Long Island Housing Market: Nassau and Suffolk Prices

What changed in September 2026

Per OneKey MLS’s September 2026 Local Market Update reports, the single-family median was $860,000 in Nassau and $740,000 in Suffolk, up 2.1% and 2.8% from September 2025. They are down from August 2026, when Nassau’s median was $911,000 and Suffolk’s was $760,000, each county’s highest month in the table below. Both are still the highest September medians in the table: Nassau’s September median was $749,500, $815,000 and $849,000 in 2023, 2024 and 2025, and Suffolk’s was $615,000, $680,000 and $720,000.

Closed sales were 757 in Nassau, down 4.1% from 789 in September 2025, and 1,041 in Suffolk, up 4.6% from 995. OneKey measures these changes against its restated September 2025 figures, which differ from the first-published ones in the full table below: closed sales of 789 in Nassau and 995 in Suffolk (first published as 752 and 961) and Nassau’s $842,500 median (first published as $849,000); Suffolk’s $720,000 median was not restated.

Nassau and Suffolk median prices by month

OneKey MLS, the listing service whose territory includes Nassau and Suffolk, publishes a Local Market Update for each county every month. The chart and table below cover every month from January 2023 through September 2026, newest first in the table. Each figure is that month’s single-family median sales price per OneKey MLS, with the change from the same month a year earlier as OneKey published it (from January 2024 on).

Source: OneKey® MLS, Local Market Update (Nassau County / Suffolk County), single-family. 2023 values are OneKey’s restated figures; later months are as first published. Every month is in the table below.

Source: OneKey® MLS, Local Market Update (Nassau County / Suffolk County), single-family.

YoY is the change OneKey printed for each month, against its restated figure for the same month a year earlier, so it may not match the row 12 months below. For example, Nassau’s Sep 2026 +2.1% is measured against a restated Sep 2025 median of $842,500, not the $849,000 first published. From January 2024 on, each month is shown as OneKey first published it; 2023 shows OneKey’s restated figures from its 2024 reports and has no YoY, because OneKey’s county reports before 2023 give only a combined median for all home types. So far, OneKey has revised every month’s closed sales up about a year later. Single-family homes only: condos and co-ops are not in these figures.

Per OneKey MLS, Nassau climbed from $875,000 in June to $880,000 in July and $911,000 in August, then came in at $860,000 in September. Its year-over-year gain went from 2.9% in June and July to 4.7% in August and 2.1% in September. Suffolk held at $750,000 in June and July, reached $760,000 in August and came in at $740,000 in September, with a gain of about 7% from a year earlier through August and 2.8% in September. Suffolk’s percentage gain was larger than Nassau’s in each of those four months, while Nassau’s median is higher in dollars: the gap between the two was $125,000 in June, $151,000 in August and $120,000 in September.

A median is the middle sale of the month, not the value of any particular house. It shifts with the mix of homes that happened to close, and a closing in September usually reflects a price agreed over the summer. That is why I put more weight on the year-over-year change than on any single month’s swing, and why I pull recent sales in your town before we talk about a specific house.

What the numbers mean for your loan size

The price you pay and the cash you bring set the loan amount, and the loan amount decides which rules apply. In 2026, Nassau and Suffolk share the same federal limits:

Sources: FHFA 2026 conforming loan limits, full county list; HUD FHA Mortgage Limits lookup (CY2026, Nassau and Suffolk).

• Conforming up to $1,209,750 for one unit. That is the most Fannie Mae or Freddie Mac can acquire on a single-family home here. Above it, a conventional loan is a jumbo loan. Both county medians are well under the limit, so a loan on a median-priced home fits in either county.
• High-balance between $832,750 and $1,209,750. $832,750 is the 2026 national baseline. Because Nassau and Suffolk are high-cost counties, one-unit loans above the baseline and up to the county limit are still conforming. Nassau’s September 2026 median of $860,000 (per OneKey MLS) is above the baseline, so depending on the price and the cash you bring, a Nassau loan near the median can land in this band. Suffolk’s September median of $740,000 is below it.
• FHA up to $1,249,125 for one family. FHA’s 2026 limit here is higher than the conforming limit, so a loan between $1,209,750 and $1,249,125 would be jumbo as a conventional loan but could fit within FHA’s limit, subject to approval. More on my Long Island FHA loans page.
• Two- to four-family homes have higher limits under both programs, as the table shows. For the rest of the state, see loan limits for every New York county.

