Long Island Real Estate Market Update: August 2026

Inventory stays tight, prices keep climbing, and buyer demand shows no signs of backing down across Nassau and Suffolk counties.

Where the Long Island Market Stands This August

If you have been watching the Long Island real estate market over the past several years, the August 2026 numbers will feel familiar in the best possible way. Prices are up, sales volume is up, and the supply of available homes continues to shrink. That combination tells a consistent story: demand on Long Island remains strong, and the market continues to reward sellers while challenging buyers who are not fully prepared to move quickly and decisively.

Across Nassau and Suffolk counties combined, single-family home inventory fell roughly 6.3 percent compared to August 2025, leaving just around 5,410 homes available for purchase. At the same time, approximately 2,023 single-family transactions closed during the month, and about 2,465 new listings came to market. The fact that new listing activity is declining while closed sales are rising tells you exactly how lean the pipeline is. Homes are being absorbed faster than sellers are replenishing supply.

What I find most notable this month is that neither county is showing signs of a cooldown. Suffolk County posted stronger year-over-year price growth at 7.1 percent, while Nassau County held steady with a 2.9 percent gain on top of an already elevated median price. Sale-to-list ratios are sitting above 100 percent in both counties, meaning the average home is selling for more than its asking price. That is not a blip or an anomaly. That is the reality of doing business in this market right now, and anyone entering it should plan accordingly.

Nassau County Housing Market: August 2026

Nassau County's single-family market continues to operate at a high level, with a median sale price of $880,000 representing a 2.9 percent increase over August 2025. While that growth rate is more measured than what we are seeing in Suffolk, context matters here: Nassau's prices are starting from a significantly higher baseline, so even moderate percentage gains translate into real dollar increases that buyers feel at the closing table. Closed sales reached 891 for the month, a meaningful 7.6 percent jump year over year, signaling that transactions are actually getting done despite the affordability pressures.

The days-on-market figure of 38 days is a useful reality check. Homes in Nassau are not sitting around waiting for attention. A well-priced, well-presented property is going under contract in just over five weeks on average, and many are moving considerably faster than that. The sale-to-list ratio of 101 percent confirms that competitive offers are still very much part of the conversation. Buyers are not negotiating sellers down below asking price in most cases. They are bidding up.

The inventory picture in Nassau is worth paying close attention to. With only 2,305 available single-family homes, down 4.5 percent from a year ago, the county simply does not have enough supply to satisfy the number of buyers actively searching. New listings declined 1.5 percent year over year, which means the replenishment rate is not keeping pace. Until that changes in a meaningful way, pressure on prices is unlikely to ease.

Suffolk County Housing Market: August 2026

Suffolk County is turning in some of the most impressive price appreciation numbers on Long Island this month. A median sale price of $750,000 represents a 7.1 percent year-over-year gain, which is substantial by any measure. For context, that kind of growth rate on a $750,000 median translates to more than $49,000 in median price increase in a single year. Closed sales of 1,132 were up 3.7 percent compared to August 2025, and the sale-to-list ratio of 102.6 percent means the average home in Suffolk is selling for more than two percentage points above its asking price. That is an aggressive market by any standard.

Suffolk's inventory situation is arguably tighter than Nassau's on a relative basis. Available homes dropped 8.2 percent year over year, the steepest decline of the two counties, leaving just 3,105 single-family homes on the market. New listings fell 4.6 percent, again outpacing Nassau's decline. When you pair shrinking supply with rising demand and a 37-day average market time, you get the conditions that are pushing prices upward at such a sharp rate. Suffolk's market is moving quickly, and buyers who hesitate are regularly watching properties go to other offers.

The strength of Suffolk's appreciation is a story about supply and demand working exactly as economic theory would predict. There are more buyers competing for fewer homes, and prices are responding accordingly. Whether that pace of appreciation continues into the fall will depend on how the listing pipeline develops over the next several months, but nothing in the current data suggests an imminent shift in that direction.

The Long Island Single-Family Market at a Glance

Pulling the two counties together gives a clear picture of where Long Island stands as a whole. With approximately 5,410 single-family homes available across Nassau and Suffolk combined, inventory is down roughly 6.3 percent from a year ago. About 2,023 single-family transactions closed during August, and approximately 2,465 new listings entered the market during the same period. The fact that new listings are outpacing closed sales in raw numbers might look encouraging at first glance, but the overall inventory count is still falling because the pipeline coming out of prior months has not been sufficient to build a meaningful cushion of available supply.

