Manhasset Hills is one of those Long Island places that doesn't draw national attention but consistently rewards the families who find it. An unincorporated hamlet inside the Town of North Hempstead, sitting between Lake Success to the west, North New Hyde Park to the south, and Roslyn Heights to the east, it sits inside the Herricks Union Free School District — one of the highest-performing public school systems on Long Island, and the reason most of the families we work with chose the neighborhood. Lots are typically 1/4 to 1/2 acre, with a housing stock dominated by 1950s and 1960s split-levels and Colonials, an active renovation cycle replacing them with custom rebuilds, and quiet residential streets that drain into Marcus Avenue and the LIE on the south edge. Owners here are long-tenured: Manhasset Hills is a buy-and-stay address.
Why Manhasset Hills Homeowners Choose Azenco + Breslow
The Manhasset Hills work we do is rarely a single-bay add-on. Owners renovating a split-level or rebuilding on the original footprint tend to reimagine the entire rear yard at once — pool, kitchen, fireplace, a covered dining room. The motorized louvered roof becomes the architectural anchor that ties those programs together. That kind of project requires a contractor who designs the structure, engineers it for the code, permits it through North Hempstead, and integrates it cleanly with whatever pool builder, mason, and electrician are working alongside us.
Manhasset Hills projects typically run $80,000 to $200,000 — single-bay attached pergolas spanning a kitchen and dining program, freestanding poolside structures with integrated screens and lighting, and the occasional multi-bay system on a larger Searingtown Road or Shelter Rock-adjacent lot. Every project includes PE-stamped structural drawings.
Manhasset Hills: Local Architecture & Property Considerations
The neighborhood's grid runs roughly between Searingtown Road, Marcus Avenue, New Hyde Park Road, and the Herricks Road corridor. Original 1950s split-levels and ranches still make up much of the housing, but tear-down rebuilds in Hamptons-modern, transitional, and traditional Colonial vocabularies are now common. The architectural variety means a louvered pergola has to be specified to the home — proportions, beam direction, post finishes, and color all read differently against a renovated split-level versus a new contemporary build.
Tree canopy varies block by block. South-facing rear yards along Bonnie Heights Road and Ascan Avenue pick up full afternoon sun; north-facing yards in the interior streets sit under deeper shade. Each affects louver orientation. We model the actual sun path before specifying.
Manhasset Hills Permitting
Manhasset Hills is unincorporated, so all building permits are handled by the Town of North Hempstead Building Department. That department reviews accessory structures against setbacks, lot coverage, height, and (for attached structures) the principal-structure rules in the zoning code. Permit timelines for residential pergolas typically run 6 to 12 weeks from a complete submission.
Where a permit is required, Breslow handles or assists with the entire permit process. Submission packages include PE-stamped structural drawings sealed by a New York licensed engineer, certified site plans, foundation details, electrical specs, and drainage calculations. We've moved dozens of projects through North Hempstead and know exactly which details the department flags on first review — which is why our submissions are typically approved without revision.
Real Estate Value
Manhasset Hills' median sale price typically runs $1.2M to $1.7M, with renovated and tear-down-rebuild properties pushing past $2M. The Herricks school district is the primary value driver, but properly engineered outdoor living improvements register clearly in comparable analysis. A documented, permitted, motorized pergola — particularly one tied into a coherent rear-yard program — registers on listing sheets as the kind of finished improvement buyers in this district reward.
Nearby Communities
In addition to Manhasset Hills, Breslow serves neighboring Nassau County villages including Lake Success, Great Neck, East Hills, Roslyn Estates, and Cove Neck. Our broader Long Island service area covers Nassau and Suffolk Counties.
