Suffolk County 2026 Housing Market Outlook
Suffolk County housing market, 2026: median sale price about $689K, median 26 days on market, 3.3 months of inventory. Trends, price bands, sale-to-list negotiability, and what the numbers mean for owners — from live OneKey MLS closed-sale data.
Based on all 13,087 county-wide sales closed in the trailing 12 months across the Suffolk County market area, all residential property types · Closed-sale stats through Sep 10, 2026 · charts through August 2026 · refreshed Oct 9, 2026 11:00 pm
Key readSuffolk County, on Long Island, is currently a seller-leaning market. The trailing-12-month median sale price is about $689K; homes go to contract in a median of 26 days; supply stands at about 3.3 months.
Where the Suffolk County market stands
Seller-leaningOverall — Seller-leaning: 3 of 3 indicators favor sellers. Well-priced, well-prepared listings hold the advantage.
Months of inventory — active listings divided by the trailing-12-month monthly sales pace — measures the supply side of leverage. At about 3.3 months, Suffolk County shows seller-leaning supply on the widely used benchmark, where roughly six months is the balance point (under 2 months highly seller-favorable, 2–4 seller-favorable, 4–6 near-balanced, 6–8 buyer-favorable, above 8 strongly buyer-favorable). Supply is only one signal: with pricing and pace weighed in, the overall read is seller-leaning (see the three signals at the top). Because co-ops and condos structurally carry more inventory than single-family homes, the balance differs by segment — see the property-type breakdown below.
What changed in August 2026
Suffolk County's August 2026 figures are now frozen as a permanent monthly snapshot. Measured against July:
The median settled sale price held essentially flat versus July, at about $685K. Homes went to contract in a median of about 26 days — essentially the same pace as July. Supply held near 3.2 months of inventory.
Each month's figures are stored once the month settles and are never rewritten, so this section always compares like-for-like frozen months. It describes what already happened — not a forecast. The market-history section below tracks the full series.
Recent price and market-pace trends
The median sale price is up about 5% year over year, from $680K across June through August 2025 to $715K across June through August 2026, with homes going to contract in 21 days against 22 a year earlier.
Year over year the county's median sale price has risen about 5%: about $680K across June through August 2025, against about $715K across June through August 2026. Those are the same three closing months a year apart, so a seasonal swing does not read as a trend. Any single month can bounce, so the figure to anchor on is the trailing-12-month median of about $689K shown at the top. Time on market has held broadly steady. This describes recent direction, not a guaranteed forecast.
The chart plots the monthly median sale price across the Suffolk County market area. A single month can bounce, so read the overall direction rather than any one point — the most recent month is naturally noisier than the trailing-12-month median shown at the top. This describes direction, not a guaranteed forecast.
What waiting has cost buyers in Suffolk County
A buyer who waited a year paid about $35K more for the median home — $680K across June through August 2025 against $715K across June through August 2026.
Thinking about buying, but wondering if you should wait for prices to come down? Here is what actually happened to Suffolk County prices over the last three years — what the same home cost then versus now.
| If you bought… | 3 years ago | 2 years ago | 1 year ago | Today |
|---|---|---|---|---|
| A typical Suffolk County home | $590K | $650K | $690K | $720K |
| Single-family | $610K | $674K | $710K | $750K |
| Condo | $460K | $510K | $540K | $504K |
| Co-op | $238K | $257K | $270K | $295K |
A typical Suffolk County home now sells for about $720K — about $70K more than two years ago (+10.8%), and roughly $130K more than three years ago (+22%). A buyer who waited on the sidelines for a pullback has, so far, paid more each year — and handed that appreciation to the seller instead of building it as their own equity.
Median closed sale prices from OneKey MLS recorded sales through July 2026 (3-month medians at each point to smooth month-to-month noise). Past appreciation is not a guarantee of future gains — check the days-on-market and price-cut trends on this page for where the market may be shifting. Individual homes and towns vary.
The cost of overpricing in Suffolk County
Across 12,888 recent sales, sellers who held their original asking price went to contract in a median of 20 days at 102.3% of it; those who cut took 79 days and closed at 92.5%.
