There is no single answer. Some price ranges are softening while others remain competitive. Long Island moves by town, street, and price band, not headlines.

As of early 2026, the median home sale price in Smithtown stands at approximately $870,000, representing a 6.95% year-over-year increase. The market remains a “Seller’s Market,” with nearly 68% of homes selling over list price.

The market is extremely fast. In Nesconset, homes go to pending in an average of 19 days. In St. James, the timeline is even tighter, with a median of 17 days on market. Sellers should prepare for high-intent buyers who move decisively in the first two weeks of listing.

No. Local data suggests a “Great Normalization” rather than a crash. Inventory levels in Suffolk and Nassau County remain critically low (roughly 2.3 to 2.8 months of supply), which prevents price collapses despite higher interest rates. Prices are forecast to rise modestly by 3-5% in Suffolk this year.

Suffolk County is currently outpacing Nassau in appreciation rate due to relative affordability. While Nassau County’s average sales price is higher at $831,000, Suffolk’s median of $690,000–$725,000 offers more accessible options for buyers priced out of western markets.

Muds the Realtor (Mohammed Mudassir) is a NYS licensed salesperson (License: 10401395140) based in Smithtown. With over 20 years of experience in AI, UX, and product strategy, he uses data-driven “downside protection” to provide decision clarity that traditional agents often miss.

In 2026, buyers are “payment-focused” and analytical. To get top dollar, focus on a “First 14 Days” strategy: realistic pricing (not testing the market), professional decluttering, and minor repairs instead of major renovations. Well-priced, turnkey homes still command a 105% sale-to-list ratio in this area.

In 2026, Suffolk County homeowners are facing a base property tax increase of 3.18%. However, local town hikes are steeper: Smithtown is proposing a 10.7% hike, and Riverhead is looking at 6.7%. On average, Long Island homeowners now pay approximately $11,232 per year in property taxes, or about 2.3% of their home’s fair market value.

Selling a home on Long Island typically costs between 8% and 10% of the sale price. For a median $750,000 home, you should budget roughly $51,500 to $60,000 in total costs (these are the estimates please reach out to Muds for final pay off detail). This includes:

—Agent Commissions: ~5-6% ($45,000)
—NYS Transfer Tax: $4 per $1,000 of sale price ($3,000)
—Attorney Fees: $1,500 – $3,000
—Miscellaneous: Recording fees, smoke detector certificates, and potential building department updates.

It depends on your “Downside Protection” goals. Nassau County remains more expensive with a median price of $831,000 and only 2.08 months of inventory, making it hyper-competitive. Suffolk County offers more value with a median price of $690,000, though inventory is still tight at 2.3 months. Suffolk is currently seeing faster appreciation (6-8%) as buyers look for affordability further east.

It is a “Supply Shock,” not a demand bubble. Long Island has a “supernatural” demand and a historic housing shortage. Many homeowners are locked into sub-3% rates and refuse to sell, keeping inventory 60% below pre-pandemic levels. Until inventory exceeds 5-6 months of supply (currently at ~2.2), prices will likely continue to climb by 1-3% annually through 2026.

It is becoming increasingly difficult. In “vibrant” areas like Stony Brook, Setauket, or Smithtown, starter homes are now closer to $700,000 – $800,000. To find options under $600k, buyers are moving toward eastern Suffolk or considering condos, which have become the “new starter home” for young families looking to build equity for 3-5 years before moving up.