Northport’s unique blend of maritime charm and suburban sophistication continues to drive a high-demand environment as we move further into the 2026 spring season. The April data reveals a market that remains firmly in Seller's Market territory, characterized by significant price appreciation and tight inventory levels.

Key Market Statistics
Median Sold Price: $1,075,000 (Up 11.11% MoM)
Sold-to-List Price %: 97.9%
Days on Market: 72 Days
Inventory Levels: 2.65 Months
Inventory Change: Up 2.3% Month-over-Month; Down 24.9% Year-over-Year

Home Prices: Crossing the Million-Dollar Threshold

The Northport market reached a notable milestone this April, with the median sold price climbing to $1,075,000. This represents a sharp 11.11% increase from just the previous month. When looking at estimated property values across the board, the area has seen a staggering 17.4% year-over-year increase, significantly outpacing broader national trends.

For those tracking value by size, the median price per square foot for new listings now stands at $469. This metric is vital for local homeowners to understand their equity position in a rapidly evolving market.

Inventory Trends: Scarcity Drives Competition

While the "Months Supply of Inventory" saw a slight seasonal bump of 2.3% month-over-month, the broader picture tells a story of scarcity. Current inventory is 24.9% lower than it was this time last year.

With only 2.65 months of supply available, buyers are competing for a limited pool of homes. This lack of "shelf space" in the market is the primary engine behind the 11% monthly price surge, as multiple offers become the norm for well-positioned properties.

Advice for the Northport Market

For Buyers
Competition in Northport is fierce, especially for homes priced near the median. With a 97.9% sold-to-list price ratio, most sellers are receiving nearly their full asking price. To succeed, ensure your financing is fully vetted and be prepared to move quickly—though the average days on market is 72, the "New Pending" listings suggest the most desirable homes are being snatched up much faster.

For Sellers
You are currently in a position of significant strength. The 17.4% annual value increase means your home is likely worth considerably more than it was a year ago. However, the 72-day average on market indicates that buyers are still performing due diligence despite the high demand. Professional staging and accurate pricing based on the $462 median sold price per square foot remain essential to maximizing your return.

Navigating the Northport market requires local expertise and a data-driven approach. Whether you are looking to find your dream home near the harbor or sell your property for top dollar, Educators Realty is here to guide you every step of the way.

Data Source: RPR / OneKey MLS (Data as of April 2026)

By:
Christopher Robson
Licensed Real Estate Broker
Molloy University Real Estate Faculty
(516) 459-9564
chris@educatorsrealty.com

Key Market Statistics:
Median Sold Price: $385,000 (Down 3.8% MoM)
Sold-to-List Price Ratio: 97.1%
Days on Market: 52 Days (Up 48.6% MoM)
Inventory Levels: 5.5 Months
Inventory Change: Down 2.3% Month-over-Month; Up 37.5% Year-over-Year
Median Sold Price Per Square Foot: $535

Co-op Prices:
The median list price for new co-op listings in Long Beach jumped significantly this April to $540,000, an 8.2% increase over the previous month. However, the median sold price settled at $385,000, reflecting a slight monthly cooling of 3.8%.

In the high-rise and luxury-adjacent buildings that line the boardwalk, the price per square foot is the most critical metric for valuation. Currently, the median list price per square foot for active inventory stands at $585. This metric allows owners to accurately compare their units' value regardless of varying floor plans or terrace sizes.

Inventory Trends
Inventory has seen a dramatic shift over the last twelve months. While we saw a slight monthly dip of 2.3% in the supply of homes, the year-over-year data reveals a 37.5% increase in available inventory. With 5.5 months of supply, the market is inching closer to a "Balanced Market," providing more breathing room for buyers who felt boxed out during the inventory droughts of previous years.

The number of new listings entering the market rose by 47.6% this month, bringing 11 new properties to the local inventory.

Advice for the Long Beach Market

For Sellers
While list prices are trending upward, the increase in Days on Market (now at 52 days) suggests that buyers are becoming more discerning. Pricing your co-op accurately according to the $535 median sold price per square foot is essential to avoid stagnation. Ensure your board packages are organized and your unit is "turn-key" to compete with the rising number of active listings.