What a Motorized Pergola Costs in Manhasset Hills
A complete motorized louvered pergola installed in Manhasset Hills typically starts around $65,000 for a ~320 sq ft system, with most residential projects falling between $75,000 and $135,000 depending on size. Every Breslow installation includes the structure, motorization, smart controls, integrated lighting, professional installation, and PE-stamped engineering — there are no stripped-down base prices.
| Size | Approx. Area | Typical Investment |
|---|---|---|
| ~16 × 20 ft | ~320 sq ft | from ~$65K |
| ~20 × 20 ft | ~400 sq ft | ~$75K – $90K |
| ~20 × 23 ft | ~460 sq ft | ~$90K – $105K |
| ~20 × 32 ft | ~640 sq ft | ~$115K – $135K |
Larger multi-bay commercial systems typically run $190,000–$220,000 for a three-bay (~1,100 sq ft) installation, and $400,000+ for the largest projects. Site-specific factors — permitting, structural work, and rooftop lift logistics — are scoped into your written proposal, so the number you receive is complete. See the full pricing & size guide or get an exact figure in a free consultation.
Here’s What You’re Investing In
The simplest way to understand the number: you're extending your home. When you add a room in the conventional sense, the price is immediately understood. A Breslow motorized pergola is that addition — engineered, permitted, and professionally installed — except what you get is a durable, year-round outdoor room, not just an add-on to your house. And we'll be straight with you: we are not the cheapest — our mission is to make sure the job is done right the first time. That's our motto.
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The gold-standard product in the industry. We install Azenco — hurricane-rated, manufactured in Miami, no long-term water issues, and the best warranty you can find. See why Breslow is a Platinum Elite Azenco dealer
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Not the DIY pergola kits you see online. A $10K kit from an online brand is a bolt-together box shipped to your driveway — you assemble it, you maintain it, and it performs like it. An Azenco system is permanent and engineered: hurricane-rated, PE-stamped, permitted, and installed by a licensed team. A different product in a different league. The difference between DIY kits and a professional install -
Fully turnkey — a full construction company, not just a pergola company. One of the most experienced design-and-installation teams you'll find — over 200+ residential and commercial installations across 9 states — with design, permitting, and an in-house engineering team, and installation handled end to end. If you want it done right the first time, we're your team — what you pay for is what you get, no unexpected costs, and we handle everything for you. Four generations of craftsmanship — our story
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Custom styles that match your home’s architecture. We build custom columns, custom trim, and custom configurations — matching your existing column profiles, rafter details, and rooflines so the structure reads as original architecture. Classic and transitional designs for luxury homes across the Northeast, and modern when that’s the house. We don’t build things that look like cheap add-ons. Browse our custom styles portfolio ← swipe the photos -
Virtual designs with pinpoint accuracy. Before we ever install, you know exactly what your space will look like — we design it virtually first, down to the trim. Design your own in our 3D pergola configurator
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A true year-round outdoor room. Sun, rain, bugs, and wind handled at the touch of a button — the feeling of being outside without the discomfort, in every season. Click here to hear from our customers who now have a true season-proof outdoor space
Each point, answered on camera — tap any video:
Struxure vs. Azenco — a direct comparison
Side by side: why we chose to install Azenco.
Our partnership with Azenco
Dana with Azenco co-founder Leslie — why we’re not the cheapest, and why that’s the point.
The gold-standard product in the industry
Why Azenco is the best motorized pergola brand.
Hurricane-rated, manufactured in Miami
Engineered to the strictest wind standards in the country.
Rainproof — no water issues, long term
The details that add up to a genuinely dry patio.
The best warranty & service you can find
Manufacturer warranty plus Breslow's own service, 102 years in.
One of the most experienced motorized pergola contractors
Our installation process, from first visit to finished build.
This is not a DIY project
Precision systems installed by professional crews.
Professionally installed, every time
What a professional install gets you that DIY can't.
You're extending your home
The same concept as a home addition — understood immediately.
A year-round outdoor room, not an add-on
Outside without the sun, rain, and cold-season discomfort.
It adds real value to your home
Why motorized pergolas increase what your home is worth.
Schedule Your Free Manhasset Hills Consultation
Breslow offers complimentary on-site design consultations for Manhasset Hills properties. Call (973) 798-9328 or click below to schedule. We'll walk your property, evaluate orientation and integration, and produce 3D renderings of the installation.