Brightwaters is the South Shore's most quietly spectacular planned village — a 1907 T.B. Ackerson development laid out as a series of concentric crescents and freshwater lakes that step down from Sunrise Highway to the Great South Bay. The village covers barely a square mile and contains roughly 1,200 homes, most of them stately 1920s and 1930s Colonials, Tudors, and Mediterranean-influenced builds on lots that average a half-acre or more. Brightwaters homeowners are typically established families and second-generation residents who moved back to raise their kids inside the village, and the architectural standards here are noticeably tighter than anywhere else in the Town of Islip. The outdoor structures we install in Brightwaters have to honor that streetscape — proportionally restrained, beautifully detailed, and built to last as long as the houses themselves.
Why Brightwaters Homeowners Choose Azenco + Breslow
Brightwaters homeowners know the difference between a quality build and a fast build. Most have lived in the village long enough to have watched neighbors hire — and regret hiring — the wrong contractor. Breslow earns Brightwaters work because the entire process matches the village's standards: an in-house architectural designer, PE-stamped structural drawings, factory-direct Azenco product, a single project manager start to finish, and a 102-year-old family business backstopping the warranty.
Our Brightwaters projects typically run $55,000 to $150,000. Single-bay motorized pergolas over rear patios are the most common scope, but we also do larger integrated systems — pergola plus pool deck plus outdoor kitchen — on the larger lots toward the bay. Color and finish selection takes longer in Brightwaters than in most communities, because homeowners are matching their structure to a specific architectural era.
Brightwaters: Coastal & Architectural Considerations
Brightwaters is organized around three streetscape patterns. Concourse East and Concourse West — the parallel boulevards that flank the village's central park system — feature the largest lots and the most ambitious historic Colonials. Lake Capri, Lake Como, and the chain of small spring-fed lakes that thread through the village add pond-front parcels with their own setback considerations. The concentric crescents (Bay Shore Drive, Brightwaters Boulevard, Orinoco Drive) tighten as they approach the bay, with smaller lots and stricter sightlines.
Properties south of Bayview Avenue face direct Great South Bay exposure with 130 MPH design wind speeds, salt-air corrosion, and FEMA flood-zone considerations. Our Brightwaters specifications use marine-grade aluminum, stainless steel fasteners, and powder coatings tested for coastal salt exposure. For lake-front parcels, we specify drainage systems that respect the village's freshwater pond ecology.
Brightwaters Permitting
Brightwaters is its own incorporated village, which means permitting goes through the Incorporated Village of Brightwaters Building Department, not the Town of Islip. The village reviews every accessory structure for compatibility with the original Ackerson plan, and the Architectural Review Board has explicit preferences around materials, proportions, color palettes, and rooflines. PE-stamped structural drawings, full site plans, and material samples are typically required.
Where a permit is required, Breslow handles or assists with the entire village permitting process in-house, including the Architectural Review Board appearance when one is required. Our package — site plan, PE-stamped drawings, color and material samples, and elevation drawings showing how the structure relates to the home's existing facade — is calibrated to the village's review preferences.
Brightwaters Real Estate Value
Brightwaters' median home value sits around $1 million, with waterfront and large-lot Colonials trading well above $1.5M. This is a long-hold, multi-generational market — homes in Brightwaters often pass between family members or sell through quiet word-of-mouth before they ever hit the MLS. A $90,000 to $130,000 outdoor living investment recovers strongly here because the village's small inventory keeps competition for high-quality renovated homes intense. Brightwaters buyers expect a finished home; an outdated rear yard is one of the few things that will actually slow a sale.
Nearby Communities
In addition to Brightwaters, Breslow serves neighboring South Shore communities including Bay Shore, Patchogue, Islip, Bay Shore, and Sayville. Our full Long Island service area covers Suffolk and Nassau counties.
What a Motorized Pergola Costs in Brightwaters
A complete motorized louvered pergola installed in Brightwaters 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 Brightwaters Consultation
Breslow offers complimentary on-site design consultations for Brightwaters 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.