For Buyers
The 37.5% year-over-year increase in inventory is your greatest advantage. You have more options now than you did at this time last year. With a sold-to-list price ratio of 97.1%, there is a modest window for negotiation. Focus on buildings with strong reserves and reasonable maintenance fees, as these remain the gold standard for long-term appreciation in Nassau County.

Contact Educators Realty today to navigate the complexities of the Long Beach co-op market. Whether you are looking for a boardwalk retreat or listing a penthouse, we provide the local expertise you need.

See available Long Beach co-ops and condos for sale here.

Data Source: RPR / OneKey MLS (Data as of April 2026)

Syosset's real estate values have seen consistent upward momentum, with the median estimated property value reaching $1,194,590, a 4.7% increase over the last 12 months. The short-term trend is even sharper, with a 2.6% increase in estimated value just over the last month.

The median list price for active properties currently stands at $1.84 million, reflecting the high-end nature of available inventory in the area. This is further supported by a median price per square foot of $641 for active listings, underscoring the borough's position as one of Nassau County's more expensive enclaves.

Inventory Trends: A Growing Selection for Buyers

In a notable shift for the North Shore, inventory levels in Syosset have increased significantly. There are currently 70 active properties on the market, a 7.7% increase from the previous month.

The 3.68 months of inventory represents a 26.9% increase compared to April 2025, providing buyers with the most options they have seen in over a year. While still a seller's market, this trend indicates that the "inventory crunch" is beginning to thaw, allowing for a slightly more measured pace, as evidenced by the 46-day median time on market for sold properties.

Strategic Advice
For Sellers

The market remains in your favor, particularly with the median sold price hitting a high of $1.5 million. However, with a 26.9% increase in inventory over last year, you are facing more competition than previous sellers. To maintain your leverage and secure a near-100% list-to-price ratio, professional staging and precise market-value pricing are more critical than ever.

For Buyers

The 7.6% monthly rise in inventory is excellent news for those who have been sidelined by the lack of choices. You now have 70 active listings to consider, ranging from mid-tier suburban homes to luxury estates. While the 98.8% sold-to-list ratio shows that sellers aren't giving much ground, the increased supply means you may have slightly more room to negotiate on terms or find a home that perfectly fits your criteria without a frantic bidding war.

Ready to Navigate the Syosset Market?

From its top-tier schools to its vibrant community life, Syosset remains one of the most sought-after addresses on Long Island. Whether you are selling a luxury estate or looking for your family's next home, local expertise is the key to a successful transaction. Contact us today to get started.

By:
Christopher Robson
Licensed Real Estate Broker
Molloy University Real Estate Faculty
(516) 459-9564
chris@educatorsrealty.com

Data Source: Reports provided by RPR / OneKey MLS. Data current as of April 2026.

The median estimated property value in Queens is now $831,220, reflecting a 2.7% increase over the last 12 months. While the estimated value saw a nominal month-over-month dip of 0.1%, the actual sold prices tell a story of growth, with the median sold price hitting $826,000.

Active listings are entering the market with ambitious pricing, showing a median list price of $836,800, a 1.4% increase from the previous month. This indicates that sellers remain confident in the borough's enduring appeal.

Inventory Trends: Approaching a Balanced State
Perhaps the most notable data point for Queens is the 5.78 months of inventory. This is significantly higher than the sub-3-month levels seen in Nassau and Suffolk, placing Queens closer to a "Balanced Market" than almost any other region in the area.

While the total inventory is down 7.5% year-over-year, the 2.3% monthly increase provides a healthy stream of options for active buyers. Properties are spending a median of 57 days on the market, giving both parties more time to conduct due diligence compared to the fast-paced bidding wars elsewhere.

Strategic Advice

For Sellers
While you are still in a seller's market, the 97.56% sold-to-list ratio suggests that buyers are successfully negotiating small concessions. With nearly six months of inventory available, your home needs to stand out. High-quality photography, realistic pricing, and addressing minor repairs before listing are essential to ensure you capture one of the 303 successful monthly sales.

