Long Island Housing Market Update as of August 1, 2026 | Nassau & Suffolk Home Prices

 

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Long Island Housing Market Update as of August 1, 2026: Nassau & Suffolk County Home Prices Continue to Rise

The Long Island housing market remained strong through July 2026, with median home prices rising in both Nassau and Suffolk Counties compared with the same period in 2025.

While sales volume has declined slightly and homes are taking a little longer to sell, prices remain elevated. Buyers continue to compete for available homes, particularly those that are appropriately priced, well-maintained, and located in desirable neighborhoods.

According to MLS data, the year-to-date median sales price increased by 5.43% in Nassau County and by 5.88% in Suffolk County compared with the same period last year.

These statistics suggest that Long Island remains a seller-favorable market overall, although the pace of activity is becoming more balanced.

Nassau County Housing Market Update

Nassau County's year-to-date median sales price increased from $820,000 in 2025 to $864,500 in 2026, representing a 5.43% increase.

Monthly median sales prices have stayed above 2025 levels throughout the first seven months of the year:

• January: $835,000, up 3.09%

• February: $850,000, up 6.25%

• March: $843,500, up 3.37%

• April: $853,000, up 7.85%

• May: $890,000, up 9.88%

• June: $876,000, up 3.06%

• July: $869,000, up 3.47%

The first-quarter median increased from $807,500 to $840,000, a gain of approximately 4.02%.

Growth accelerated in the second quarter, when the median rose from $820,000 to $875,000, a 6.71% increase.

The year-to-date statistics offer additional insight into Nassau County market conditions.

Total sales declined slightly from 4,505 to 4,430, a decrease of about 1.66%. At the same time, the number of listings remained essentially unchanged, increasing by only 0.30%.

The median list price increased from $799,990 to $849,000, an increase of approximately 6.13%.

The median list-price-to-sales-price ratio remained at 100%, indicating that properties continue to sell very close to their asking prices.

Days on market increased from 25 to 27 days.

This increase is relatively modest but may indicate that buyers are becoming slightly more selective as home prices and borrowing costs remain elevated.

Another notable statistic is the percentage of homes selling above asking price. Approximately 45.1% of Nassau County sales closed above list price, compared with 46.2% during the same period last year.

Competition remains strong, but bidding above asking price is slightly less common than it was a year earlier.

Price Growth Is Occurring Across Nassau County

The increase in Nassau County property values is not limited to the most expensive properties.

The top 10% of the market rose from approximately $2.30 million to $2.44 million, a gain of about 6.09%.

Meanwhile, the lower 10% increased from about $570,000 to $608,000, or 6.67%.

When both the upper and lower portions of the market are appreciating at similar rates, it provides additional evidence of relatively broad price growth rather than appreciation being concentrated exclusively in luxury homes.

Suffolk County Housing Market Update

Suffolk County experienced a similar pattern.

The year-to-date median sales price rose from $680,000 in 2025 to $720,000 in 2026, an increase of approximately 5.88%.

Monthly results include:

• January: $700,000, up 4.48%

• February: $685,000, up 0.74%

• March: $700,000, up 6.87%

• April: $709,500, up 5.90%

• May: $716,250, up 3.80%

• June: $750,000, up 7.14%

• July: $749,500, up 7.07%

Suffolk County's first-quarter median increased from $669,500 to $695,000, an increase of approximately 3.81%.

During the second quarter, the median rose from $685,000 to $725,000, an increase of approximately 5.84%.

Like Nassau County, Suffolk experienced somewhat stronger appreciation as the year progressed.

Suffolk County Sales Activity Has Slowed Slightly

Suffolk County recorded 5,827 year-to-date sales, compared with 5,988 in the same period of 2025. This represents a decline of about 2.69%.

Listings also declined slightly from 9,532 to 9,439, a decrease of approximately 0.98%.

The median list price rose from $669,000 to $699,000, an increase of approximately 4.48%.

Days on market increased modestly from 25 to 26 days, while the list-price-to-sales-price ratio held steady at approximately 101%.

In other words, the typical Suffolk County property continues to sell at or slightly above its asking price.

What Does This Mean for the Long Island Housing Market?

The statistics for Nassau and Suffolk Counties tell a similar story.

Home prices are still increasing, but overall sales activity is not rising along with prices.

Nassau County prices are up about 5.4% year to date, while sales volume is down 1.7%.

Suffolk County prices are up about 5.9%, while sales volume is down about 2.7%.

This combination can occur when available inventory remains limited relative to buyer demand.

Countywide median sales prices are also broad market indicators. Individual communities, school districts, property types, price ranges, and neighborhoods can perform very differently from the overall county.

For example, a waterfront property, a newly constructed home, an expanded Cape, a condominium, an estate property, or an older ranch may experience a different market trend even when located within the same town.

That is why a professional appraisal requires analysis of the specific market segment in which the property competes, rather than simply applying the countywide appreciation rate to a single home.

What Does This Mean for Homeowners?

For homeowners considering selling, estate planning, divorce, probate, tax matters, or simply determining a property's current value, recent appreciation means that an older estimate of value may no longer accurately reflect current market conditions.

Even a 5% change can be meaningful.

On an $800,000 property, a 5% difference amounts to approximately $40,000.

On a $1.5 million property, that percentage is approximately $75,000.

An appraisal provides an independent opinion of market value based on comparable sales, market trends, location, condition, size, amenities, and other property-specific characteristics.

Frequently Asked Questions

Are Long Island home prices still increasing in 2026?

Yes. Through July 2026, the year-to-date median sales price increased by approximately 5.43% in Nassau County and 5.88% in Suffolk County compared with the same period in 2025.

Is the Long Island housing market slowing down?

There are signs of moderation. Sales volume has declined slightly in both counties, and average marketing times have increased by one to two days. However, median prices continue to rise, and homes are generally selling close to or above asking price.

Is Nassau County appreciating faster than Suffolk County?

Year to date, Suffolk County has seen slightly higher appreciation at approximately 5.88%, compared with 5.43% in Nassau County. The difference is relatively small, and local market performance can vary substantially by town and property type.

Can I use the county median price to determine what my house is worth?

No. Countywide statistics are useful for identifying broad market trends, but they should not be used alone to determine the value of an individual property. A property appraisal requires analysis of comparable homes within the subject's competitive market.

When should I consider getting a private appraisal?

A private appraisal may be helpful for estate and probate matters, date-of-death valuations, divorce, pre-listing decisions, bankruptcy, tax matters, litigation, financial planning, or when an independent market value opinion is needed.

Long Island Home Appraisals

DMA Appraisers provides independent residential appraisal services throughout Nassau County, Suffolk County, and Queens.

Services include Estate Appraisals, Date of Death and Retrospective Appraisals, Divorce Appraisals, Pre-Listing Appraisals, and other private residential valuation assignments.

Understanding broad market trends is important, but determining the value of a specific home requires a detailed analysis of the property's location, condition, improvements, size, market segment, and the most relevant comparable sales data.

Source: MLS. Nassau and Suffolk County residential market data comparing 2025 and 2026 year-to-date activity through July/August 2026.

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