Breslow Design & Build — 4th generation outdoor living experts since 1924. Custom motorized louvered pergolas, retractable screens, and architectural outdoor structures for Bay Shore's South Shore homes. PE-stamped engineering on every project.
Free Consultation (973) 798-9328Bay Shore is one of the South Shore's most quietly substantial communities — a Town of Islip hamlet anchored on the Great South Bay, with a deep stock of pre-war Colonials, Dutch Colonials, and waterfront Capes lining Awixa, Penataquit, and the historic Thompson Estates. Bay Shore homeowners tend to be longtime residents, established professionals commuting on the LIRR Montauk branch, and families upgrading 1920s housing stock with serious outdoor renovations. The bay-front orientation and Fire Island ferry traffic give the town a maritime rhythm that other Suffolk hamlets simply don't have, and the outdoor structures we install here have to respect both the historic streetscape and the working-bay weather.
Bay Shore homeowners are practical buyers — they research carefully, compare bids, and tend to choose contractors who can demonstrate decades of work in the field. Breslow has been doing exactly that since 1924. We pair the Azenco louvered roof system — the same product specified on Hamptons estates and Manhattan rooftops — with PE-stamped structural drawings, a single in-house project manager, and the kind of after-install service that comes from a 102-year-old family business.
Our Bay Shore projects typically run $45,000 to $125,000 — single-bay motorized pergolas over patios, multi-bay systems integrated with new bluestone hardscape, and screened-room conversions of older covered porches. We also see meaningful demand for retrofit projects on 1950s ranches near Saxon Avenue and Garner Lane where homeowners are upgrading their entire backyard for the first time in 30 years.
Bay Shore's most significant outdoor living projects cluster in three areas. Awixa — the bay-front estate corridor along Awixa Avenue and Awixa Creek — features deep waterfront lots where projects often integrate with bulkheads, boat lifts, and existing pool decks. Penataquit, the historic peninsula east of downtown, has narrower lots and stricter sightline considerations between neighbors. Thompson Estates, the early-1900s planned neighborhood west of Manatuck Boulevard, has architectural review preferences that favor traditional proportions, painted aluminum, and structures sized to complement original Colonial massing.
Bay Shore also sits in a coastal exposure zone. Properties south of Montauk Highway face direct Great South Bay weather, including 130 MPH design wind speeds at the immediate waterfront. Our specifications use marine-grade aluminum extrusions, stainless steel fasteners, and powder coatings rated for salt-air exposure — not the standard hardware most local contractors install.
Bay Shore is unincorporated, which means permits are issued by the Town of Islip Building Division (655 Main Street, Islip). The Town of Islip requires a building permit for any roofed structure, including motorized louvered pergolas, with PE-stamped drawings showing wind, snow, and dead loads. Setbacks are enforced strictly, and properties on the Great South Bay or its tributaries trigger additional review under the NYS Tidal Wetlands regulations and FEMA flood elevations.
Breslow handles every step of Town of Islip permitting in-house. Our submittal packages include the architect's site plan, PE-stamped structural drawings, electrical riser diagrams, and — for waterfront properties — wetlands and flood-zone documentation. This proactive approach is why our Bay Shore permits typically clear on the first review pass.
Bay Shore's median home value sits around $650,000 — substantially below Hamptons or Five Towns numbers, but with strong long-term appreciation as Manhattan-adjacent Suffolk continues to gentrify. This is a working-luxury market: homeowners are investing in outdoor structures because they plan to stay 10 to 20+ years, not because they're staging for a quick flip. A $60,000 to $90,000 motorized pergola installation is a meaningful percentage of property value here, which is why our clients tend to spec quality once and never re-do the project.
In addition to Bay Shore, Breslow serves neighboring South Shore communities including Brightwaters, Patchogue, Islip, West Islip, and Sayville. Our full Long Island service area covers Suffolk and Nassau counties.
Breslow offers complimentary on-site design consultations for Bay Shore properties. Call (973) 798-9328 or click below to schedule. We'll walk your property, evaluate your options, and produce 3D renderings showing exactly what's possible.
Schedule your complimentary design consultation. We'll visit your Bay Shore property, discuss your vision, and show you what's possible.
Schedule Consultation (973) 798-9328