These combined figures underscore a market that is not in flux or transition. Long Island's single-family market is performing consistently and competitively. Sellers across both counties are achieving above-asking prices, homes are moving in just over five weeks on average, and closed sales volumes are growing. That is a healthy, active market, and the data supports that characterization without any qualification.

Buyer Demand Remains Active

One of the questions I get most often is whether buyer demand is actually as strong as the headlines suggest, or whether the market just looks competitive because there is so little to buy. The honest answer is that it is both, and the distinction matters. Yes, low inventory makes competition feel more intense because there are fewer homes to absorb buyer activity. But the closed sales figures tell us that real transactions are happening at increasing rates. Nassau's closed sales were up 7.6 percent and Suffolk's were up 3.7 percent compared to August 2025. Those are not the numbers of a market running on fumes.

Buyer activity on Long Island in August 2026 reflects a pool of purchasers who have largely adjusted to current interest rate conditions and are not waiting for rates to drop dramatically before making a move. The motivation to buy is real, whether it is driven by life circumstances, lease expirations, growing families, or the recognition that waiting has not historically rewarded Long Island buyers with lower prices. Whatever the individual motivation, the aggregate result is consistent demand that is keeping pace with or outrunning available supply across the Island.

The above-asking-price sale ratios in both counties are perhaps the clearest evidence of what genuine demand looks like. When buyers are routinely offering more than the listed price to secure a property, that is not a market suffering from a lack of enthusiasm. It is a market where serious buyers understand they need to put their best foot forward from the very first offer.

Single-Family Homes Are Not the Entire Story

The numbers featured in this report focus on single-family homes because that segment typically anchors the broader market conversation on Long Island. But it is worth acknowledging that condominiums and co-operatives represent a significant and active part of the local housing landscape as well. Condos and co-ops provide important entry points and alternative ownership options across both Nassau and Suffolk, and activity in those segments also reflects the overall tightness of Long Island's housing supply.

While specific condo and co-op figures for August 2026 are not included in this report, the same fundamental forces affecting the single-family market are at work across property types. Limited inventory, motivated buyers, and rising prices are not exclusive to detached homes. Anyone evaluating their housing options on Long Island should consider the full spectrum of available property types as part of a comprehensive strategy, and I am happy to discuss how conditions in those segments compare when you are ready to have that conversation.

What the August 2026 Market Means for Long Island Sellers

If you own a home on Long Island and have been thinking about selling, the current market environment is about as favorable as it gets. But favorable conditions do not automatically translate into maximum results. Here is what the August data means for sellers on a practical level.

Pricing Strategy Still Matters

A sale-to-list ratio above 100 percent in both counties is genuinely great news for sellers, but it comes with an important footnote. Homes that are priced thoughtfully and accurately tend to attract multiple competitive offers that push the final sale price above asking. Homes that are priced too aggressively from the start often linger, require price reductions, and ultimately sell for less than they would have with a smarter initial strategy. The 38-day and 37-day average market times in Nassau and Suffolk respectively reflect well-priced homes. Overpriced listings sit longer and skew those averages for everyone. Working with an agent who understands how to position your home correctly within the current market is the single most important decision you will make as a seller.

Preparation and Presentation Drive Results

Even in a seller's market, condition and presentation influence outcomes. Buyers who are paying $750,000 to $880,000 or more have high expectations, and they have enough options that a home in poor condition or with deferred maintenance can still get passed over in favor of something move-in ready. Sellers who invest in decluttering, professional photography, and addressing obvious maintenance issues before listing consistently outperform those who take a "sell it as-is" approach, even when market conditions are this favorable.

Timing Your Move

With inventory declining year over year, sellers do not need to rush out of fear of a market crash. But timing still matters in terms of your personal situation and what you are doing after the sale. If you are selling and buying simultaneously on Long Island, the same tight inventory that benefits you as a seller creates real challenges for you as a buyer. Having a clear plan for where you are going next, whether that means securing a lease, completing a purchase before listing, or negotiating a post-closing occupancy agreement, is essential to a smooth transaction.

The Window Is Favorable, but Not Infinite

No market condition lasts forever, and sellers who understand that tend to make better decisions than those who assume the current environment will be the permanent reality. August 2026 is showing strong appreciation, tight supply, and active buyer demand. All of those things could shift if interest rate conditions change dramatically, if the broader economy softens, or if a significant wave of new listings comes to market. None of those shifts appear imminent in the data, but planning your sale with a clear eye on your financial goals rather than simply hoping for the highest possible price is always the more prudent approach.

What the August 2026 Market Means for Long Island Buyers

Buying a home on Long Island right now requires patience, preparation, and realistic expectations. The data does not sugarcoat the challenge: inventory is down, prices are up, and homes are selling above asking price. But buyers are still closing transactions every month, and those who are succeeding share a few common characteristics.