For Buyers
Queens currently offers the best "buying weather" on Long Island. With 5.78 months of supply and a median of 57 days on market, you have more leverage and more time than your counterparts in the eastern counties. You can reasonably expect to negotiate slightly below the asking price, but keep an eye on the 2.7% annual appreciation—waiting too long may still cost you in the long run.

Ready to Explore Queens?

From the high-rises of Long Island City to the quiet streets of Bayside, Queens offers a unique blend of urban energy and suburban comfort. Navigating a market that is approaching balance requires a nuanced touch. Contact us today for an expert evaluation of your property or a tailored home search.

Data Source: Reports provided by RPR / OneKey MLS. Data current as of April 2026.

The median estimated property value in Suffolk has climbed to $711,350, representing a solid 4.8% increase over the last 12 months. While the month-over-month growth was a modest 0.5%, the upward pressure on prices is evident in the listing data.

The median list price for active listings currently sits at $895,500, a 2.3% jump from just a month ago. This disparity between "estimated value" and "list price" highlights the aggressive stance many sellers are taking as they capitalize on the spring buying season.

Inventory Trends: A Tight Squeeze
While we saw a seasonal bump in new listings—up 11.9% this month—the broader inventory picture remains constrained. There are currently 3,324 active properties on the market, but the overall supply has dropped significantly year-over-year.

With only 2.97 months of supply, buyers are competing for a limited pool of homes. However, the pace is slightly more measured than in neighboring counties; the median days on market for sold listings is 40, though active listings are moving even faster at a median of 38 days.

Strategic Advice

For Sellers
You are in a position of strength. With a 100.6% sold-to-list ratio, most sellers are walking away from the closing table with their full asking price or more. The 13.2% drop in yearly inventory means you have less competition than sellers had this time last year. It is a prime window to list, provided your home is priced accurately to trigger the bidding wars that characterize a 100%+ sales ratio.

For Buyers
Patience and preparation are your best tools. While the inventory is tight, the 7.6% monthly increase in supply means more "fresh" options are hitting the market daily. Be prepared for a median 40-day turnaround from listing to sale. With the median sold price hitting $700,000, ensure your financing is airtight so you can compete with the offers that are currently pushing sales prices above the list price.

Ready to Navigate the Suffolk Market?
The Suffolk County landscape offers diverse opportunities, from quiet suburban hamlets to vibrant coastal communities. If you're looking to buy or sell in this competitive environment, you need a strategy backed by real-time data and local expertise. Contact us today to discuss your real estate goals.

Data Source: Reports provided by RPR / OneKey MLS. Data current as of April 2026

The median list price for active listings in Nassau County has reached $999,000, reflecting a 1% increase from the previous month. While the median estimated property value saw a nominal dip of 0.1% over the last 30 days to $845,460, the 12-month change is a robust +6.1%.

Properties are consistently commanding their full asking price, evidenced by the 100.5% sold-to-list ratio. This suggests that while the rapid "bidding war" frenzy of previous years has stabilized, sellers still hold the upper hand in negotiations.

Inventory Trends: A Spring Thaw?
We are seeing a seasonal influx of listings, with the number of active properties jumping 12.5% month-over-month to 2,327 units. However, the broader context shows that we are still operating with a 2% deficit in total inventory compared to April 2025.

With only 2.99 months of supply available, the market is far from the 5-6 months typically required for a "balanced" market. The speed of the market is also increasing; the median days on market for active listings dropped 26.2% this month, down to just 31 days.

Strategic Advice
For Sellers
With inventory still below last year's levels and a high list-to-price ratio, your leverage remains high. However, the slight dip in estimated values suggests that pricing strategy is paramount. Overpricing in this market can lead to stagnation, while "market-value" pricing is still triggering competitive offers. Ensure your home is "show-ready" to capitalize on the 35-day median sale window.

For Buyers
The 12.4% monthly increase in inventory is the breathing room you’ve been waiting for. There are more choices on the market now (2,327 active listings) than in previous months. However, with a 100.5% sold-to-list ratio, you should still expect to pay at or above asking for premium properties. Secure a firm pre-approval and be prepared to move quickly as the days on market continue to trend downward.

