It’s August 1st. The beaches are still packed, the nights are warm, and the school calendars are starting to feel real. This is the last big stretch of the summer market before things shift after Labor Day. Here’s the honest snapshot of where we stand.
The Numbers (Latest OneKey MLS data)
Nassau County Median single-family price: $875,000 (+2.9% from last year) Inventory: about 2,300 homes (still down year-over-year) Days on market: 42 Homes still selling at or above list
Suffolk County Median single-family price: $750,000 (new record high, +7.1% year-over-year) Inventory: roughly 3,000 homes (down more than 11% from last year) Days on market: 44 Plenty of competition, with many sales clearing list price
We’re sitting at roughly three months of supply across both counties. That’s still a seller’s market, even with rates hanging in the mid-6% range.
What It Actually Feels Like Right Now
Sellers with clean, well-priced homes are still in a strong position. August can deliver motivated buyers who want to be settled before the school year kicks into high gear. The ones who wait too long or price like it’s 2021 usually end up chasing the market later.
Buyers, the competition hasn’t disappeared. Good homes under $900k still move fast. The edge goes to people who are pre-approved, flexible on timing, and ready to write a clean offer. Stretching for the perfect house often means watching it go to someone else.
Quick Reality Check for August
- Sellers: Presentation still matters. Fresh paint, clean landscaping, and realistic pricing beat waiting for “better weather.”
- Buyers: Expand your search a little and move quickly when something fits. Rate buydowns and modest seller credits remain useful tools.
- Everyone: The first half of August usually has more energy than the second half. Don’t sleep on it.
The market isn’t wild like it was a few years ago, but it’s far from soft. Low inventory is still doing the heavy lifting on prices. Whether you’re looking to sell before the fall slowdown or buy before the pool of options thins out further, the window is open right now.
If you want a straight read on your specific town or price range, reach out. We’re happy to look at the real numbers with you.