The pace above measures homes that sold. The sharpest evidence of what overpricing costs is the homes that didn't — listings that sat, cut their price, and still came off the market unsold. Here is how long they held out before giving up, by original asking price.
| Original asking price | Homes that never sold | Median days on market before giving up | Cut the price & still failed |
|---|---|---|---|
| Under $1M | 11,973 | 52 days | 27% (median 5.2% off ask) |
| $1M – $1.75M | 2,063 | 100 days | 38% (median 7.9% off ask) |
| $1.75M and up | 2,852 | 167 days | 40% (median 9.2% off ask) |
Homes asking under $1M lingered a median of about 52 days before coming off the market; those asking $1.75M and up held on for about 167 days. About 31% of these sellers reduced their price at least once and still did not find a buyer. For contrast, homes that did sell went to contract in a median of about 26 days. Here, the highest-priced failed listings sat longer and were cut deeper than the lowest-priced ones.
Source: 16,888 OneKey MLS Suffolk County listings that expired, were canceled, or were withdrawn — homes that ultimately did not sell — grouped by their original asking price. Figures are medians. “Cut the price” means the ask was reduced from its original before the listing came off the market. The luxury dividing line ($1.75M) is the current top-5% sale price and moves with the market. This reflects listing outcomes, not a valuation of any specific home.
Is that getting better or worse?
The share of homes that fail to sell moves with the market — here's how Suffolk County's has trended.
| Year listed ended | Failed to sell | Of those, had cut price first |
|---|---|---|
| 2023 | 23.4% (3,822 of 16,347) | 32% |
| 2024 | 20.9% (3,370 of 16,144) | 30% |
| 2025 | 23.2% (4,135 of 17,818) | 33% |
| 2026 (YTD) | 22.5% (2,887 of 12,803) | 29% |
About 22.5% of Suffolk County listings that came off the market most recently did so without selling — that rate has held fairly steady since 2023. Through it all, roughly a third of those sellers had already cut their price and still could not find a buyer — the clearest sign that price, not patience, is what a stalled listing usually needs.
OneKey MLS recorded data through July 2026: for each year, the share of Suffolk County listings that left the market unsold (expired, canceled, or withdrawn) out of all that sold or failed that year. The current year is partial (year-to-date).
Is it the price — or the positioning?
A stalled listing usually comes down to one of two very different problems, and telling them apart is everything. Sometimes the asking price is simply higher than the market will pay in any condition — and no amount of presentation changes that. Other times the home would genuinely support its price if it were renovated, staged, or just shown better. Price, condition, location, and timing move together: a home that needs work in a strong location can still sell at or above ask, while the same home in a softer, better-supplied market will linger if it isn't positioned for its number. Right now Suffolk County is carrying only about 3.3 months of supply, so demand is competing for a limited number of homes — the kind of market where a well-positioned listing, even one that needs work, can command a strong price.
Before you cut your price — or give up on it — it is worth an honest read on which of those two you are actually facing, because the fix is completely different. That is a conversation worth having in person.
Preparing to sell? The Days on Market & Inventory seller's report shows what overpricing costs even among homes that did sell — more time on market and a lower share of the original ask.
Suffolk County market history
Track how the Suffolk County market has moved month by month. Switch the metric and the time range below; the full table lists every month.
Month-by-month data table
| Month | Median price | Median DOM | Sales | Months supply |
|---|---|---|---|---|
| Aug 2026 | $731K | 22d | 1,347 | 3.2 mo |
| Jul 2026 | $715K | 20d | 1,352 | 3.1 mo |
| Jun 2026 | $715K | 21d | 1,152 | — |
| May 2026 | $675K | 22d | 947 | — |
| Apr 2026 | $670K | 30d | 831 | — |
| Mar 2026 | $670K | 37d | 837 | — |
| Feb 2026 | $655K | 34d | 808 | — |
| Jan 2026 | $670K | 34d | 939 | — |
| Dec 2025 | $675K | 29d | 1,234 | — |
| Nov 2025 | $680K | 29d | 1,041 | — |
| Oct 2025 | $675K | 29d | 1,356 | — |
| Sep 2025 | $694K | 23d | 1,154 | — |
| Aug 2025 | $680K | 22d | 1,327 | — |
| Jul 2025 | $680K | 21d | 1,270 | — |
| Jun 2025 | $670K | 22d | 1,107 | — |
| May 2025 | $655K | 22d | 1,017 | — |
| Apr 2025 | $647K | 27d | 916 | — |
| Mar 2025 | $635K | 31d | 878 | — |
| Feb 2025 | $655K | 40d | 791 | — |
| Jan 2025 | $640K | 43d | 980 | — |
| Dec 2024 | $650K | 28d | 1,199 | — |
| Nov 2024 | $635K | 29d | 1,176 | — |
| Oct 2024 | $650K | 26d | 1,244 | — |
| Sep 2024 | $650K | 27d | 1,156 | — |
Median price by property type
Across the 4 segments with enough recent sales to measure, the median runs from $277K for co-op (397 sales) to $770K for multi-family (90). Most of the market is single family, at 11,000 sales and a $715K median.
