Long Island buyers are still facing competition this fall. Nearly half of Nassau County homes and more than half of Suffolk County homes are selling above asking price, according to recent market data. But the picture is not identical across both counties, or from one town to the next.
For buyers, that means preparation still matters. For sellers, strong demand can help, but setting the right price remains essential.
Nassau prices are up, while bidding pressure has eased
From January through September 2026, Nassau County’s median sale price was $870,000, up 4.82% from $830,000 during the same period last year. The quarterly median rose from $840,000 in Q1 to $875,000 in Q2 and $880,000 in Q3. The monthly median reached $910,000 in August, then eased to $855,500 in September.
At the same time, the share of Nassau sales closing above list price fell from 52.4% to 46.1% year over year. That is a meaningful drop, though nearly half of sales still went above asking. The median sale-to-list ratio remained 100%.
Nassau recorded 6,120 sales year to date, down 0.86%, while listings rose 0.59% to 9,339. Median days on market increased from 24 to 26.
Suffolk competition remains especially strong
Suffolk County’s January–August median sale price was $728,000, up 5.51% from $690,000. The quarterly medians reported for 2026 increased from $695,000 in Q1 to $725,000 in Q2 and $750,000 in Q3.
Suffolk’s above-asking share held steady at 55.1%. Its sale-to-list ratio was 101.0%, meaning the median sale price was above the final asking price. The county recorded 8,045 sales and 12,153 listings, with median days on market moving from 24 to 25.
A separate OneKey MLS snapshot through September 16 adds context: both counties had about 3.3 months of supply. Nassau homes took a median 28 days to go under contract, with about 44% selling above final list price. In Suffolk, the median was 26 days to contract and about 52% sold above final list. Homes were going under contract roughly 27% faster than a year ago in Nassau and 28% faster in Suffolk. Both counties leaned toward a seller’s market on three of five measured signals.
These figures come from different reporting windows and measures, so they are useful as indicators, not as a guarantee of what a particular home will sell for.
Local results can look very different
County medians don’t tell the whole story. Year-to-date median prices fell in Roosevelt (-2.8%), Garden City (-2.4%), Seaford (-2.8%) and Long Beach (-4.5%). They rose in Manhasset (+10.2%), Rockville Centre (+13.6%) and Syosset (+10.1%).
That range is a reminder to look closely at recent sales near the property, along with its condition, type and price range. A countywide trend may not reflect the market on your block.
What buyers can do this fall
In Suffolk, above-asking sales remain more common than not. Buyers should be ready to act, but a strong offer is about more than the headline price. Get financing in order, understand your budget limit, and consider terms that work for the seller. An escalation strategy may be useful in a competitive situation, but decide in advance how high you are comfortable going.
Nassau buyers may find slightly more room to negotiate than a year ago, with the above-list share down 6.3 percentage points. That does not mean every home will sell below asking. Review comparable sales and the property’s level of interest before deciding how to approach an offer.
What sellers should know before listing
Strong demand can reward a well-prepared, correctly priced home. But rising county medians do not guarantee a certain result for an individual seller. Town-level changes vary, and buyers compare homes closely. A pricing plan grounded in recent nearby sales can help attract serious interest without leaving value on the table.
Fall can also be a practical time to list. Based on historical data for 2023–2025, single-family homes listed in October took a median of about 31 days to go under contract in both Nassau and Suffolk. The fastest listing months were typically in late winter or spring, so sellers considering a move may want to weigh their timing against their own needs rather than wait automatically for the spring market.
Plan around your home and your next move
The main takeaway: Long Island remains competitive, particularly in Suffolk, but conditions vary by county, town and property. Buyers can improve their position by preparing early and making a clear offer. Sellers can make better decisions by using local comparisons rather than relying on county averages alone.
For homeowners considering a move between Long Island and Queens, a local Queens real estate agency can help explain how the markets differ. Whether you’re planning to sell, buy or explore options, including if you’re a first time home buyer in Queens, advice should fit the specific property and neighborhood. Homeowners searching “sell house fast Queens NY” should also compare nearby sales and realistic timing before setting expectations.
Armas Group NYC serves Queens and the greater NYC area with personalized real estate guidance. Connect with Armas Group NYC to discuss your next move.