Ready to Navigate the Nassau Market?

Whether you are looking to capitalize on your home's equity or find your next residence in our beautiful county, expert guidance is essential in a market this nuanced. Contact us today for a personalized valuation or a curated tour of available inventory.

Data Source: Reports provided by RPR / OneKey MLS. Data current as of April 2026.

Nestled in the Town of Oyster Bay, Syosset (11791) has long been a crown jewel of Long Island’s North Shore. Known globally for its academic powerhouse of a school district and locally for its central convenience, it offers a sophisticated yet suburban lifestyle that continues to draw families from across the tri-state area.

A Glimpse into the Past & Interesting Facts

The name "Syosset" is derived from a Native American term likely meaning "place of pines". Originally a farming community, the landscape transformed in the mid-20th century as sprawling estates and potato fields gave way to the thoughtfully planned suburban enclaves we see today.

Pop Culture Icon: Syosset has a unique place in media; it was the setting for the 2021 Gossip Girl reboot's first episode and has been mentioned in shows like Only Murders in the Building and Girls.

Out of This World: There is even an asteroid named "250774 Syosset" dedicated to the hamlet.

North Syosset vs. South Syosset

While the entire 11791 zip code shares a prestigious reputation, residents distinguish between the two based on topography and lifestyle:

North Syosset: Often described as having a "Gold Coast" feel, this area is hillier and more heavily wooded. You will find larger lots (often 1+ acres) and custom Colonials.

South Syosset: This is the quintessential "sidewalk neighborhood" area with a stronger immediate sense of community. It is known for its classic split-levels and ranches on manageable lots, offering incredible convenience for commuters near the LIE and Northern State Parkway.

Academic Excellence: Syosset Central School District

The school district is arguably Syosset's biggest draw, consistently ranked among the best in the nation.

National Rankings: Niche recently ranked Syosset Central School District as the #5 Best School District in America and the #2 in New York State for 2025.

High Achievement: The district boasts a 99% graduation rate, with nearly 90% of students earning Regents Diplomas with Advanced Designation.

Arts & Music: Syosset has been recognized as a "Best Community for Music Education" for over 23 years.

Parks, Recreation, and Community Events

Syosset is a "green" community with exceptional public facilities:

Syosset-Woodbury Community Park: A local staple featuring a massive pool complex and a seasonal ice skating rink.

Robbins Lane Community Park: Offers multi-purpose turf fields for soccer and lacrosse.

Community Life: The Syosset Street Fair and the Memorial Day Parade are major annual events that showcase local pride. For foodies, institutions like Bagel Master and Phil’s Pizzeria are local "must-visits".

Famous Neighbors
Syosset has a long history of nurturing talent. Notable celebrities who grew up here or have called it home include:

Natalie Portman (Academy Award-winning actress)

Idina Menzel (Broadway star and voice of Elsa in Frozen)

Judd Apatow (Director and Producer)

Sue Bird (WNBA legend)

Demographic & Real Estate Snapshot

With a population of approximately 18,000, Syosset is a community of high achievement.

Education: Over 70% of residents hold a Bachelor's degree or higher, significantly outpacing the national average.

Homeownership: Syosset has a high stability rate, with 91% of residents owning their homes.

Wealth: The median household income is approximately $187,936, reflecting the professional nature of the workforce.

Why Syosset Remains in High Demand

Whether you are dining along Jericho Turnpike or catching the 55-minute express train into Penn Station, Syosset offers a balance of lifestyle and investment security. With home values seeing a 16.2% 12-month increase in list prices, 11791 remains one of the most stable and sought-after markets on Long Island.

Interested in finding your place in Syosset? Whether you are looking for a North Syosset estate or a South Syosset starter home, let our expertise guide you through this competitive market.

Data Source: RPR/OneKey MLS (May 5, 2026)

See homes for sale in Syosset here.

If you are beginning your home search in 2026, the process looks significantly different than it did just a few years ago. One of the most common questions we receive at Educators Realty is whether a buyer is legally required to hire an agent or if they can navigate the transaction independently.

While representation is not legally mandated, New York real estate regulations now include specific requirements for those who choose to work with a professional. Despite these changes, market data suggests that the vast majority of consumers still find significant value in professional advocacy.