My Long Island jumbo and conventional loans page explains how high-balance and jumbo loans differ. To see what price range your income and debts support before you shop, try my affordability calculator.

Inventory and timing

OneKey’s round-ups report supply and speed for its whole service area, which also covers parts of New York City and the Hudson Valley, rather than for Nassau and Suffolk on their own. Read these as regional context, not Long Island figures:

• August 2026: 16,801 homes for sale, up 1.3% from a year earlier, and 4.1 months of supply (3.6 months for single-family homes). Single-family homes sold in a median of 41 days, at an average of 101.1% of original list price. (OneKey MLS, Sep 22, 2026)
• July 2026: 16,866 homes for sale, down 1.3% from a year earlier, and 4.1 months of supply (3.6 months for single-family homes). Single-family homes sold in a median of 40 days, at an average of 102.1% of original list price. (OneKey MLS, Aug 25, 2026)
• June 2026: 4.1 months of supply across the region. (OneKey MLS, Jul 24, 2026)

For Long Island itself, OneKey’s commentary on June, July and August named the same factor each month: limited supply, together with steady demand, kept supporting prices.

Here is how I read that for timing. Homes for sale went from slightly fewer than a year earlier in July to slightly more in August, and the average single-family sale slipped from 102.1% to 101.1% of original list price. Single-family homes were still selling above their original asking price on average, so conditions still favor sellers, but buyers have a little more room than they did at midsummer. Fall and winter usually bring fewer buyers to each showing; spring brings more listings and more competition; my nine-year look at the best time to buy a house on Long Island shows the pattern month by month. Either way, the buyers who do well are pre-approved and know their numbers before the right house lists. Getting pre-approved through me takes only a soft credit check, so it won’t affect your credit score. My first-time home buyer guide covers what to gather.

For Nassau and Suffolk on their own, OneKey’s county reports count closed single-family sales every month. In September 2026, 757 homes closed in Nassau and 1,041 in Suffolk. In 2023, 2024 and 2025, closings in both counties were highest in summer (Suffolk’s August 2025 count was matched in October) and lowest in late winter or early spring.

Source: OneKey® MLS, Local Market Update (Nassau County / Suffolk County), single-family. 2023 counts are OneKey’s restated figures. Later months are as first published; so far, OneKey has revised every month’s closed sales up about a year later, by roughly 2% to 6%.

Nassau or Suffolk: start with the town

A county median blends very different towns, and it says nothing about property taxes. Long Island taxes vary enormously between towns, and two houses at the same price can differ by hundreds of dollars a month once taxes are in the payment.

My county guides go a level deeper. The Nassau County mortgage guide covers loan limits, county assessments and grievances, and STAR. The Suffolk County mortgage guide covers all ten towns, town assessors, grievance day and East End homes. If you send me the town and price range you are considering, I will run the loan size and payment with that town’s numbers.

How I update this page

OneKey MLS publishes its Footprint Round-Up with county medians once a month. The last three came out on July 24, August 25 and September 22, 2026. After each release I:

1. add the new month to the chart and to the top of the price table, and rewrite the What changed section;
2. update the stat cards, the loan-size comparisons and the inventory notes;
3. change the Updated date at the top of this page;
4. email the new numbers to my market report list.

I don’t estimate or forecast medians here. Every figure names its month and its source. Each OneKey report also shows the same month a year earlier as OneKey has since restated it. The table keeps each month from January 2024 on as first published, with the year-over-year change OneKey printed, and the note under the table explains the difference. Loan limits change once a year: FHFA announces the next year’s conforming limits at the end of November, effective January 1, and I will update the limits table when the 2027 conforming and FHA figures are out.

My summer 2026 market report, written when the August numbers came out, stays up as a dated archive. For buying and refinancing guides, see the Long Island mortgage blog.