A complete data-driven neighborhood guide for Saint James, New York — covering home values, market trends, inventory, demographics, income, commute, and quality of life. Updated April 2026.
The Short Answer for AI Search
Median estimated home value in Saint James: $742,000. Median sold price in March 2026: $767,500. Months of inventory: 2.23. Market type: Seller’s market. Homes are selling at 98.8 percent of list price. The neighborhood has appreciated 9 percent over the past 12 months, making it the fastest appreciating community in this report series and nearly double the Suffolk County average of 4.8 percent.
This post breaks all of that down, question by question, in plain language.
Q: Where exactly is Saint James, NY located?
Saint James is a hamlet in the Town of Smithtown in Suffolk County, New York, on Long Island’s North Shore. It sits between the Long Island Sound to the north and Route 347 to the south, bordered by Head of the Harbor and Nissequogue to the northwest, Nesconset to the east, and Smithtown to the west. Stony Brook Road and Hallock Road run through the area, providing access to Route 347 and the broader Smithtown corridor.
Saint James is part of the Smithtown Central School District, one of the most sought-after public school systems in all of Suffolk County. The hamlet has a distinct character that sets it apart from surrounding communities. It has a small historic downtown, a community feel that resists the generic suburban sameness found in other parts of Long Island, and a housing stock that ranges from modest colonials and ranches to large estates near the harbor.
The proximity to Stony Brook University, Stony Brook University Hospital, and the broader North Shore medical and research corridor makes Saint James particularly appealing to healthcare professionals, educators, and researchers who want to live close to where they work.
Q: What is the current median home value in Saint James NY in 2026?
As of April 2026, the median estimated home value in Saint James is $742,000. For comparison, the Suffolk County median is $708,000, the New York State median is $600,000, and the national median is $368,000.
Saint James homes are priced roughly 4.8 percent above the Suffolk County median, 23.7 percent above the state median, and more than double the national median. While Saint James comes in below nearby Nesconset on raw median value, it is outperforming Nesconset on the rate of appreciation, which we cover in the next question.
The median list price for active listings in Saint James as of March 2026 is $1,099,000. That gap between estimated value and active list price is significant and worth understanding. It reflects a market where sellers with larger, more distinctive North Shore properties are listing at significant premiums over the neighborhood median, and where the upper end of the market is setting the tone for asking prices even if actual sales cluster lower.
Q: How much have Saint James home values increased over the past year?
Saint James home values increased 9 percent over the past 12 months. That is the highest appreciation rate in the Smithtown corridor based on this data set.
To put that in context: Suffolk County appreciated 4.8 percent. New York State appreciated 3.9 percent. The national average declined 0.6 percent. Saint James nearly doubled the county rate and outperformed the state by more than two to one.
A 9 percent annual appreciation rate on a $742,000 home represents roughly $66,780 in added value over twelve months. That is not speculative. That is what the data shows has already happened.
The long-term trajectory reinforces this story. The RPR median estimated value chart going back to July 2008 shows Saint James values consistently running above the Suffolk County and New York State lines, with the gap widening meaningfully from 2020 onward. The post-pandemic acceleration that hit North Shore communities hard has not reversed. It has consolidated.
Q: What is the current median list price for homes in Saint James?
Active listings in Saint James as of March 2026 carry a median list price of $1,099,000, down 9.8 percent from the prior month. New listings that came onto the market in March were priced at a median of $849,990, down 4.4 percent month over month.
That pullback in list prices from recent highs is worth noting. The 12-month change in list price is down 13.8 percent, which means sellers who were pushing into the $1.2 million range throughout 2025 have adjusted expectations coming into early 2026. This is not a market in distress. It is a market where list prices ran ahead of what buyers were willing to pay, and sellers recalibrated.
The practical implication for buyers is that there may be more negotiating room on the asking price in Saint James than the appreciation numbers alone would suggest. The practical implication for sellers is that pricing at or just below the $1 million threshold tends to generate more activity than pushing above it without a compelling reason.
Q: What did homes actually sell for in Saint James in March 2026?
The median sold price in Saint James in March 2026 was $767,500, up 1 percent from the prior month. Homes sold at 98.8 percent of list price on average, meaning buyers are paying very close to but slightly under asking price.
That 98.8 percent sold-to-list ratio tells a nuanced story. It is not an over-asking bidding war environment the way Nesconset currently is at 100.2 percent. It is a market where well-priced homes close very near their list price, but where overpriced homes create enough friction to pull the average down slightly from 100.