The blended county median hides real differences between segments. Recent Suffolk County sales break down as:
| Property type | Median price | Median DOM | Sales |
|---|---|---|---|
| Single Family | $715K | 26d | 11000 |
| Condo | $525K | 29d | 1600 |
| Co-op | $277K | 29d | 397 |
| Multi-Family | $770K | 27d | 90 |
Negotiability and value by budget
Do higher-priced Suffolk County homes sell for a bigger discount?
Among recent sales under $700K, the median sale-to-list ratio runs about 100.9% (6,723 sales). At $700K and above, it eases to 100.5% (6,351 sales).
Live OneKey MLS sold data (sold price vs. final list price). A lower ratio signals more negotiating room. Every deal is different — confirm comps for a specific home.
How does price-per-square-foot scale with price in Suffolk County?
Among recent sales under $700K, the median price per square foot runs about $393 (6,486 sales). At $700K and above, it climbs to $420 (6,083 sales).
Live OneKey MLS sold data. This is an observed relationship, not a causal one — town, school district, condition, home size, lot, and property-type mix all shape $/sq ft, so higher-priced does not simply mean the market pays more per foot.
The investor and owner read
Countywide statistics provide useful market context, but they are only a starting point. Demand for a particular Suffolk County property may also be influenced by transportation access, property taxes, school-district boundaries, housing type, and local amenities — factors this transaction data does not measure. A specific home should be compared with similar properties in the same town, condition, size, property category, and price range. Rather than chase a projected yield, the numbers above point to a disciplined approach.
- Supply signal: about 3.3 months of inventory (seller-leaning supply) — the tighter the supply, the more pricing power sits with sellers, and the more a buyer needs a prepared, well-underwritten offer.
- Discipline signal: a median 100.8% sale-to-final-list ratio (sale price vs. the final list price) means closings land close to the final ask — disciplined pricing, not a high opening number, is what moves a home. This ratio reflects final negotiation, not necessarily the original asking price.
- Value signal: price-per-square-foot varies by budget band (above), so square footage is priced differently at the entry and upper ends — useful when comparing a renovation or add-on against buying up.
- Segment signal: co-ops and condos carry their own supply, fee, and financing dynamics distinct from single-family — treat them as separate markets when modeling returns.
This is general market framing, not individualized investment advice, and it is not a rent or return projection.
Where Suffolk County looks headed
Nobody can promise where prices go next — any confident prediction is a guess. What the data can show is which way the measurable signals lean right now. Every figure below comes from the live data on this page:
- Price trajectory: reads as tightening — recent months holding at or above the longer trend (recent stretch about +7% against the longer trend).
- Supply: about 3.3 months of inventory — essentially unchanged from the prior month.
- Pace: homes are going to contract in a median of about 26 days, roughly 28% faster than a year ago.
- Pricing: sales are closing at a median 100.8% of the final list price with about 52% closing above it — sellers are largely getting their final ask.
- Listings that fail to sell: 22.5% of listings ended without selling so far in 2026 — little changed from 23.2% in 2025.
Right now, more of these measurable signals lean toward firmer, seller-leaning conditions than away from them (3 of 5).
This describes current direction, not a forecast — markets turn, and none of these signals guarantees the next twelve months. The balance also differs meaningfully by town, property type, and price band, so read it as backdrop, not as advice for a specific home.
