Living in Dongan Hills, Staten Island in 2026
Dongan Hills is one of the most underrated neighborhoods on Staten Island — and one of the best-kept secrets for buyers who want suburban quiet, a real walkable retail spine on Hylan Boulevard, and a Mid-Island commute that beats most of the South Shore. This guide covers the housing stock, the schools, the commute, the character, and what 2026 really looks like for buyers, sellers, and investors in the 10305 / 10306 portion of Dongan Hills.
The Dongan Hills market in 2026
The median single-family home price in Dongan Hills is approximately $725,000 to $760,000 in 2026, with two-family homes commonly trading between $850,000 and $1,050,000. That puts Dongan Hills slightly below the Staten Island all-borough median ($740K) on single-family but at or above on two-family, reflecting the neighborhood’s strong rental fundamentals and reliable tenant demand.
- Median single-family: ~$725,000-$760,000
- Median two-family: ~$850,000-$1,050,000
- Days on market: 60-75 days (slightly better than borough average)
- Rental 1BR: ~$1,800-$2,100
- Rental 2BR: ~$2,300-$2,700
- Property tax rate: ~1.0% to 1.4% of assessed value annually
What it actually feels like to live in Dongan Hills
Dongan Hills is residential at its core but with a true walkable amenity strip. Hylan Boulevard cuts through the eastern edge and gives you pizzerias, bakeries, delis, a handful of solid red-sauce Italian-American restaurants, dental offices, hardware, banks, drugstores, and a couple of bars within a 10-minute walk from most blocks. The interior streets are quiet, lined with mature trees, and a mix of brick semi-attached, frame detached, and a few corner two-families.
The cultural character is strongly Italian-American with a growing mix of younger families, transplant New Yorkers priced out of Brooklyn, and longtime homeowners whose families have been on the same block for three or four generations. The vibe is friendly, neighborly, and not transient — neighbors know each other.
Schools
Dongan Hills is zoned for PS 38 Sandy Ground (elementary), IS 49 Berta A. Dreyfus (middle school), and Tottenville High School (or specialized/citywide options at the HS level). Several students opt into specialized academic high schools by test (Staten Island Tech, Brooklyn Tech, Stuyvesant) or CTE programs. Private and parochial options nearby include St. Patrick’s School and Monsignor Farrell High School.
Commute to Manhattan and elsewhere
This is where Dongan Hills wins compared to the South Shore. The Dongan Hills SIR station is in the neighborhood proper, so the typical FiDi commute is about 55-70 minutes: SIR to St. George (~20 minutes), free Staten Island Ferry to Whitehall (~25 minutes), then a short walk or one subway stop. Express bus options (X1 to Midtown, X9 to Lower Manhattan, X8 to Midtown) run 60-90 minutes depending on traffic. Driving to the Verrazzano takes 5-12 minutes.
Housing stock and what you actually get for the money
The Dongan Hills housing inventory is mostly 1920s-1960s pre-war and mid-century detached single-family, with a strong second tier of brick semi-attached row houses and postwar two-family income properties. Lot sizes range from 25×100 typical interior lots up to 40×100 corner lots with driveway and detached garage. Most homes have a finished or finishable basement (a common Staten Island value lever) and many qualify for the 2026 Plus One ADU program for legal basement or detached ADU conversion.
Worth knowing: a handful of blocks near Hylan have been zoned for slightly higher density which has produced some newer infill construction at $850K-$1.2M for renovated or new-build single-families with garage and 3+ bedrooms.
Best for which buyer
Parks, dining, and what’s nearby
The neighborhood has direct walking access to several pocket parks plus easy drives to LaTourette Park, the Greenbelt, and Wolfe’s Pond Park. Hylan Boulevard delivers the everyday retail; for sit-down dining, the broader Mid-Island corridor has dozens of strong Italian-American restaurants, sushi, and a handful of newer cocktail spots. The Staten Island Mall is a 10-minute drive west; the South Beach boardwalk is a 6-minute drive east.
The case for and against Dongan Hills in 2026
The case for: walkable amenities, real SIR rail commute, strong two-family rental fundamentals, friendly community character, and pricing meaningfully below the South Shore family-home premium.
The case against: housing stock is older and many homes need a kitchen / bath update; some blocks butt directly against busy Hylan Boulevard traffic; flood-zone exposure exists on the easternmost blocks closest to Lower Bay.
Buying or Selling in this Neighborhood?
Joseph Ranola is a full-time Staten Island real estate agent who has closed buyers and sellers across the South Shore, Mid-Island, and North Shore. Whether you are looking to buy your first home, sell to relocate, or use a VA loan, HomeFirst grant, or ADU strategy — Joseph runs the numbers honestly and represents you every step of the way.
Call or text (347) 446-2573, email [email protected], or book a 15-minute call. If you are buying, visit the Staten Island Buyer’s Agent page. If you are selling, visit the Staten Island Listing Agent page.
Tools for buyers and sellers
- Home Affordability Calculator NYC
- NYC Closing Cost Calculator
- Seller Net Proceeds Calculator
- Staten Island Housing Market 2026 — full pillar
Frequently asked questions about living in Dongan Hills
What is the median home price in Dongan Hills in 2026?
~$725,000 to $760,000 for single-family; ~$850,000 to $1,050,000 for two-family.
Is Dongan Hills safe?
Dongan Hills consistently ranks as a low-crime Mid-Island neighborhood with strong block-by-block resident continuity. Like any NYC neighborhood there are pockets and trends — Joseph can speak to current conditions block-by-block when you call.
Can I find a fixer-upper in Dongan Hills?
Yes. A small but steady flow of estate-sale single-families and tired two-families in the $600K-$700K range hit the market every year. These are the best total-return plays in Dongan Hills — buy under market, renovate with FHA 203(k) or hard money, hold or flip.