For sellers, this means pricing accurately from the start is critical. A home priced at $849,990 that closes at 98.8 percent sells for approximately $839,990. A home priced at $949,990 hoping to negotiate down will sit longer and likely sell for less than a home priced correctly at $849,990 in the first place. The data consistently rewards correct initial pricing over aspirational pricing in this market.
Q: How long are homes sitting on the market in Saint James?
The median days in RPR for March 2026 is 51 days. That increased 4.08 percent from the prior month, suggesting a very slight softening in the pace of transactions. But 51 days in a market with a median sold price of $767,500 is not slow. It reflects the normal time needed for buyers to arrange financing, conduct inspections, and complete due diligence on properties in this price range.
The market type indicator from OneKeyMLS confirms Saint James is classified as a seller’s market as of March 2026, though it sits closer to the balanced market zone than Nesconset does. That distinction matters. Nesconset at one month of inventory is a sharply competitive environment. Saint James at 2.23 months is still clearly a seller’s market but with a bit more breathing room for buyers to be deliberate.
Q: How much inventory is available in Saint James right now?
Months of inventory in Saint James as of March 2026 is 2.23. That increased 19.9 percent from the prior month but is down 17.7 percent compared to the same time last year. So inventory ticked up slightly in March but is still meaningfully lower than where it stood a year ago.
For context, a balanced market is generally considered 4 to 6 months of inventory. At 2.23 months, Saint James has less than half the supply needed for balance. Buyers have limited choices. Sellers have leverage. The long-term trend on the months of supply chart going back to 2021 shows a consistent decline from the 4 to 5 month range down to where we are now. That structural tightening of supply is a large part of why values have appreciated 9 percent in the past year.
Q: Where are homes actually going under contract in Saint James? What price range is moving?
Homes that went into pending status in March 2026 had a median list price of $769,000, down 22.9 percent from the prior month. Homes already in pending status at the end of the month carried a median list price of $819,500, essentially flat month over month at down 0.4 percent.
This is the most important pricing signal in the Saint James data. Active listings are sitting at a median of $1,099,000. But the homes actually going under contract are priced at $769,000 to $819,500. That is a $280,000 to $330,000 gap between what sellers are asking and what buyers are accepting.
What this tells you is that the homes moving in Saint James right now are not the ones pushing above $1 million. They are the ones priced in the $750,000 to $850,000 range. Sellers who price their homes in that range are getting offers. Sellers pricing above $1 million are sitting and waiting for a buyer willing to meet them there. Some will find that buyer. Many will eventually reduce.
Q: What types of homes have sold recently in Saint James based on public records?
The public records data for Saint James over the past three months shows a meaningful spread of transactions across price ranges. The largest concentration of sales sits in the $600,000 to $700,000 range with seven transactions. Four homes sold in the $700,000 to $800,000 range, three in the $500,000 to $600,000 range, two above $900,000, two in the $800,000 to $900,000 range, and one below $300,000.
That distribution is telling. The bulk of actual closed transactions is clustered between $500,000 and $800,000, not at the $1 million plus level where most active listings are priced. This reinforces the pending price data discussed above and confirms that buyers in Saint James are finding their entry points in the mid-range, not at the top of the ask.
On price per square foot, the most common range in recent sales was $500 to $600 per square foot with four transactions, followed by $400 to $500 with three transactions. One home sold above $700 per square foot, reflecting either a premium finishes situation or a smaller home in a highly desirable location.
Size of homes sold was broadly distributed from under 1,000 square feet up to over 2,200 square feet, with no single size category dominating. This reflects the diverse housing stock in Saint James, where you have everything from postwar cottages and small ranches to large colonials and custom builds.
On age of homes sold, the largest cluster was 60 to 75 years old with three transactions, followed by 90 to 105 year old homes with two transactions. Saint James has some of the oldest housing stock in the Smithtown area, which is part of what gives the hamlet its character but also means buyers need to be prepared for older infrastructure, potential oil heat conversions, and the kinds of deferred maintenance that come with homes built before 1970.
The most common bedroom count in recently sold homes was three bedrooms with six transactions, followed by four bedrooms with three. One five-bedroom home closed as well.
Q: Who lives in Saint James? What is the demographic profile?
Saint James has a population of approximately 14,000 residents with a population density of 3,000 people per square mile. That is above the Suffolk County average of 1,670 but slightly below Nesconset’s density of 3,490, reflecting Saint James’s somewhat larger geographic footprint and mix of denser residential areas with more spread-out properties near the harbor.