1. Market Data: The Prevalence of Representation

According to the National Association of REALTORS® (NAR) 2025/2026 Profile of Home Buyers and Sellers, approximately 88% of homebuyers purchased their home through a real estate agent or broker.

This high percentage persists even after the major legal shifts of 2024-2025. In complex markets like New York, buyers recognize that the cost of an error—whether in a contract, a Co-op board package, or a price negotiation—far outweighs the cost of professional representation.

2. The Mechanics of Buyer Compensation

As of late 2024, New York law requires a Written Buyer Representation Agreement to be signed before an agent can show you a property. This agreement establishes your obligation to compensate your agent, but it also provides a framework for transparency.

Crucially, "buyer-paid" does not always mean "out-of-pocket" at closing. In most New York transactions, compensation is rolled into the offer price as a condition of the sale. * The Strategy: You can submit an offer that specifies the seller will pay your agent’s fee from the proceeds.

The Benefit: This allows the professional fee to be financed as part of your mortgage, preserving your liquid cash for down payments and closing costs.

3. The Competitive Edge: Data vs. "Buyers Remorse"

In a competitive seller's market, many buyers fear that unrepresented bidders might have an advantage. In reality, the opposite is often true. A dedicated buyer's agent provides two critical tools that "DIY" buyers lack:

Real-Time Market Intelligence: While public websites (Zillow, etc.) show what has happened, agents have access to real-time data on "pending" sales and local inventory shifts. This data ensures your offer is aggressive enough to win, but grounded in current reality.

Valuation Guardrails: One of the greatest risks in a bidding war is overpaying. An agent acts as a fiduciary "brake," providing a Comparative Market Analysis (CMA) to ensure you aren't making an emotional decision that leads to immediate "buyers remorse" or an appraisal gap.

4. Will Requesting Commission Make My Offer Less Competitive?

Sellers are focused on their "Net Bottom Line." When evaluating multiple offers, they calculate what remains after all expenses.

Professional Insight: If your offer price is structured correctly to account for your agent’s fee while still meeting the seller's net profit goal, your offer remains just as competitive as one without a commission request. Most listing agents will take a larger commission (negotiated with seller) if the buyer is unrepresented. So while it is possible your "net to seller" may be less than the same offer from an unrepresented buyer, most of the time it is not. Furthermore, sellers  (any many listing agents) often prefer "represented" offers because they carry a lower risk of the deal falling through.

The Educators Realty Verdict

You don’t need a buyer’s agent, but in 2026, navigating the New York market without one is akin to going to court without an attorney. Our role is to provide the data that secures your home and the advocacy that protects your financial future.

By:
Christopher Robson
Licensed Real Estate Broker
Molloy University Real Estate Faculty
(516) 459-9564
chris@educatorsrealty.com

For New York real estate professionals and property owners, Source of Income (SOI) remains one of the most critical areas of compliance under the New York State Human Rights Law. Recent litigation has introduced new constitutional questions regarding Section 8 participation, but the current regulatory environment requires a disciplined approach to compliance.

The Foundation of SOI Protections
Source of Income discrimination occurs when a housing provider refuses to rent to an applicant based on the lawful origin of their funds. Under current New York law, "lawful sources" include:

• Federal and State Subsidies: Section 8 (HCV), CityFHEPS, and SONYMA.
• Government Benefits: Social Security, Disability (SSDI), and Public Assistance.
• Personal Support: Alimony, child support, and foster care subsidies.

The primary obligation for brokerages and landlords is to evaluate applicants based on financial sufficiency rather than the specific mechanism of payment.

Constitutional Conflict: People v. Commons West, LLC
In March 2026, the New York Appellate Division addressed a fundamental conflict between housing mandates and the Fourth Amendment of the U.S. Constitution.

The court’s rationale focused on "unreasonable searches and seizures." To participate in the Section 8 program, landlords must execute a Housing Assistance Payments (HAP) contract, which grants government agencies the right to inspect properties and business records without a warrant. The court held that by mandating Section 8 participation, the State was effectively forcing property owners to waive their Fourth Amendment rights as a condition of doing business.

