favorite local spot to stroll along the water and enjoy nice weather. Credit: Debbie Egan-Chin
Farther inland, where Montauk Highway intersects Deer Park Avenue to the north and Fire Island Avenue to the south, is the walkable downtown business district, a tidy collection of mostly one- and two-story shops.
It includes the Argyle Theatre, dating to 1921 and dubbed Long Island's largest house affiliated with the Actors' Equity union, allowing it to bring musicals with high-caliber casts. A few steps away, Glen's Dinette has been a breakfast and lunch staple since 1948, with its current owner, since 1990, retaining its retro look.
No big-box stores break the small-town feel. Residents can drive to supermarkets including Stop & Shop and Lidl in West Babylon for things they don't find in the village's specialty stores or at its Sunday farmer's market.
Deer Park Avenue is home to a bustling strip of restaurants, bars and shops. Credit: Debbie Egan-Chin
The village also squeezes in a public golf course and a residents-only Olympic-size pool with adjoining recreation area featuring basketball and volleyball courts, a playground and more.
While homes are on the pricey side, "You get a real bang for your buck," said Vitale, particularly because of "a phenomenal school district with very small class sizes, a lot of individual attention and a superintendent as accessible as a principal or a teacher." He lives in North Babylon and "I'm saving for a home to be able to live in Babylon Village."
Argyle Theatre is a staple in the area and boasts productions with high-caliber casts. Credit: Debbie Egan-Chin
"I moved here in 1987 and there was something special about it," recalled real estate broker Mary Adams, mayor since 2023. "I couldn't put my finger on it. People would say, 'Why did you move out there?' " She eventually realized, she said, "It's that everybody knows everybody here."
And, she quipped, "We're a very dog-friendly community. We might not know each other's names, but we know our dogs' names!"
Homes along Smith Street, top, and Ann Street in Babylon. Credit: Debbie Egan-Chin
SALE PRICES Between April 1, 2024, and March 31, 2025, there were 135 home sales with a median sale price of $715,000, according to OneKey MLS. During that period a year earlier, there were 117 home sales with a median sale price of $670,950.
CONDOS AND CO-OPS There is one condo, priced at $439,000, on the market.
OTHER STATS
Population 12,182
Median age 44.9
Median home value $715,500
Monthly LIRR ticket from Babylon $341
School districts, graduation rates Babylon (95.1%), West Babylon (93.6%), North Babylon (93.5%)
Libraries Babylon, West Babylon, North Babylon
Transit Suffolk County Transit Routes 2, 3, 5, 15
Sources: 2023 American Community Survey; OneKey MLS via InfoSparks by ShowingTime; LIRR, data.nysed.gov, Suffolk County Transit
ON THE MARKET
$2.4 million
This $2.4 million Babylon home overlooks the Great South Bay. Credit: Signature Premier Properties
On the waterfront of the Great South Bay, in a zone not requiring flood insurance, this expanded ranch is nearly 4,000 square feet. It has four bedrooms and five bathrooms — four of them en suite — plus a kitchen with Thermador appliances and marble countertops, a 20-by-40-foot gunite pool with spa and 100 feet of docking. Taxes are $34,774. Lisa Locorriere, Signature Premier Properties, 631-422-3100.
$1.375 million
This $1.375 million Babylon home was renovated in 2022. Credit: Courtesy of Century 21 Adams Rea
This nine-room mid-century Colonial, gutted and renovated in 2022, has a bluestone porch, a two-car garage and a patio pergola with retractable roof and Weber grill. The four-bed, 3½-bath home includes two-zone A/C, a newly refaced stone fireplace and landscaped grounds. Taxes are $24,571. Mary E. Adams, Century 21 Adams Real Estate, 631-661-7200.
$799,990
This $799,990 Babylon home is 2,172 square feet. Credit: Carol Lynch, Realty Connect USA
Located on a canal, this 2,172-square-foot home with four bedrooms and two baths boasts a formal dining area as well as an eat-in kitchen with Energy Star appliances. The back features a waterside deck and a Juliet balcony off the main bedroom. Taxes are $18,963. A sale is pending. Carol K. Lynch, Realty Connect USA, 631-275-0439.
RECENTLY SOLD
$3.15 million
Lucinda Drive
Style Colonial
Bedrooms 5
Bathrooms 4
Built 2008
Lot size 0.57 acre
Taxes $51,200
+/- List price -$140,000
Days on market 109
$918,000
Araca Road
Style Colonial
Bedrooms 3
Bathrooms 3
Built 1950
Lot size 0.18 acre
Taxes $20,234
+/- List price -$81,514
Days on market 215
$475,000
Tappan Avenue
Style Ranch
Bedrooms 2
Bathrooms 1
Built 1950
Lot size 0.14 acre
Taxes $9,729
+/- List price -$24,000
Days on market 174
ON ONEKEY MLS
Number of listings 20
Price range $439,000 to $2.4 million
Tax range $9,650 to $38,840
