Nicole Switzer
Rockaway Real Estate Agent
Arverne by the Sea Real Estate & Homes for Sale | Queens NY 11692
Arverne by the Sea is a master-planned oceanfront community in Arverne, Queens, located in ZIP code 11692 on the Rockaway Peninsula. Known for its two-family homes, newer housing, Rockaway Beach and boardwalk access, A train access,
and coastal-resiliency design, it is a distinct real estate community
within the larger Arverne neighborhood.
I’m Nicole Switzer, a Licensed Real Estate Salesperson with Rockaway Properties and an Arverne by the Sea resident. I live in this community and work with homeowners, sellers, and buyers throughout Arverne, 11692, and the Rockaway Peninsula.
Whether you’re considering selling an Arverne by the Sea home, researching your property’s value, or looking for a home to buy, this local guide covers the housing, individual sections of the development, two-family properties, coastal considerations, neighborhood history, and real estate details that make Arverne by the Sea different from the surrounding market.
What Is Arverne by the Sea?
Local Arverne by the Sea Perspective
As an Arverne by the Sea resident and Licensed Real Estate Salesperson with Rockaway Properties, Nicole Switzer understands that ABTS is its own real estate micro-market within the larger Arverne and 11692 market. Knowing the individual sections, housing configurations and appropriate comparable properties matters when evaluating a home here.
Arverne by the Sea at a Glance
- Neighborhood:
Arverne, Queens
ZIP Code:
11692
Borough:
Queens
Location:
Rockaway Peninsula
Community Type:
Master-Planned Oceanfront Community
Housing:
Two-Family Homes, Condominiums & Multifamily Residences
Nearby Waterfront:
Rockaway Beach & Atlantic Ocean
Subway:
A Train via Beach 67th Street–Arverne By The Sea
How Arverne by the Sea Changed This Part of the Rockaway Peninsula
The land that became Arverne by the Sea has a much longer redevelopment history, but the modern community began taking shape after New York City selected a development proposal for this portion of the Arverne Urban Renewal Area in 2001.
Sales at Arverne by the Sea began in 2004. Development proceeded in phases, creating individual residential sections instead of building the entire community at once.
The project combined two-family homes, condominiums and later rental housing with public spaces, neighborhood retail, a supermarket, a YMCA and direct proximity to the Beach 67th Street subway station.
That planning history helps explain why Arverne by the Sea looks and functions differently from many older sections of the Rockaway Peninsula.
Quick Local Facts
Local Arverne by the Sea Perspective
As an Arverne by the Sea resident and Licensed Real Estate Salesperson with Rockaway Properties, Nicole Switzer understands that ABTS is its own real estate micro-market within the larger Arverne and 11692 market. Knowing the individual sections, housing configurations and appropriate comparable properties matters when evaluating a home here.
Coastal Resiliency: Planned with elevated sites and dunes.
Local Real Estate Expertise
Arverne by the Sea at a Glance
Neighborhood:
Arverne, Queens
ZIP Code:
11692
Borough:
Queens
Location:
Rockaway Peninsula
Community Type:
Master-Planned Oceanfront Community
Housing:
Two-Family Homes, Condominiums & Multifamily Residences
Nearby Waterfront:
Rockaway Beach & Atlantic Ocean
Subway:
A Train via Beach 67th Street–Arverne By The Sea
The Sands
The Sands was an early two-family-home phase of Arverne by the Sea. The original development program identified 46 two-family homes, creating 92 residential units when the secondary units are included.
The Dunes
The Dunes is the largest of the original two-family-home sections identified in the development program, with 270 two-family homes representing 540 residential units.
The Different Sections of Arverne by the Sea
These distinctions matter when evaluating real estate. The strongest comparable property is not necessarily the house that is physically closest. Housing model, legal configuration, section, condition, size and other property characteristics should also be considered.
Arverne by the Sea is not one uniform group of identical homes. Understanding its individual sections is particularly useful when buying, selling or researching comparable properties.
Palmer’s Landing
Palmer’s Landing was planned with 121 two-family homes. With an owner’s residence and secondary residential unit within each property, the original program represented 242 residential units.
Ocean Breeze
Ocean Breeze introduced a different ownership and housing format. The original development program identified 256 mid-rise condominium units in this portion of Arverne by the Sea.
The Breakers
The Breakers expanded the community with 133 planned two-family homes, representing 266 residential units.
What Types of Homes Are in Arverne by the Sea?
Two-family housing is one of the defining characteristics of Arverne by the Sea.
Many of the original homes were intentionally designed as two-family properties, giving an owner a primary residence plus a separate residential unit. Individual models and layouts vary, so buyers should never assume that every property has the same configuration.
The community also includes condominium and multifamily housing, and its housing stock has continued evolving as newer development has been added.
Architecturally, many of the original homes were designed specifically for their coastal setting. Features across different models have included porches, private garages, terraces, roof decks and fiber-cement siding, although features vary by individual property and model.
What Should a Buyer Verify?