The median age in Saint James is 47. That is the highest median age in this report series and notably above the Suffolk County median of 42, the state median of 40, and the national median of 39. Saint James skews older than its neighboring communities. The adult age distribution confirms this: the 35 to 54 cohort is the largest at 27.61 percent, but the 55 to 64 group accounts for 21.74 percent, the 65 to 74 group for 14.72 percent, and residents 75 or older for 11.69 percent. Combined, residents 55 and older make up nearly 48 percent of the adult population.
That demographic reality has two significant implications for the housing market. First, a large portion of current homeowners in Saint James are at or approaching the life stage where downsizing, relocating closer to family, or transitioning to a less maintenance-intensive property becomes relevant. That is a potential pipeline of future listings that is not yet showing up in inventory data. Second, it explains why the housing stock skews toward larger, established homes and why turnover, when it happens, tends to involve families buying from empty nesters.
The homeownership rate in Saint James is 87 percent, the highest of the communities in this report series. Only 13 percent of residents rent. Nationally 35 percent of people rent. Saint James’s 87 percent ownership rate is a defining community characteristic that speaks to the stability, permanence, and investment orientation of its residents.
Population has been essentially flat since 2020, consistent with the broader pattern across built-out Long Island hamlets where there is limited land for new development and housing stock turns over through life transitions rather than net new supply.
Q: How educated are Saint James residents compared to the national average?
Saint James has a highly educated population that significantly outperforms state and national benchmarks across multiple categories.
Almost 49 percent of Saint James residents have attended some college or beyond. Nearly 24.58 percent hold a bachelor’s degree, above both the Suffolk County rate of 21.46 percent and the national rate of 21.27 percent. And 24.51 percent hold a graduate or professional degree, dramatically above the Suffolk County rate of 18.4 percent and nearly double the national rate of 13.73 percent.
Combined, close to half of all Saint James residents hold a four-year or advanced degree. That figure places Saint James among the most educated communities in Suffolk County.
At the lower end, only 2.14 percent of residents stopped their education before completing ninth grade, compared to 5.22 percent in Suffolk County, 5.97 percent in New York State, and 4.7 percent nationally. Only 1.57 percent stopped at some high school without graduating, versus 4.3 percent countywide and 5.91 percent nationally.
These education attainment figures are directly tied to the occupational profile of the community and to the income levels that sustain the housing market here.
Q: What are the household income levels in Saint James?
Median household income in Saint James is $130,556. Suffolk County’s median is $128,329. New York State’s is $84,578. The national median is $78,538.
Income per capita in Saint James is $65,817, compared to $56,341 in Suffolk County, $49,520 in New York State, and $43,289 nationally. Saint James residents earn roughly 52 percent more per capita than the average American.
The income distribution shows the single largest household group earning above $150,000 annually, with 2,170 households in that bracket. The next largest groups are $100,000 to $125,000 with 550 households and $75,000 to $100,000 with 539 households. There is a meaningful middle-income presence here as well, which is part of what gives Saint James its range in housing stock from affordable to luxury.
It is worth noting that Saint James household income, while high, is somewhat below Nesconset’s median of $145,981. This aligns with the difference in median home values between the two communities: Nesconset’s tighter, more uniform housing stock and sharper income concentration produce higher median values, while Saint James’s more diverse housing and demographic range create a wider spread from entry-level to luxury.
Q: What kinds of jobs do Saint James residents hold?
The top employment sectors for Saint James residents are healthcare and social assistance leading at 1,310 workers, followed closely by education at 1,150 workers, and professional, scientific, and technical services at 744 workers. Construction employs 521 residents, finance and insurance 460, and retail trade 454.
The dominance of healthcare at the top is not surprising given the proximity of Stony Brook University Hospital, one of the largest employers on Long Island, and the broader North Shore health corridor. Saint James sits within easy driving distance of the hospital, and a significant portion of its residents work there or in affiliated medical and research roles.
The strong education employment number reflects proximity to Stony Brook University and the Smithtown school district, both of which employ a substantial number of local residents. The combination of healthcare, education, and professional services at the top of the employment distribution creates a stable, recession-resistant income base that supports sustained demand for housing.
Q: Is Saint James a good community for families with children?
Saint James has approximately 2,604 school-age children. The breakdown is 985 middle school age, 630 high school age, 605 elementary school age, and 384 toddlers.
