August 2026 figures point to a market where more homes came up for sale, but the supply available to buyers still did not grow. The numbers below are for single-family homes and were current as of September 8.
More homes listed, fewer homes available
At first glance, August looked like it might bring some relief for Long Island buyers. Nassau County recorded 951 new single-family listings, up 6.0% from a year earlier. Suffolk had 1,305, up 2.9%.
But new listings measure homes entering the market during a period. Inventory measures the homes still available at a particular point in time. By the end of August, Nassau had 2,259 single-family homes for sale, down 0.4% year over year. Suffolk had 3,129, down 3.9%.
Together, the counties had 91 more new listings than in August 2025, but 135 fewer homes in inventory. That contrast suggests the additional supply wasn’t enough to build a larger pool of available homes. Some listings may have sold quickly; others may have been withdrawn or otherwise left the active market. The figures don’t track every listing’s path, but they do show that inventory remained tight.
Prices and competition remain strong
Closed sales edged lower: Nassau recorded 881, down 3.0% year over year, while Suffolk recorded 1,119, down 0.9%. Yet the median single-family sale price rose to $911,000 in Nassau, up 4.7%, and $760,000 in Suffolk, up 7.0%.
Homes also continued to sell near or above their original asking price. Nassau sellers received 100.5% of original list price on the typical closed sale; in Suffolk, the figure was 102.2%. These are market-level measures, not a promise that every home will sell above asking. They do show that competition remained meaningful in many parts of the market.
Homes spent about 38 days on the market in Nassau and 39 in Suffolk. Those countywide averages offer useful context, but an individual home’s timing and buyer interest depend on its location, condition, price, and competition.
Not every kind of home followed the same pattern
Single-family homes don’t tell the whole story. In August, Nassau’s condo median fell 10.8% to $740,000, and the co-op median declined 5.0% to $380,000. Those changes came from relatively small monthly samples-74 condo sales and 71 co-op sales, so they should be treated cautiously.
In Suffolk, the condo median rose 4.7% to $570,000, while condo inventory dropped 24.8%. If you’re buying or selling a condo or co-op, single-family statistics may not reflect the conditions you’ll encounter.
What buyers can do
More listings don’t automatically mean more negotiating room. If you’re shopping, focus on homes that fit your needs and budget rather than assuming the countywide numbers apply to every neighborhood.
- Get financing and paperwork ready. In a competitive situation, a clear pre-approval and prompt response can help you move with confidence.
- Compare relevant homes. Recent sales nearby, property condition, and active competition are more useful for setting an offer than a county median alone.
- Set a firm comfort zone. A sale-to-list ratio above 100% doesn’t mean you should exceed your budget. Decide what works for you before making an offer.
- Look across property types and areas. Condos, co-ops, and single-family homes can move differently, as can neighboring communities.
What sellers can do
The numbers suggest sellers of well-positioned single-family homes may still find serious buyers, but they don’t make pricing or preparation less important.
- Price for the local market. A county median can’t account for a home’s specific location, condition, layout, or recent nearby sales.
- Prepare the home before listing. Addressing visible maintenance issues and presenting the home clearly can help buyers assess its value.
- Review the plan with an experienced local professional. Pricing, marketing, showings, and offer terms all shape the outcome, not just the number of listings entering the market.
For a local assessment, contact Armas Group NYC to discuss buying, selling, or a complimentary home value estimate.
Data note: The figures in this article are August 2026 OneKey MLS county statistics for single-family homes, current as of September 8. Countywide results can differ sharply by community. See the Nassau County report, Suffolk County report, and OneKey MLS market statistics.