Nassau & Suffolk County Housing Market Update: Long Island Real Estate

Long Island Housing Market Update (2023–2025)

Nassau & Suffolk County Home Price Trends Explained

Recent market data confirms that Long Island home values continue to rise, though the rate of appreciation is increasingly location-specific. An analysis of median sale prices, combined with town-level price changes, shows where demand remains strongest and where the market is beginning to normalize.

📊 Overall County Trends (Median Price)

Nassau County – Single-Family Homes

2023: $715,000
2024: $785,000 (+9.7%)
2025: $830,000 (+5.7%)

Key takeaway:

Nassau County saw strong appreciation from 2023 to 2024, followed by continued growth into 2025. This reflects sustained demand despite affordability constraints and higher interest rates.

Suffolk County – Single-Family Homes

2023: $590,000
2024: $650,000 (+10.2%)
2025: $699,000 (+7.5%)

Key takeaway:

Suffolk County continues to outpace Nassau on a percentage basis, driven by relative affordability, lifestyle demand, and ongoing buyer migration within Long Island.

📍 Nassau County: Town-Level Performance

🔥 Top Performing Nassau County Markets by School District(2024–2025)

Roosevelt – +13.0%
Lynbrook – +10.1%
Seaford – +9.8%
Massapequa – +9.0%
Baldwin – +8.6%
Hewlett – +8.3%
Plainview – +8.2%

Market insight:

Top-performing Nassau markets tend to share strong school districts, limited housing supply, and consistent buyer demand, which push values above the countywide average.

⚠️ Slower-Growing Nassau County Markets by School District

Mineola – +2.1%
Hicksville – +2.2%
Carle Place – +2.8%
Freeport – +4.8%

Market insight:

These areas are not declining; instead, they are stabilizing after prior appreciation or adjusting to affordability limits and increased inventory.

🔥 Top Performing Suffolk County Markets by School District (2024–2025)

Elwood – +11.8%
Port Jefferson – +10.0%
Islip – +9.9%
Wyandanch – +9.6%
Central Islip – +8.0%
Smithtown – +7.8%
Commack – +7.8%

Market insight:

North Shore and Huntington-area communities continue to command premium demand, while select South Shore markets benefit from relative affordability compared with Nassau County.

⚠️ Slower-Growing Suffolk County Markets by School District

Babylon – +2.0%
Shirley – +3.4%
Harborfields – +3.5%
Deer Park – +3.8%
West Islip / Bayport / Hauppauge – +4.3%

Market insight:

These markets reflect price normalization, often following substantial gains in earlier years or due to a higher concentration of similar housing stock.

📝 Important Market Notes

Changes in median or average prices should not be interpreted as a direct reflection of any individual property’s value. While market statistics provide helpful context, accurate value conclusions are driven by comparable sales, property condition, location, and other property-specific characteristics.

Smaller towns and submarkets can also appear more volatile due to limited sales activity. With fewer transactions, price trends may fluctuate and should be interpreted with caution.

Additionally, no broad trend analysis was applied to North Shore and East End Long Island communities, where a wide range of sale prices can produce misleading conclusions. In these markets, value is best supported by the most similar comparable sales and detailed micro-market analysis rather than regional or countywide averages.

🏠 What This Means for Homeowners, Sellers & Estate Planning

County averages can be misleading — town-level and neighborhood-level data are critical.
Pre-listing appraisals are increasingly valuable in fast-appreciating markets to avoid under- or over-pricing.
Market momentum remains positive, but pricing accuracy is more important than ever in 2026.

📌 Final Market Takeaway

From 2023 through 2025, both Nassau and Suffolk Counties have seen meaningful price appreciation, with Suffolk leading in percentage gains and Nassau maintaining higher price levels. As we move further into 2026, the Long Island housing market remains strong but increasingly segmented and data-driven.