The Impact of the "Automatic Stay" (CPLR 5519)
While the ruling signaled a potential shift in how mandates are applied, it did not immediately alter the law. Following the decision, the New York Attorney General’s office filed a notice of appeal to the New York Court of Appeals.

Under CPLR 5519(a)(1), an automatic stay was triggered. This legal mechanism maintains the status quo while the appeal is pending. Consequently:

The Law Remains Enforceable: The lower court's ruling is "paused."

Compliance is Mandatory: Landlords must continue to accept Section 8 and other subsidies.

Liability Risks: Refusing a voucher holder during this period could result in severe penalties, as the State’s enforcement power remains intact during the appellate process.

Strategic Outlook

The case will likely be decided by the State’s highest court later this year. The central question will be whether the State's interest in preventing housing discrimination justifies the administrative search requirements of the voucher program.

At Educators Realty, we remain committed to full compliance with all Local, State, and Federal Fair Housing laws. We advise our clients to maintain consistent screening criteria and to stay abreast of the Court of Appeals' final determination.

By:
Christopher Robson
Licensed Real Estate Broker
Molloy University Real Estate Faculty
(516) 459-9564
chris@educatorsrealty.com

Market Status: Strong Seller's Market

The East Northport real estate market is currently defined by high velocity and resilient pricing. As spring arrives, the "vibe" in 11731 remains intensely competitive, with buyers aggressively vying for a limited pool of available homes. At Educators Realty, we are seeing a marketplace where well-priced properties don't just sell—they often ignite bidding wars that push final numbers well above the initial ask.

Key Market Statistics
Median Sold Price: $784,500 (Up 18.9% Month-over-Month)
Sold-to-List Price %: 103.1%
Median Days on Market: 41 Days
Months of Inventory: 1.21 Months

Home Prices & Valuation Trends
The trajectory for property values in East Northport continues its upward climb. The Median Estimated Property Value has reached $810,790, representing a 7.7% increase over the last 12 months. This steady appreciation reflects the enduring desirability of the area's residential landscape.

On a shorter-term basis, the Median Sold Price saw a significant monthly jump of 18.9% in March, landing at $784,500. This volatility is often a byproduct of a low-inventory environment where a few high-end sales can quickly shift the median, yet the overarching trend remains firmly bullish.

Inventory Trends & Market Velocity

Inventory remains the primary constraint for the local market. While the Months Supply of Inventory rose 42.4% this month to 1.21 months, it remains significantly lower than the levels required for a balanced market (typically 4-6 months).

New listings surged by 163.6% in March compared to the previous month, bringing 29 new properties to the market. However, the speed of consumption is high; active listings are currently spending a median of only 13 days on the market before going under contract.

Local Spotlight: The 103% Factor
Perhaps the most telling metric for East Northport right now is the 103.1% Sold-to-List Price ratio. This indicates that, on average, homes are selling for 3.1% above their asking price. For sellers, this is a green light for premium timing; for buyers, it emphasizes the necessity of a "highest and best" mentality from the moment a property hits the MLS.

Advice For Buyers
In a market with only 1.21 months of inventory, hesitation is the enemy of acquisition. Ensure your financing is fully vetted and be prepared to look past the list price, as the data shows most successful buyers are bidding over. Working with a local expert who understands the nuances of East Northport's specific pockets—from Larkfield Road to Vernon Valley—is essential for finding off-market or "coming soon" opportunities.

Advice For Sellers
With a 7.7% year-over-year increase in estimated values and a median days on market of 13 for active listings, you are in a position of significant leverage. However, pricing strategy still matters. While the market is rewarding sellers, the most successful transactions are those that use a competitive entry price to drive the 103.1% over-ask results we are seeing today.

Thinking of making a move in East Northport? Contact Educators Realty today for a personalized valuation of your home or a curated tour of the latest listings.

By:
Christopher Robson
Licensed Real Estate Broker
Molloy University Real Estate Faculty
(516) 459-9564
chris@educatorsrealty.com

Data Source: Realtors Property Resource® (RPR) / OneKey MLS. Data as of March 2026.