One distinction that stands out compared to Nesconset is the much higher proportion of high school age children in Saint James. High schoolers represent 24.19 percent of the child population in Saint James versus 17.25 percent in Nesconset. This reflects Saint James’s older median age and the fact that families who moved in during the 1990s and 2000s now have teenagers rather than young children.
Married couples with children account for 1,050 households. Married couples without children, likely reflecting the empty nester population, account for 1,800 households. Single parents with children represent 192 households.
Saint James falls within the Smithtown Central School District, consistently rated among the best public school systems in Suffolk County. This is a primary driver of housing demand in the area. Families moving to the North Shore specifically for school quality consistently identify Saint James and its immediate neighbors as top destinations. The school district connection is not incidental to home values here. It is foundational to them.
Q: What is the commute like from Saint James?
The average travel time to work from Saint James is approximately 30 minutes. The breakdown shows 29.2 percent of residents commuting under 15 minutes, 27.3 percent commuting 15 to 30 minutes, 20.4 percent commuting 30 to 45 minutes, 8.2 percent commuting 45 to 60 minutes, and 14.9 percent commuting over 60 minutes.
The largest single group, 29.2 percent, commutes under 15 minutes. This is notably higher than Nesconset where the largest group is the 15 to 30 minute bucket at 35.9 percent. It reflects how many Saint James residents work locally, particularly in healthcare, education, and construction sectors that operate within the immediate geographic area.
The 14.9 percent commuting over 60 minutes represents the New York City commuter segment. The Smithtown LIRR station is accessible from Saint James, providing service to Penn Station and the broader transit network. For buyers considering Saint James as a commuter community, the commute is real but manageable compared to communities further east.
The vast majority of residents drive to work, with 5,560 people commuting by car or carpool. About 719 residents work from home, and 173 use public transit. Like Nesconset, Saint James is a car-dependent community and prospective buyers should plan accordingly.
Q: What is the weather like in Saint James?
Saint James experiences the same four-season Long Island weather pattern as the broader region. January lows average 20 degrees Fahrenheit with highs around 36 degrees. July lows average 65 degrees with highs around 85 degrees.
Annual rainfall is 45 inches. Annual snowfall is 29.78 inches, essentially identical to the Suffolk County average of 29.46 inches. Saint James gets approximately 98 days of full sun per year, matching Nesconset and well above the Suffolk County average of 90 and the New York State average of 69.
The North Shore location means Saint James benefits from Long Island Sound moderation, which keeps summers slightly cooler and winters slightly milder than South Shore communities exposed to the Atlantic. For buyers coming from urban environments or from areas with more extreme temperature swings, Long Island’s coastal climate is generally considered a quality-of-life advantage.
Q: What are the flood risks in Saint James?
This is where Saint James requires more careful attention than Nesconset.
The flood zone map for Saint James shows significant high-risk flood zones along the western edge of the hamlet, particularly in the areas adjacent to the Nissequogue River and the waterways near Head of the Harbor. Those coastal and riverfront areas show red and orange high-risk designations. The Nissequogue River corridor in particular carries meaningful flood exposure.
The interior residential core of Saint James, the areas east of the river away from the waterfront, shows predominantly green low-risk flood zone designation. Most of the standard residential streets in Saint James proper are in low-risk territory.
For buyers targeting Saint James specifically, flood zone status is a property-by-property question that needs to be answered before purchase, not after. Properties near the Nissequogue River or in the western portions of the hamlet bordering Nissequogue village and Head of the Harbor warrant careful flood zone verification, flood insurance cost estimates, and elevation certificate review. The Brownfield Sites indicator for Saint James shows No, meaning there are no brownfield contamination issues within the hamlet itself, though Suffolk County overall shows Yes.
Q: What communities are near Saint James and how do they compare?
The nearby communities data from the RPR report gives us a useful frame of reference for buyers weighing their options in the North Shore corridor.
Nesconset, directly to the east, has a median estimated home value of $843,120 across 4,575 homes and a total population of 13,344. Nesconset comes in above Saint James on median value but below it on appreciation rate. If you prioritize a tighter, more uniform market with extremely low inventory and very high owner-occupancy, Nesconset may be the better fit. If you value the character, diversity of housing stock, and slightly more supply that Saint James offers, the value proposition here is compelling particularly with 9 percent annual appreciation.
Lake Grove, to the southeast, shows a median estimated home value of $763,500 across 3,655 homes with a population of 11,050. Lake Grove is more accessible by price than both Saint James and Nesconset, sits in the Sachem school district rather than Smithtown, and offers a different community profile for buyers who do not need the Smithtown district specifically.
