Half Hollow Hills vs Plainview: Which Offers Better Value in 2025?

Introduction

If you're deciding between buying a home in the Half Hollow Hills School District or Plainview-Old Bethpage, you're comparing two of Long Island's most desirable communities. Both offer excellent schools, strong property values, and the quintessential suburban lifestyle that draws families from Queens, Brooklyn, and Manhattan.

Half Hollow Hills vs Plainview comparison Comparing two of Long Island's premier school districts to help you make the right home buying decision

But which community offers better value for your money?

The answer depends on what matters most to your family—space and newer homes, shorter commutes, lower taxes, or walkable neighborhoods. In this comprehensive guide, we'll break down the real differences between these two top-tier school districts to help you make the right choice.

Schools: Both Excellent, But Different Strengths

Both Half Hollow Hills Central School District and Plainview-Old Bethpage Central School District consistently rank among Long Island's top 20 school districts.

Half Hollow Hills (Suffolk County)

Serving Dix Hills, Melville, and parts of Wheatley Heights, Half Hollow Hills educates over 6,500 students across five elementary schools, two middle schools, and two high schools (East and West).

Strengths:

Strong STEM programs and Advanced Placement course offerings
High graduation rates (consistently above 96%)
Extensive extracurricular options including competitive sports, robotics, and arts programs
Diverse student body reflecting Long Island's changing demographics
Clear school boundary maps help families choose neighborhoods strategically

Plainview-Old Bethpage (Nassau County)

Serving Plainview and Old Bethpage, this district educates approximately 5,300 students with a reputation for individualized attention and strong community involvement.

Strengths:

Smaller class sizes compared to most Long Island districts
Exceptional music and performing arts programs
Very active parent-teacher association
High College Board scores and Regents exam pass rates
Strong special education support services

The Verdict on Schools

Both districts offer outstanding education. Half Hollow Hills provides more program variety and campus space, while Plainview excels in personalized attention and community cohesion. You truly can't go wrong with either choice—which is why the decision often comes down to real estate value and lifestyle fit.

Home Prices & Property Taxes: The Real Cost Comparison

This is where the differences become significant.

Factor	Half Hollow Hills (Suffolk)	Plainview (Nassau)
Median Home Price (2025)	$925,000–$1,050,000	$850,000–$950,000
Effective Property Tax Rate	~2.1–2.4%	~2.6–3.0%
Typical Lot Size	0.4–1.0 acre	0.15–0.30 acre
Home Age (Most Common)	1970s–2000s (many newer)	1950s–1970s
Annual Tax on $950k Home	~$21,000–$23,000	~$25,000–$28,000

What This Means for Buyers

Half Hollow Hills homes typically cost slightly more upfront but offer:

Larger lots (half-acre to full-acre properties are common in Dix Hills)
Newer construction or renovated homes in developments like Deer Park Estates and sections of Melville
Lower annual tax bills (Suffolk County rates are generally more favorable than Nassau)
More space for growing families, home offices, and outdoor living

Plainview homes tend to be:

$50,000–$100,000 less expensive at the median
Built on smaller lots typical of Nassau County subdivisions
Mostly split-levels and colonials from the 1950s–1970s boom
Subject to higher Nassau County property taxes, which can add up to $3,000–$5,000 more annually than comparable Suffolk homes

Pro Tip: When comparing listings, calculate the total 5-year cost of ownership (purchase price + taxes + estimated maintenance). A slightly more expensive Half Hollow Hills home may actually cost less over time due to lower annual taxes.

Commute & Transportation

Plainview's Location Advantage

Plainview sits closer to the Queens border and offers:

Quick LIE access via Exit 44 (Manetto Hill Road) or Exit 46 (Round Swamp Road)
40–50 minutes to Midtown Manhattan in off-peak traffic
Easy access to Northern State Parkway for western Long Island destinations
Close proximity to the Hicksville LIRR station (about 10 minutes)

Half Hollow Hills: Corporate Corridor Access

Half Hollow Hills communities (especially Melville and Dix Hills) offer:

LIE access via Exits 49, 50, or 51
45–60 minutes to Midtown depending on your exact location
Walking/biking distance to Route 110 corporate campuses (Nikon, Canon, Henry Schein, CA Technologies)
Closer to Huntington Village (5–10 minutes) for dining, entertainment, and culture
Near the Deer Park LIRR station (about 15 minutes)

The Commute Verdict

For NYC commuters: Plainview saves 10–15 minutes each way. For Route 110 professionals: Half Hollow Hills offers local job opportunities and eliminates reverse commutes. For hybrid workers: Half Hollow Hills' larger lots provide better home office space.

