See how Nassau and Suffolk home prices, sales activity, listings, and buyer competition changed through the first three quarters of 2026.
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Long Island House Market Update: Q1-Q3 2026
Nassau County: Prices Up 4.82% Year to Date
Nassau County’s median sale price for January–September 2026 was $870,000, up 4.82% from $830,000 in the same period of 2025. The quarterly chart shows growth in each quarter, with the strongest year-over-year increase in Q2.
- Q1: $840,000, up 4.02% from $807,500.
- Q2: $875,000, up 6.71% from $820,000.
- Q3: $880,000, up 2.92% from $855,000.
The monthly figures add detail to the quarterly results. Nassau’s median reached $910,000 in August, then fell to $855,500 in September, 1.54% above September 2025. The September figure was lower than August’s, but a single month’s median can reflect the mix of properties sold. The quarterly and nine-month comparisons provide broader context and continue to show year-over-year increases.
Nassau’s market activity was nearly unchanged compared with January–September 2025. The chart reports 6,120 sales, down 0.86% from 6,173, and 9,339 listings, up 0.59% from 9,284. Median days on market rose from 24 to 26. The share of sales above list price fell from 52.4% to 46.1%, a 6.3-percentage-point decline. The list-price-to-sale-price ratio remained at 100.0% in both periods. Taken together, these measures suggest that prices continued to rise, homes took slightly longer to sell, and sales above list price were less common than a year earlier.
The chart also shows gains at both ends of the Nassau price range: the top-10% measure rose 4.35%, and the bottom-10% measure rose 6.09%.
Notable Nassau County Markets Year to Date
The January–September figures show that Nassau County’s market varied by area. Median sale prices declined year over year in Roosevelt (-2.8%), Garden City (-2.4%), Seaford (-2.8%), and Long Beach (-4.5%). Other selected markets posted gains, including Manhasset (+10.2%), Rockville Centre (+13.6%), and Syosset (+10.1%). These examples show why countywide trends may not reflect every local market; individual results can vary with the homes sold during each period.
Suffolk County: Prices up 5.51% Year to Date
Suffolk County also posted higher quarterly medians across all three quarters:
- Q1: $695,000, up 3.81% from $669,500.
- Q2: $725,000, up 5.84% from $685,000.
- Q3: $750,000, up 5.63% from $710,000.
The monthly chart shows Suffolk’s median at $760,000 in August and $740,000 in September. September remained 2.78% above September 2025. As in Nassau, the September median fell below August’s, but Q3 remained positive overall.
Suffolk’s year-to-date summary covers January–August 2026. The median sale price was $728,000, up 5.51% from $690,000 in the same 2025 period. Sales totaled 8,045, essentially unchanged from 8,047, and listings totaled 12,153, nearly level with 12,164. The median number of days on market rose from 24 to 25. The share of sales above list price remained at 55.1%, and the list-price-to-sale-price ratio stayed at 101.0%. These figures point to continued competition in Suffolk, with the above-list share holding steady over the period.
The Suffolk chart’s top-10% measure rose 5.13%, and the bottom-10% measure rose 3.89%. As with Nassau, these summary segments do not replace analysis of individual neighborhoods and property types.
What the First Three Quarters Tell Us
The broad message is consistent: median prices were higher year over year in both counties through Q3, and neither county’s available sales or listing totals changed much. Price growth varied by quarter. Nassau’s increase was strongest in Q2 and smaller in Q3; Suffolk recorded steady gains, with Q2 and Q3 increases close to each other.
For buyers, the charts indicate that competition remains, especially in Suffolk, where 55.1% of sales in the January–August comparison were above asking. Nassau’s share of sales above list price declined, though nearly half of reported sales still exceeded list price. For sellers, rising medians are encouraging, but countywide data do not guarantee a specific price, multiple offers, or a quick sale. Pricing, condition, location, and the supply of competing homes all matter.
These statistics provide useful market context, not a valuation of a particular home. A property’s value depends on its features and condition, as well as recent comparable sales in its market area. A county median cannot account for differences in size, lot, updates, layout, location, or other factors that influence buyers.
HOW A LONG ISLAND HOME APPRAISAL ADDS PROPERTY-SPECIFIC CONTEXT
A Long Island home appraisal evaluates an individual property rather than relying solely on countywide medians. The analysis considers recent comparable sales, neighborhood, school district, condition, living area, site, layout, updates, and features that buyers in that market recognize. This property-specific analysis helps explain why a home’s value may differ from the broader county trend.
Homeowners may need an appraisal when preparing to list a property, settling an estate or a date-of-death matter, dividing real estate in a divorce, or seeking an independent opinion of value for another private purpose. The assignment’s purpose and effective date guide the selection of market data and analysis. DMA Appraisers provides residential appraisal services throughout Nassau, Suffolk, and Queens.
Frequently Asked Questions
Did home prices rise in Nassau and Suffolk in Q1–Q3 2026?
Yes. The quarterly charts show higher median sale prices in both counties for Q1, Q2, and Q3 compared with the same quarters in 2025. Nassau’s January–September median was up 4.82%; Suffolk’s January–August median was up 5.51%.
How do market trends affect home appraisals?
Are homes still selling above asking price?
Yes. The charts report 46.1% of Nassau sales above list for January–September and 55.1% of Suffolk sales above list for January–August. Nassau’s share fell year over year; Suffolk’s stayed the same.
Do these medians tell me what my home is worth?
No. Medians describe broad groups of sales. A reliable estimate for a single home requires analysis of its specific characteristics and recent comparable sales.
Source: MLSLI data are shown in the accompanying charts. Nassau and Suffolk activity figures cover January–September. Quarterly price figures compare Q1, Q2, and Q3 of 2026 with the corresponding quarters of 2025.
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