Frequently Asked Questions
Is Suffolk County a buyer's or seller's market in 2026?
Suffolk County reads as seller-leaning overall right now. Supply is only one part of that: about 3.3 months of inventory is seller-leaning on its own, but the overall read also weighs how quickly homes sell and how close to their final list price they close. Conditions vary by price band and property type, so the county figure is a starting point, not the whole picture.
What is the price trend in Suffolk County?
Year over year the county's median sale price has risen about 5%: about $680K across June through August 2025, against about $715K across June through August 2026. Those are the same three closing months a year apart, so a seasonal swing does not read as a trend. Any single month can bounce, so the figure to anchor on is the trailing-12-month median of about $689K shown at the top. Time on market has held broadly steady. This describes recent direction, not a guaranteed forecast.
How close to the final list price are homes selling in Suffolk County?
Recent Suffolk County sales have closed at a median of about 100.8% of the final list price (13074 sales), with roughly 52% closing above the final list price, 14% at it, and 34% below. This measures the final negotiated list price, not necessarily a home's original asking price.
What is the median home price in Suffolk County?
The median sale price across Suffolk County is about $689K over the settled trailing 12 months (13,087 closed sales). Among the 12,569 recent sales with living-area data, the median price per square foot is about $406. Median is the middle sale price, so it is not pulled up or down by a few unusually high or low sales. Prices vary widely by town, property type, and price band.
How many homes are for sale in Suffolk County?
Suffolk County currently has about 3,588 active listings — roughly 3.3 months of supply at the recent sales pace (seller-leaning supply). Under two months strongly favors sellers, four-to-six is near-balanced, and above six tilts toward buyers.
How do single-family homes, condos, and co-ops compare in Suffolk County?
Recent median sale prices by type: Single Family about $715K; Condo about $525K; Co-op about $277K; Multi-Family about $770K. Co-ops and condos also carry their own supply, fee, and financing dynamics, so they behave as separate markets from single-family homes — compare within your own segment, not against the blended county median.
Should I wait for home prices to drop in Suffolk County?
That has been an expensive bet lately. A typical Suffolk County home now sells for about $720K — about $70K more than two years ago (+10.8%) and roughly $130K more than three years ago (+22%). A buyer who waited for a pullback has generally paid more each year and built that equity for the seller instead. Past gains do not guarantee future ones — the days-on-market and price-cut trends show where the market may be shifting — but so far, waiting has cost more than it saved.
What happens if you overprice a home in Suffolk County?
It tends to sit, then not sell. Across 16,888 recent Suffolk County listings that expired, were canceled, or were withdrawn without selling, the median time on market before the seller gave up ran from about 52 days for homes asking under $1M to about 167 days for those asking $1.75M and up. About 31% of these sellers cut their price at least once and still did not find a buyer. By comparison, homes that did sell went to contract in a median of about 26 days. The takeaway: an accurate list price from the start sells faster than an ambitious one that has to be chased down later.
Why do different websites show different Suffolk County market numbers?
Figures differ based on how each source defines the market. This report uses live OneKey MLS data for the whole-county boundary (not a ZIP-code sample), all residential property types, a settled trailing-12-month window, and medians rather than averages, so a few unusual sales do not skew the result. A site that samples different ZIP codes, blends property types, reports averages, or counts a different date range will naturally land on different numbers. The methodology section on this page lists every definition.
How do I find out what my specific Suffolk County home is worth?
Countywide medians set the backdrop, but your home's value depends on its town, school district, condition, size, and current competition. Request a comparable-sales analysis for your address and you will get a price and days-on-market read built on homes like yours, not the county average.
What happened in the Suffolk County housing market in August 2026?
The median settled sale price held essentially flat versus July, at about $685K. Homes went to contract in a median of about 26 days — essentially the same pace as July. Supply held near 3.2 months of inventory. Figures are the frozen monthly snapshot for August 2026, measured against July; they describe recorded activity, not a forecast.
Will home prices drop in Suffolk County in 2026?