Before purchasing a home in Arverne by the Sea, buyers should verify the property’s legal use, Certificate of Occupancy or applicable NYC property records, number of legal dwelling units, taxes, association requirements, existing tenancy where applicable, insurance requirements and current flood information.
Why Are There So Many Two-Family Homes in Arverne by the Sea?
Two-family homes are common in Arverne by the Sea because two-family ownership was intentionally built into the community’s original residential development plan. Major sections including The Sands, Palmer’s Landing, The Breakers and The Dunes were developed with hundreds of two-family homes.
For many owner-occupants, this housing configuration provides a primary residence plus a separate legal dwelling unit. Depending on the individual property, that second unit may provide rental-income potential while the owner occupies the main residence.
Which Arverne by the Sea Sections Have Two-Family Homes?
Two-family housing was incorporated throughout several of Arverne by the Sea’s residential sections, including The Sands, Palmer’s Landing, The Breakers and The Dunes. This is one reason understanding the specific section and housing configuration matters when comparing Arverne by the Sea properties.
Buying an Arverne by the Sea Two-Family Home?
Do not assume a property is a legal two-family home based only on its appearance or listing description. Buyers should verify the property’s legal use and applicable NYC property records and review the existing tenancy, leases, utilities, association requirements, financing and realistic rental income for the individual property.
Is Arverne by the Sea the Same as Arverne?
NO — Arverne by the Sea is a specific planned community within the larger Arverne neighborhood of Queens.
Arverne by the Sea is located in Arverne, Queens, in ZIP code 11692 on the Rockaway Peninsula. However, not every home in Arverne — and not every property in 11692 — is located within the Arverne by the Sea development.
ARVERNE BY THE SEA
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ARVERNE
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QUEENS
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NY 11692
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ROCKAWAY PENINSULA
This distinction matters when buying, selling or determining a home’s value. Arverne by the Sea has its own residential sections and housing types, including many two-family homes as well as condominium and multifamily residences.
Why Does This Matter for Arverne by the Sea Home Values?
A general Arverne or 11692 home-value estimate may include properties that differ significantly from an Arverne by the Sea home in age, housing type, legal configuration, condition and location.
For an Arverne by the Sea property, the strongest comparable sales should reflect the characteristics of the actual home and its immediate competitive market — not simply share the same ZIP code.
Nicole’s Local Perspective
As an Arverne by the Sea resident and Licensed Real Estate Salesperson with Rockaway Properties, Nicole Switzer evaluates ABTS properties within their actual local competitive market. The specific section, housing configuration and appropriate comparable sales can matter when determining a home’s potential market value.
How Was Arverne by the Sea Designed for Coastal Resilience?
Arverne by the Sea was designed with the reality of building on the Atlantic Ocean in mind.
Instead of relying on one protective feature, the development incorporated elevation, dunes, drainage and building design into its coastal-resiliency strategy.
The Site Was Raised
More than half a million cubic yards of fill were brought onto the development site to raise the grade. Raising the land provided an important additional layer of protection against coastal flooding.
Homes Were Elevated
The development’s residential design incorporated elevated construction. Building homes above lower surrounding elevations was another component of reducing vulnerability to coastal flooding.
A Wide Dune System Was Created
A planted dune system along the oceanfront created a physical buffer between the Atlantic Ocean and the residential community. Dunes can absorb wave energy and reduce the force of storm-driven water before it reaches buildings farther inland.
Drainage Was Built Into the Community
Storm drainage was incorporated throughout the development. The design included storm drains serving the front and rear areas of two-family properties, helping manage water within the community.
Arverne by the Sea is NOT flood-proof.
Its resilient design does not eliminate coastal risk, guarantee that an individual home will not flood or eliminate the need to investigate current flood and insurance requirements.
Does Arverne by the Sea Have a Homeowners Association?
Association structures and community rules exist within Arverne by the Sea, but buyers should not assume every property has identical obligations.
Depending on the property and section, buyers may need to review association dues, governing documents, architectural requirements, maintenance responsibilities, parking rules and other community requirements.
Because these items can change and can differ between properties, the current documents for the specific home should always control.
How Much Is a Home Worth in Arverne by the Sea?
There is no single number that accurately represents every Arverne by the Sea home’s value.
A two-family home in The Dunes, a condominium, a newer beachfront residence and another type of property should not automatically be valued using the same comparable sales.
For an Arverne by the Sea home, value can be influenced by the specific section, legal use, housing model, square footage, condition, renovations, parking, outdoor space, rental unit, current tenancy, association considerations, flood and insurance considerations, competing inventory and recent comparable sales.
That is why a broad Arverne or ZIP code 11692 automated estimate can miss important property-specific differences.
For sellers, the more useful question is not simply:
“What is the average price in 11692?”
“What are buyers currently paying for properties that actually compete with mine?”
What Should I Know Before Buying a Home in Arverne by the Sea?
Buying in Arverne by the Sea involves more than choosing a home near the beach. A buyer should understand exactly what they are purchasing: the legal property type, number of dwelling units, association obligations, flood designation, insurance requirements, taxes, tenant situation if applicable and how the property compares with recent sales.