Lifestyle & Community Character

Half Hollow Hills: Spacious Suburban Living

The Half Hollow Hills area feels more spread out and private:

Large properties with mature trees and landscaping
Quieter streets with less through-traffic
More cul-de-sac neighborhoods (especially in Dix Hills)
"Country estate" feel while still being 40 minutes from NYC
Access to Huntington's vibrant downtown for date nights and cultural events

Best for: Families who value privacy, outdoor space, and a peaceful environment

Plainview: Tight-Knit Community Feel

Plainview offers a more traditional suburban neighborhood vibe:

Homes closer together foster neighbor relationships
Walkable to local parks, library, and some shops
Very active community events (summer concerts, holiday celebrations)
Strong sense of belonging—many residents grew up here and return to raise their own kids
Morton Village and surrounding areas have a "Main Street" feel

Typical Plainview residential street with tree-lined sidewalks and well-maintained homes A typical Plainview residential street showcasing the close-knit neighborhood character and walkable streets

Best for: Families who want community connection, walkability, and a close-knit environment

Local Amenities & Quality of Life

Dining & Shopping

Half Hollow Hills Area:

Walt Whitman Shops (10 minutes) — upscale mall with Whole Foods, Apple Store, Cheesecake Factory
Iavarone Brothers in Melville — Italian specialty market
Herrell's Ice Cream in Huntington — local favorite since 1980
Huntington Village — dozens of restaurants including Prime, Honu Kitchen, Besito
Dix Hills Diner — classic 24/7 Long Island diner

Plainview Area:

Mayfair Shopping Center — local grocery, bagels, pizza
Plainview Center — Target, Stop & Shop, CVS
Dirty Taco & Tequila Bar — local favorite for Mexican
Mario's Pizzeria — neighborhood pizza spot for 40+ years
Broadway Mall in Hicksville (10 minutes) — major shopping hub

Parks & Recreation

Half Hollow Hills:

Edgewood Oak Brush Plains Preserve — 860+ acres for hiking and nature
Sunken Meadow State Park — 20 minutes to Long Island Sound beaches
Multiple district playgrounds and fields

Plainview:

Morton Village Park — community hub with playground, pool, tennis
Manetto Hills Park — baseball, basketball, picnic areas
Old Bethpage Village Restoration — living history museum nearby

Libraries

Both communities have excellent library systems:

Half Hollow Hills Community Library in Dix Hills
Plainview-Old Bethpage Public Library with extensive programs

Safety & Community Services

Both communities boast:

Very low crime rates (well below state and national averages)
Responsive police departments (Suffolk County PD for HHH; Nassau County PD for Plainview)
Strong volunteer fire departments
Active civic associations and neighborhood watch programs

Nassau County historically has slightly higher police visibility due to department size, but both areas are exceptionally safe for families.

Resale Value & Investment Potential

Half Hollow Hills

Stable, consistent appreciation due to Suffolk's lower tax base
Larger lots appeal to buyers seeking space
Proximity to Huntington adds long-term value
Newer homes in Melville attract professional buyers working on Route 110

Plainview

Strong resale history backed by reputation and proximity to NYC
Tight inventory keeps prices competitive
Name recognition among city transplants
Smaller lot sizes may limit future appreciation compared to properties with more land

Investment Tip: Properties with 0.5+ acres in Half Hollow Hills and renovated homes in Plainview tend to see the strongest buyer interest.

Common Questions

Which community has lower property taxes?

Half Hollow Hills (Suffolk County) generally has lower effective property tax rates than Plainview (Nassau County). On a $950,000 home, you might pay $3,000–$5,000 less annually in Half Hollow Hills.

Which is better for NYC commuters?

Plainview offers a 10–15 minute shorter commute to Manhattan, making it preferable for daily commuters. However, if you work on Route 110 or have a hybrid schedule, Half Hollow Hills may be more practical.

Are the schools really that different?

Not significantly. Both districts offer excellent education, high test scores, and strong college preparation. Half Hollow Hills has more program variety; Plainview offers smaller class sizes. Visit schools in both districts to see which environment feels right for your child.

Which has better resale value?

Both hold value well. Half Hollow Hills benefits from lower taxes and larger lots. Plainview benefits from proximity to NYC and strong community loyalty. Well-maintained homes in either district sell quickly.

Can I walk to shops and restaurants?

Plainview has more walkable pockets, especially near Morton Village. Half Hollow Hills is more car-dependent, though Huntington Village (a short drive away) is highly walkable once you arrive.

Final Recommendation: Which Should You Choose?

Choose Half Hollow Hills if you want:

Larger lot sizes (0.5–1 acre)
Lower annual property taxes
Newer or recently renovated homes
Proximity to Huntington for dining and culture
Space for privacy and outdoor living
Work flexibility or Route 110 employment

Choose Plainview if you prefer:

Shorter commute to NYC (10–15 minutes less)
Slightly lower purchase price ($50k–$100k median difference)
Walkable neighborhoods with a tight-knit feel
Close-knit community with active civic life
Nassau County services (some prefer Nassau's infrastructure)
More traditional suburban neighborhood layout

The Bottom Line

Both Half Hollow Hills and Plainview offer outstanding quality of life, excellent schools, and strong property values. Your choice ultimately depends on lifestyle priorities:

If space, lower taxes, and privacy matter most → Half Hollow Hills
If commute time, walkability, and community vibe are key → Plainview

Either way, you're choosing between two of Long Island's most desirable communities. The "better value" is the one that fits your family's daily life and long-term goals.

Next Steps

Before making your decision:

Visit both communities on weekdays and weekends to get a feel for traffic and lifestyle
Tour schools in both districts—meet teachers and see facilities firsthand
Calculate total ownership costs (purchase price + 5 years of taxes + maintenance)
Drive the commute at your typical work hours to test real-world travel time
Talk to current residents at parks, coffee shops, or through online community groups

Ready to explore homes in the Half Hollow Hills area? Check out our guide on Which Half Hollow School Will My Child Attend to understand school boundaries before you buy.

Sources: Half Hollow Hills CSD | Plainview-Old Bethpage CSD | Suffolk County Real Property Tax Data | Nassau County Assessment

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