On the Road to More Homes and Homeowners for LI and Queens

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Lean In

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Advocacy
Affordability
Down Payment Resources
first-time buyers
NAR Research

What housing, buyer-assistance programs, and REALTOR® takeaways are emerging across LIBOR’s service area?

The 21st Century ROAD to Housing Act became law on July 11, 2026. The Act includes more than 50 provisions and calls for more than 100 federal implementation actions, many within the first year. In August, the National Association of REALTORS® identified five areas to monitor areas to monitor as federal agencies begin implementing the law:

Increasing housing supply
Expanding access to homeownership
Improving federal housing programs
Encouraging housing innovation
Funding new federal grant programs

In this Lean In edition, we’re looking into two of those focus areas through a local lens to understand how new housing supply and ownership opportunities are developing across Queens, Nassau, and Suffolk.

Housing Supply: More Paths to More Homes

More housing can come from adding a small unit to an existing property, building new condominiums, or redeveloping underused sites. These examples show different ways supply growth can intersect with ownership opportunities.

Queens: ADUs Add Flexibility

New York City’s ADU For You website helps homeowners explore whether their property may be suitable for an accessory dwelling unit (ADU). It includes an eligibility lookup, project guidance, and a library of designs reviewed for general code and zoning compliance. Designs still need to be adapted to the specific property, and site-specific approvals are required.

(Above: a pre-approved ADU design rendering from the NYC ADU For You plan library)

Depending on the property and approvals, an ADU may provide space for a family member or caregiver, or a rental opportunity that generates additional income.

REALTOR® takeaway: Use the eligibility tool as a starting point in client conversations. Encourage clients to confirm feasibility, permitting, and costs with the City and qualified professionals before making plans or marketing an ADU as a property feature.
LIBOR advocacy: LIBOR supports locally crafted ADU rules that allow rental and non-rental use while addressing safety and privacy. ADUs are one way to add housing through more efficient use of existing homes and already-developed land.

Suffolk: New Ownership Options for Buyers Aged 55 and Over

NAR’s 2026 generational report found that Baby Boomers—ages 61 to 79 in the report—accounted for 55% of home sellers. Some older homeowners may be looking for a home that better fits their next stage of life. A move to a condominium or age-restricted community may also bring the seller’s former home back to the resale market, giving inventory a boost. Two new projects in Suffolk County provide that option.

Beechwood at the Waterways, Moriches

Beechwood at the Waterways is a new 55+ condominium community in Moriches. Its first phase includes 34 villa-style homes, with sales underway. The community offers buyers another new-construction ownership option in Suffolk County.

REALTOR® takeaway: For clients considering a move to a lower-maintenance home, discuss the trade-offs between a new condominium and their current property, including timing, carrying costs, and the terms of the condominium offering plan.

Bayport Gardens, Bayport

Bayport Gardens is a new affordable and workforce community for buyers age 55 and older. The Long Island Housing Partnership (LIHP) is accepting applications on a first-come, first-served basis. Buyers must meet the program’s income and other eligibility requirements. The homes are for households within program income limits; the listed purchase price is $492,900.

(Below: a rendering of Bayport Gardens townhomes from The Northwind Group)

REALTOR® takeaway: Connect clients who may qualify with LIHP as soon as possible. Eligibility, application order, financing, and unit availability need to be confirmed through the program.
LIBOR advocacy: LIBOR supports increasing affordable housing options and locally tailored policies that make development viable, including below-market units in privately funded projects where the community’s needs and the costs of incentives are considered.

Nassau County: The Bridge Adds Condo Options Near Transit

The Bridge is a nine-story condominium development under construction near the Mineola LIRR station. It is expected to include 101 for-sale residences, with one-, two- and three-bedroom layouts, as well as a community event space. The Nassau County Industrial Development Agency (IDA) approved tax incentives for the project.