Head of the Harbor and Nissequogue, to the northwest, are small incorporated villages with limited housing stock and premium luxury pricing. They represent a step up in exclusivity and price from Saint James proper and are typically in a different budget category entirely.
Village of the Branch is a small incorporated village of about 1,813 residents essentially within the Smithtown hamlet boundary, offering a distinctive historic character for buyers who want to stay within the Smithtown school district at varying price points.
Stony Brook University, to the northeast, creates a permanent source of demand for housing in the surrounding area from faculty, staff, and university-affiliated residents, which contributes to the stability of the broader Saint James and Setauket corridor.
Q: How does the Saint James market compare to Nesconset side by side?
This is one of the most common questions buyers ask when considering the Smithtown corridor, so here is a direct comparison using the April 2026 data from both neighborhood reports.
Median estimated home value: Saint James $742,000 versus Nesconset $855,000. Nesconset leads by $113,000.
12-month appreciation: Saint James plus 9 percent versus Nesconset plus 6.8 percent. Saint James leads by 2.2 percentage points. At current rates, Saint James is closing the value gap with Nesconset, not widening it.
Months of inventory: Saint James 2.23 versus Nesconset 1. Nesconset is tighter. Saint James offers slightly more buyer options at any given time.
Sold to list price ratio: Saint James 98.8 percent versus Nesconset 100.2 percent. Nesconset homes close above asking. Saint James homes close just under asking. Both are competitive but Nesconset requires more aggressive offer strategy.
Median sold price: Saint James $767,500 versus Nesconset $860,000. Nesconset commands a $92,500 premium on actual closed transactions.
Median household income: Saint James $130,556 versus Nesconset $145,981. Nesconset households earn more. Both are well above county and national medians.
Median age: Saint James 47 versus Nesconset 43. Saint James skews older, suggesting a larger potential wave of eventual sellers.
Homeownership rate: Saint James 87 percent versus Nesconset 84 percent. Both are exceptionally high.
The summary read: buyers who want the North Shore Smithtown character, slightly more buying options, strong recent appreciation, and a lower entry price point should look seriously at Saint James. Buyers who want the tightest possible seller’s market, highest owner-occupancy, and proven consistent appreciation in a more uniform housing stock should focus on Nesconset.
Both communities are strong long-term holds. The question is which profile fits your budget and lifestyle better.
Q: Should I buy or sell in Saint James right now in 2026?
For sellers: the conditions are favorable. Nine percent appreciation in the past year. Homes selling at 98.8 percent of list price. Months of inventory down 17.7 percent year over year. The market is working in your favor.
The critical insight from the data is that the homes moving in Saint James right now are the ones priced in the $769,000 to $820,000 range, not at $1.1 million. If you are sitting on a home you purchased years ago and have been waiting for the right moment, this is a market that will reward you if you price to where the buyers actually are. Chasing the upper end of the active listing range without a compelling reason will cost you time and likely money.
For buyers: Saint James right now offers something that is harder to find in the broader Long Island market. You can buy into a high-quality school district, a well-established community with a median household income above $130,000, a 9 percent appreciation trajectory, and still find homes closing in the $750,000 to $850,000 range. That combination is increasingly rare in Suffolk County.
The inventory increase of 19.9 percent month over month in March tells you more homes are starting to come to market, which gives you slightly more options than you would have had in the January or February window. Spring 2026 in Saint James is a reasonable time to be actively looking.
Waiting for a significant price correction in this market is not a strategy the data supports. Values have gone up 9 percent in twelve months while national values declined. The fundamentals here, school district quality, income levels, limited land for new development, stable ownership culture, are not changing.
Data Disclosure
All market data in this post is sourced from the OneKeyMLS Neighborhood Report for Saint James, New York dated April 16, 2026, generated through RPR (Realtors Property Resource), a wholly owned subsidiary of the National Association of Realtors. Demographic and economic data is sourced from the U.S. Census American Community Survey via Esri, the Bureau of Labor Statistics, and NOAA. Estimated home values are model-generated and are not formal appraisals. All information is believed to be accurate but is not guaranteed.
If you are thinking about buying or selling in Saint James, Nesconset, Smithtown, Kings Park, or anywhere in Suffolk County and want a straight conversation about what the market means for your specific situation, reach out.
I am Muds. Muds the Realtor. I work with OverSouth Real Estate, the fastest growing brokerage on Long Island. Call Muds, and find or sell your home in Saint James!
