Strip centers · New York
Montauk Highway shopping district
Proposed housing redevelopment approved under new zoning; active market context but no site specifics. · summary, model-written
Solid = from the authors' map · outlined = public source · dashed = model-written, not yet reviewed by a person. Tap any value's source label to see where it came from. documented = a quoted excerpt (click to read it) · reported = a source named, no excerpt yet · no source.
Site profile5 elements · what this retrofit is built with · tap a chip for the evidence
Retrofit in the pipeline
This site: …proposed record · all sites with thisCounty typical rent $2,000+
This site: $3,352/mo zillow · all sites with thisRedeveloped
This site: Brookhaven officials say a section of the Montauk Highway shopping district could be ripe for revitalization record · all sites with thisHousing
This site: …new_use field newtypes-extraction · all sites with thisRetail (continued)
This site: Brookhaven officials say a section of the Montauk Highway shopping district could be ripe for revitalization Approved by town newtypes-extraction · all sites with thisNow
| Status | Retrofit proposedWikipedia no source |
|---|---|
| Strategy | Redevelopment, proposedWikipedia no source |
| New uses | housingWikipedia no source |
| What is there now | Brookhaven officials say a section of the Montauk Highway shopping district could be ripe for revitalizationnewtypes-extraction reported |
Planning
| Zoning change | Commercial Redevelopment District zoning category (floating zone)newtypes-extraction reported |
|---|---|
| Planning notes | Approved by town board.Wikipedia no source |
Site context
| Housing permits, Suffolk County (NY), 2024 | 260 units in 5+ unit buildings, 10 in 2–4, 1,137 single-family; 2023: 208 in 5+Census BPS |
|---|---|
| Other atlas sites nearby | 1 within 10 km, 5 within 25 km: Sun Vet Mall (5.7 km)computed |
| Retail trade in the county, 2025 (BLS QCEW) | 73,266 jobs in 5,685 establishments; average annual pay $48,753; employment location quotient 1.07; employment -0.3% on the yearBLS QCEW 2025, NAICS 44-45, private |
| Jobs located in the tract, 2022 | 698 jobs; 248 in retail trade, 48 in accommodation and food (workplace blocks summed to tract 36103159109)Census LEHD LODES8 WAC 2022 |
| Upward mobility (Opportunity Atlas, 2010 tract) | children of low-income (25th percentile) families reached the 50th income percentile as adults; 2.7% incarcerated at the 2010 count (407 children in the sample); born 1978–83, measured 2014–15Opportunity Insights |
| Food access (USDA FARA 2019, 2010 tract) | low-access at 1 mile, not low-income; 21% of residents more than 1 mile from a supermarket; poverty rate 9.5%; median family income $89,901; 459 SNAP householdsUSDA ERS |
| Schools | Patchogue-Medford Union Free School District (PK-12); 4 public schools within 1 mile: BAY ELEMENTARY SCHOOL; MEDFORD ELEMENTARY SCHOOL; SOUTH OCEAN MIDDLE SCHOOL; EASTERN SUFFOLK BOCESNCES EDGE |
| Elevation | 22 ft above sea level at the site pointUSGS 3DEP |
| Storm events in the county, 2016-2025 | 329 county-logged events: 179 thunderstorm wind, 113 flash flood, 13 lightning, 13 hail; $7,583,800 property damage reported; 1 direct deaths; forecast-zone events (most flood, winter and heat) not countedNOAA Storm Events |
| Homes for sale in ZIP 11772, 2026-09 | median list price $639,999 (+6.7% on the year); 84 active listings; median 46 days on market; 9% with a price cutRealtor.com Research |
| Retail trade in the county, 2012 to 2023 | 6,079 establishments (-7%); 77,814 jobs (-1%)Census CBP |
| Housing market in the county | typical home value $729,701 (+4% 1 yr, +27% 5 yr); typical rent $3,352/mo (+7% 1 yr), 2026-09Zillow Research |
| Traffic on the busiest road within 600 m (2024) | 22,249 vehicles a day on MONTAUK HWY (minor arterial, 2 lanes); 1,431 trucks; 40 counted segmentsFHWA HPMS |
Summary, model-written
Proposed redevelopment of Montauk Highway shopping district (strip format) into housing, with Commercial Redevelopment District zoning approved by town board. Brookhaven officials note potential for revitalization.
Why. Zoning change approved; record states it's 'already in play' (under construction/approved/sold with housing plans). Median rent $2,190 supports housing demand. Housing market shows strong growth (ZHVI up 27.4% over 5 years).
Where it stands. Status: proposed. Approved zoning change. No parcel details or timeline provided. Nearby: Sun Vet Mall (5.7km, under construction) within 10km.
For a planner
- Zoning change approved for housing transition.
- Housing market data (ZHVI, ZORI) shows sustained growth.
- Retail decline noted (establishments down 6.8% since 2012), but not a focus of record.
For a developer
- High opp_score (10.0) due to active status and housing demand.
- Suffolk County permits show active housing construction (2023-2024).
- No parcel size, cost, or timeline in record.
What we do not know yet
- No parcel details or exact site size provided.
- No timeline for construction or completion.
- Traffic volume (22,249 ADT) not assessed for relevance.
- No cost/benefit analysis in record.
Generated by qwen3-30b-a3b-64k:latest on Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b) from the fields, parcels, deals and context layers on this page, with no outside knowledge. It is regenerated when the record changes and has not been checked by a person. How it is made.
Similar sites
- Port Plaza shopping center, Port Jefferson Station, NY · Strip centers · same strategy: redevelop; also in NY; 19 km away
- Former Walmart store, Riverhead, NY · Big boxes · same strategy: redevelop; also in NY; 33 km away
- Former Kmart, Riverhead, NY · Big boxes · same strategy: redevelop; also in NY; 33 km away
- Hauppauge Industrial Park, Hauppauge, NY · Other · same strategy: redevelop; also in NY; 18 km away
Elsewhere on the web
Search images: Google · Bing · Commons · references: ULI case studies · Google Scholar
Multifamily screen
- already in play: under construction, approved, or sold to a developer with housing plans
- median rent $2,190
- housing in the record
Inputs: record fields (size, status) and county Census ACS 2018–2023 figures (growth, rent). How the points work. Not a recommendation.
History and original facts
| County | Suffolk County |
|---|---|
| Census division | 2 · Mid-Atlantic |
| Notes | Draft from newsday.com, model-extracted, unreviewed: A section of the Montauk Highway shopping district in East Patchogue is proposed for revitalization into housing under Brookhaven Town's new Commercial Redevelopment District zoning code. |
Not yet recorded: acres, GLA, year opened, original developer, retrofit year. Know it? Tell us.
Sources
- Housing could take over empty strip malls in Brookhaven
1 quoted sentence
Montauk Highway shopping district
More in New York
Midtown PlazaRochester, NY · 2005Partial Redeveloped · Regreened · Reinhabited · Partial reinhabitation: residential Partial redevelopment: office…Rainbow MallNiagara Falls, NY · 2012Partial Reinhabited · Partial reinhabitation: education