Market update: October 12, 2026. The latest county figures cited below are for September and focus on single-family homes. Prices and conditions vary by town, property type and price range.
Long Island’s Nassau and Suffolk housing markets remain competitive, but conditions are not the same everywhere. September data show home prices rising year over year, a modest increase in homes for sale and continued competition for many well-priced listings. Mortgage rates are also weighing on what buyers can afford.
For people moving from Queens or elsewhere in New York City, Long Island can offer more space and different housing choices, but the right fit depends on more than the asking price. Commute, property taxes, maintenance and neighborhood conditions all matter.
September market snapshot: Nassau and Suffolk
In September 2026, the median single-family sale price was $858,000 in Nassau County, up 2.1% from a year earlier, and $740,000 in Suffolk County, up 2.8%. Homes for sale were up about 4.5% in Nassau and 4.3% in Suffolk year over year. Even so, supply remained limited at roughly 3.3 and 3.4 months, respectively, according to September county market reports and Suffolk County market data.
A separate analysis of September sales found about 56% of homes sold above their final asking price, while roughly 34% sold below. Competition was especially common in the $600,000–$1 million range. These figures use different measures from the county reports’ sale-to-original-list-price statistics, so they should not be treated as interchangeable. See the analysis of where Long Island buyers are still competing.
A county median is a guide, not a price estimate for a particular home. The mix of properties that sell changes from month to month, and local results can differ considerably.
Mortgage rates are part of the budget
On October 8, Freddie Mac’s national weekly average for a 30-year fixed mortgage was 7.40%, up from 7.28% the previous week. This is a national average, not a rate quote; a borrower’s rate depends on their finances, loan type and other factors. Check the latest Freddie Mac mortgage rate data, and compare lender offers.
At today’s rates, even a small change in the loan amount or down payment can make a meaningful difference to monthly costs. Buyers should get pre-approved, set a comfortable payment limit and budget for taxes, insurance, utilities and maintenance, not just principal and interest.
North Shore, South Shore and central Long Island
North Shore: Many communities are known for wooded streets, varied architecture and proximity to the coastline. Some areas command higher prices, but the North Shore is not one uniform market. Compare individual towns and properties, and check commute options, taxes and any waterfront-related insurance or maintenance needs.
South Shore: The housing mix ranges from inland neighborhoods to bayside and coastal areas. Water access can be a draw, but buyers should carefully investigate flood exposure, insurance availability and potential maintenance costs. A home’s distance from the water, and its specific elevation and location, can matter.
Central Long Island: Communities farther from the coast may appeal to buyers looking for a different balance of price, space and access to jobs or rail service. But “central” does not automatically mean affordable. School district, property condition, transit access and local demand can all affect prices.
For renters and buyers commuting to the city, check the actual door-to-door trip at the times you expect to travel. A station nearby on a map may not make the commute simple if parking, transfers or peak-hour schedules do not work for you.
What buyers should do to compete
Start with a firm budget and a mortgage pre-approval. Then compare a home with recent sales in the same area and similar property type. In a competitive price range, a well-prepared buyer may need to act quickly, but an offer above asking should be based on comparable sales, not pressure or the listing price alone.
Before committing, review the property’s condition, taxes, insurance needs, possible repairs and any relevant town or county requirements. Buyers moving from Queens, including Flushing, Bayside, Whitestone and Bellerose, should also compare the full cost of ownership with their current housing costs. More space can come with different expenses and a longer commute.
What sellers should know about pricing
Low inventory can support sellers, but it does not guarantee that every home will sell quickly or above asking. Price, condition, presentation and competition all influence the result. The September figures show why it is useful to look at your town and price range rather than rely on a broad Long Island headline.
Before listing, review comparable recent sales and active competition. Take care of visible maintenance issues, prepare the home for showings and consider the likely buyer for your property. A realistic asking price can help attract serious interest; an inflated price may cost valuable time and lead to later reductions.
Renters: compare the full cost and the daily routine
Long Island rentals vary by community, building type and proximity to rail, schools and shopping. When comparing homes, ask what is included in rent, who pays utilities, whether parking or other services cost extra, and what the lease says about renewals and maintenance.
Consider the commute, too. Check the train schedule, parking arrangements and travel time from the specific address, not just the town. If you are relocating from Queens or the city, renting first may give you time to learn the area before deciding where to buy.
Plan your next move with local guidance
Long Island’s late-2026 market offers opportunities, but buyers, sellers and renters need to evaluate the details at the town and property level. Armas Group NYC helps clients navigate residential real estate across Queens and the surrounding New York area with clear communication and personalized guidance. Learn more or reach out through Armas Group NYC.
Market figures are snapshots, not guarantees or property valuations. Mortgage rates are national averages and can change. Confirm current market conditions and property details before making a decision.