Get Fully Pre-Approved Before You Start Looking

In a market where the average home sells in 37 to 38 days and sale-to-list ratios are above 100 percent, there is no time to start the financing process after you find a home you love. A full pre-approval from a reputable lender, not just a pre-qualification, is the baseline requirement for being taken seriously as a buyer in the current environment. Sellers and listing agents in Nassau and Suffolk are accustomed to receiving competitive offers, and an offer without solid financing documentation is likely to be overlooked in favor of better-prepared buyers.

Understand What Above-Asking Actually Means for Your Budget

With Nassau at 101 percent and Suffolk at 102.6 percent sale-to-list ratios, buyers need to build some flexibility into their budgets. If you are pre-approved for $750,000 and the home you want is listed at $750,000, you may not be in a position to compete effectively. Working with your agent and lender to understand how much above your target price you can realistically go, and whether you are comfortable doing so, is a conversation that needs to happen before you start making offers, not in the middle of a bidding situation.

Evaluate All Options in the Market

With just 5,410 single-family homes available across all of Long Island, buyers who are rigidly attached to one specific town or neighborhood may find themselves waiting a very long time. Expanding your geographic search, considering different property configurations, or exploring condo and co-op alternatives can open up a wider set of possibilities. The buyers who are successfully closing transactions right now tend to be those who define their needs clearly but remain flexible about how those needs get met.

Work With an Agent Who Knows the Local Market Deeply

In a fast-moving, data-driven market like Long Island's in August 2026, the difference between a knowledgeable local agent and a generalist can be significant. Knowing which areas have seen the sharpest price increases, how to structure an offer that is competitive without being reckless, and how to navigate inspection and contingency decisions in a competitive situation requires experience that is specific to this market. Buyers who invest in the right representation from the start tend to have shorter, less stressful searches and better outcomes at the negotiating table.

Is Long Island Still a Seller's Market?

Based on everything the August 2026 data is showing, the answer is yes, clearly and consistently. Both Nassau and Suffolk counties are posting above-asking-price sale ratios, declining inventory, falling new listing counts, and year-over-year price appreciation. Those are the defining characteristics of a seller's market, and they are present across the board. There is no segment of the Long Island single-family market where buyers have the upper hand right now.

That said, "seller's market" is not a synonym for "anything goes." Sellers still need to price correctly, present their homes well, and work with buyers and their agents in good faith to get to the closing table. And buyers, while facing real challenges, are still completing transactions every single month. The market is competitive and demanding, but it is not impossible to navigate with the right preparation and the right guidance. The numbers tell the story of a Long Island housing market that remains one of the most resilient and active in the region, and August 2026 is a strong continuation of that trend.

Frequently Asked Questions

What is the median home price on Long Island in August 2026?

Single-family median sale prices in August 2026 are $880,000 in Nassau County, reflecting a 2.9 percent year-over-year increase, and $750,000 in Suffolk County, reflecting a 7.1 percent year-over-year increase. These figures are based on OneKey MLS data for single-family home transactions only and do not include condominiums or co-operatives.

How long are homes sitting on the market on Long Island right now?

The average days on market for single-family homes in August 2026 is 38 days in Nassau County and 37 days in Suffolk County. These averages reflect well-priced listings. Homes that are priced competitively and presented effectively often move significantly faster than the county averages.

Are homes selling above asking price on Long Island?

Yes. The sale-to-list ratio is 101 percent in Nassau County and 102.6 percent in Suffolk County, which means the average single-family home is selling for more than its listed price in both counties. Buyers should account for this dynamic when setting their budgets and determining how competitive their offers need to be.

Is inventory improving on Long Island?

Not meaningfully, at least not yet. Available single-family home inventory is down 4.5 percent year over year in Nassau County and down 8.2 percent in Suffolk County. Combined across both counties, total available single-family inventory of approximately 5,410 homes represents a roughly 6.3 percent decline from a year ago. New listings are also declining in both counties, which limits how quickly the supply picture can improve.

Is now a good time to sell a home on Long Island?

The August 2026 market data strongly supports selling conditions, with above-asking-price sale ratios, rising closed sales volume, and declining inventory creating favorable dynamics for sellers in both Nassau and Suffolk counties. That said, achieving the best possible outcome still depends on accurate pricing, strong presentation, and working with an agent who understands the nuances of your specific local market. If you are thinking about selling, reaching out for a professional analysis of your home's value and positioning is the right first step.

Data reflects August 2026 OneKey MLS reports. Statistics are deemed reliable but not guaranteed and may be revised.