REALTOR® takeaway: This project expands the future supply of condos near transit. Agents can help interested buyers track construction and sales information and understand the project’s tax and condominium terms as they become available.
LIBOR advocacy: LIBOR supports IDAs as a tool to help redevelop economically distressed properties, provided the process is transparent, considers community input, and supports local housing needs.

Together, ADUs and new condominium developments illustrate different approaches to adding housing: making room for another home on an existing property and building new ownership opportunities near transit and community amenities.

Homebuyer Assistance: Let’s Get to the Closing Table

Down-payment and closing-cost programs can help eligible buyers move from mortgage-ready to actively shopping. They also give REALTORS® a practical way to help clients identify resources and connect with program administrators or participating lenders.

Queens: NYC HomeFirst

What it offers: Qualified first-time buyers may receive up to $100,000 toward the down payment or closing costs on an eligible one- to four-family home, condominium, or co-op in New York City through New York City’s Department of Housing Preservation & Development (HPD). Income, property, education, and owner-occupancy requirements apply.
REALTOR® takeaway: Raise HomeFirst early in your conversation with buyers, alongside lender pre-approval and homebuyer education. HPD’s process connects buyers with approved counseling agencies and participating lenders.

Nassau & Suffolk County: Community Development Long Island (CDLI) Down-Payment and Closing-Cost Assistance

What it offers: CDLI offers a low-interest low-interest loan of up to $75,000 for eligible first-time buyers purchasing an owner-occupied home in Nassau or Suffolk. Eligible property types include single-family homes, legal two-family homes, condos, and co-ops. The program lists a $500,000 purchase-price cap and other income and underwriting requirements. This is a loan, not a grant.
REALTOR® takeaway: When helping first-time buyers assess budget and property options, refer them to CDLI to confirm whether the program fits their income, financing, and intended property.

Suffolk County: Town of Brookhaven HOME Down Payment Assistance Program

What it offers: Eligible first-time buyers may receive up to $50,000 toward the down payment or closing costs for an eligible new or existing single-family home in Brookhaven. Applications are accepted through the Long Island Housing Partnership (LIHP) on a first-come, first-served basis until funding is exhausted. Buyers must occupy the home for at least 10 years or repay the assistance.
REALTOR® takeaway: Encourage interested first-time buyers to check eligibility with LIHP before making an offer. The required occupancy period may affect a buyer’s plans.
- Of note: A OneKey MLS search on October 30, 2026 found more than 500 active listings in Brookhaven that may qualify for the program.

(Above Photo: Iracaz, “Main Street in Port Jefferson, NY” (2014), via Wikimedia Commons, licensed under CC BY-SA 3.0.)

Suffolk County: SONYMA Manufactured Home Loan Program

What it offers: SONYMA provides financing for eligible new or used manufactured homes that are permanently affixed to a foundation. Depending on the property and program terms, the home may be sited on land the buyer already owns, land they purchase, or a leased lot in a participating community. Down-payment assistance may also be available to qualifying buyers. To qualify, the manufactured-home community must be approved by SONYMA.

REALTOR® takeaway: Before a buyer pursues a listing, confirm that the home meets SONYMA’s requirements and, for a leased lot, that the community participates in the program and accepts the required financing arrangements.
- Of note: A OneKey MLS search October 30, 2026, identified 11 active listings that may qualify for the program, primarily in Riverhead.

LIBOR Advocacy and State Policy to Watch: The local programs above align with LIBOR’s support for policies that help first-time buyers purchase a home. In Albany, companion bills would establish the New York State First Home Savings Program, which would offer tax incentives for saving toward a first home. As of November 2, 2026, the proposal remained pending in the state legislature.

What REALTORS® Can Do to Support Housing Supply and Access

These local examples point to several ways REALTORS® can help clients: identify possible ADU opportunities, explain new ownership options, flag down-payment resources, and connect buyers with the agencies and lenders that determine eligibility. Each program has its own rules, funding, and timeline, so confirm current details before advising a client.

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