No one can say with certainty — any confident prediction is a guess. What the current data shows: Price trajectory reads as tightening — recent months holding at or above the longer trend (recent stretch about +7% against the longer trend). Supply about 3.3 months of inventory — essentially unchanged from the prior month. Pace homes are going to contract in a median of about 26 days, roughly 28% faster than a year ago. Right now, more of these measurable signals lean toward firmer, seller-leaning conditions than away from them (3 of 5). These signals describe today's direction, not next year's outcome, and conditions differ by town, property type, and price band.
Have home prices in Suffolk County risen or fallen over the past year?
Year over year the Suffolk County median sale price has risen about 5% — about $680K across June through August 2025, against about $715K across June through August 2026. Comparing the same three closing months a year apart keeps a seasonal swing from reading as a trend. You can switch metrics and time ranges in the market-history section on this page.
What was the median home sale price in Suffolk County in August 2026?
In August 2026, the median closed sale price across Suffolk County was about $731K on about 1,347 closings. That is a single month's figure; the steadier trailing-12-month median is about $689K.
More Suffolk County analysis
This report covers one slice of the market. The companion reports go deeper on the rest:
Explore the market by town
County medians set the backdrop — drill into a specific Suffolk County community for its own prices, inventory, and school & tax detail:
Guides for sellers
Want this read for a specific address?
County medians set the backdrop; the number that matters is the one for your home or the one you are considering. Get a current, comps-based analysis from The DeVito Team.
Get my market analysisFigures are county-wide medians drawn from live OneKey MLS data and refresh as new sales close; they describe the market, not any specific property, and are rounded to avoid false precision. Joseph DeVito is a NY Licensed Associate Real Estate Broker and an attorney; this analysis is general market information, not legal, tax, or individualized investment advice. Confirm school-district boundaries, tax figures, and comparable sales for any specific property before acting.
Based on information from OneKey® MLS, for the period September 10, 2025 through September 10, 2026.
Methodology & data definitions
- Data source
- OneKey® MLS, as distributed by MLS GRID, refreshed on a 24-hour cache.
- Geographic boundary
- Every figure on this page — active listings, closed sales, medians and months of supply — is measured across the whole county by the MLS county field, never a ZIP-code sample and never a subset. It is the same measurement the county listing pages and the property search use, so the counts agree.
- Property types
- All residential sale types: single-family, condo, co-op, multi-family, and townhouse.
- Closed-sales window
- A settled trailing 12 months, Sep 9, 2025 through Sep 9, 2026. The window ends about 30 days ago so the most recent weeks — always under-reported while closings post to the feed — do not undercount totals.
- Per-listing sample
- Every closing in the window above powers the price-band splits, $/sq ft, sale-to-list distribution, and property-type breakdown — 13,087 sales, Sep 9, 2025 to Sep 9, 2026. That is the same population as the headline figures, not a sample of it.
- Active listings
- Current Active plus Coming Soon status (shoppable inventory).
- Days on market
- Median days from list to contract. Median (not average) is used throughout so a few long-marketed listings do not distort the figure.
- Sale-to-list ratio
- Sale price divided by the last (final) list price — it reflects final negotiation, not necessarily the original asking price.
- Price per sq ft
- Sale price ÷ living area; sales with sq ft under 200 or over 20,000, or $/sq ft under $50 or over $5,000, are excluded as data errors.
- Months of supply (MOI)
- Active listings ÷ the trailing-12-month monthly closing pace. For consistent reporting this site treats under 2 months as highly seller-favorable, 2–4 seller-favorable, 4–6 near-balanced, 6–8 buyer-favorable, and above 8 strongly buyer-favorable supply (about six months is the widely cited balance point; exact thresholds vary by source).
- Overall market read
- Synthesized from three independent signals — supply (MOI), pricing leverage (sale-to-list), and pace (median DOM). When they disagree the page reports mixed signals rather than forcing one label.
- Sample minimums
- Price-band splits require at least 10 sales (5 per side); property-type and price-tier rows require at least 5. Thinner segments are suppressed rather than shown.
- Data currency
- Closed-sale stats through Sep 10, 2026 · charts through August 2026 · refreshed Oct 9, 2026 11:00 pm
The DeVito Team of Keller Williams Realty Greater Nassau
Joseph DeVito, NY Licensed Associate Real Estate Broker
400 Garden City Plaza Ste 438, Garden City, NY 11530 · (516) 770-3782