Legal property use
Certificate of Occupancy or applicable NYC property records
One-family or two-family configuration
Association documents and current charges
Property taxes
FEMA flood information
Flood-insurance requirements
Homeowners-insurance availability and cost
Existing tenants and leases
Rental-income documentation
Parking
Utilities
Financing requirements
Property inspection
Appropriate comparable sales
What Is It Like Living Near Rockaway Beach in Arverne by the Sea?
The relationship between the neighborhood and the ocean is one of Arverne by the Sea’s defining characteristics.
The community sits directly beside Rockaway Beach and the boardwalk, giving residents access to walking, biking, beach recreation and the outdoor environment that distinguishes the Rockaway Peninsula from most other parts of New York City.
But Arverne by the Sea is not simply a summer beach destination.
It is a year-round residential community. Summer brings heavier beach activity and visitors to the peninsula, while fall and winter create a noticeably different pace.
For someone considering a move here, understanding both sides of Rockaway life matters: living close to the Atlantic Ocean while still being part of New York City.
What Everyday Conveniences Are in Arverne by the Sea?
Arverne by the Sea was planned to include more than housing. Retail, transportation and community facilities were incorporated into the development so residents would have everyday services within the neighborhood.
Full-Size Grocery Shopping
Stop & Shop at 70-20 Rockaway Beach Boulevard provides a full-size supermarket within the Arverne by the Sea area.
Rockaway YMCA
The Rockaway YMCA at 207 Beach 73rd Street is located within the community and provides fitness and recreational facilities for the surrounding area.
Transit & Neighborhood Retail
Retail and services developed around the Beach 67th Street transit area, connecting everyday neighborhood activity with subway access.
Does Arverne by the Sea Have Subway Access?
Yes. Subway access was an important component of Arverne by the Sea’s transit-oriented planning.
The Beach 67th Street station — signed Beach 67th Street–Arverne By The Sea — is located at Beach 67th Street and Rockaway Freeway and is served by the A train.
The community’s master plan intentionally connected housing, pedestrian routes, retail and the transit area rather than treating the subway as a distant amenity.
Residents can also connect with bus transportation and travel along Rockaway Beach Boulevard and Beach Channel Drive to other parts of the peninsula.
Actual travel times vary by destination, service changes and time of day.
New Construction
Is There New Construction in Arverne by the Sea?
Yes. Arverne by the Sea’s housing story did not end with the original two-family-home phases.In 2026, sales launched at Lighthouse Beach Sixty-Seventh, a new beachfront condominium development at 141 Beach 67th Street.The 12-story development contains 82 condominium residences and represents a newer form of beachfront ownership in the neighborhood.Its introduction is important for understanding today’s Arverne by the Sea real estate market because the community now contains housing built across different periods and ownership formats — from the original two-family sections and earlier condominiums to rentals and newly constructed beachfront condominiums.That makes property type increasingly important when comparing prices.
Is Arverne East the Same as Arverne by the Sea?
No.
Arverne East and Arverne by the Sea are separate developments within the broader Arverne area.
Arverne by the Sea is the established master-planned community described on this page. Arverne East is a separate large-scale redevelopment farther east.
This distinction matters because the names are sometimes grouped together when discussing new development in Arverne, even though they are not the same project.
Development at Arverne East is nevertheless relevant to Arverne by the Sea homeowners because it represents continuing investment and construction elsewhere in the larger Arverne community.
Do not combine Arverne East inventory, housing counts or sales information with Arverne by the Sea when describing the Arverne by the Sea real estate market.
Selling a Home in Arverne by the Sea
Pricing an Arverne by the Sea home should begin inside the property’s actual competitive market — not with every sale in ZIP code 11692.
The analysis should consider which section the home is located in, housing model, legal configuration, square footage, condition, renovations, parking, outdoor space, association considerations, rental unit where applicable, tenant status, current competing inventory and recent comparable sales.
Two properties can sit only a few blocks apart and still appeal to different buyers.
For a two-family property, the legal second unit and its potential income may also influence how buyers evaluate the home. Accurate property records and rental information therefore become part of the marketing strategy.
Nicole Switzer works with Arverne by the Sea homeowners to evaluate the individual property and position it within the current local market rather than relying solely on broad automated estimates.
Frequently Asked Questions About Arverne by the Sea Real Estate
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Work With a Local Arverne by the Sea Real Estate Agent
Arverne by the Sea has its own history, housing types, individual residential sections, association considerations and coastal-resiliency story. Those details matter when you’re buying a home, selling a property or trying to determine what a home is worth.
Nicole Switzer is a Licensed Real Estate Salesperson with Rockaway Properties serving buyers, sellers and property owners in Arverne by the Sea, Arverne and throughout the Rockaway Peninsula.
If you’re considering selling your Arverne by the Sea home, researching its value or looking for a property to buy, contact Nicole for local, property-specific real estate guidance.