Market Status: Seller’s Market

The Nassau County real estate market is entering 2026 with a familiar "vibe": high demand meeting persistently low inventory. At Educators Realty, we are seeing a "Smarter Market" emerge—one where buyers are more intentional and sensitive to home conditions, yet ready to act as mortgage rates begin to stabilize. If you’ve been waiting for the "right time," the data suggests that the early-year window offers a unique advantage for sellers looking to stand out before the spring rush.

Key Market Statistics (December 2025 Data)
Median Sold Price: $831,000 (↑ 0.9% Month-over-Month)
Sold to List Price %: 100.4%
Median Days on Market: 34 Days
Months of Inventory: 2.08 Months (↓ 20.9% Month-over-Month)

Home Prices & Value Trends
Nassau County continues to outperform broader national averages. The Median Estimated Property Value reached $827,380 at the end of 2025, marking a 4.3% increase over the last 12 months.

While the median sold price (MLS) sits at $831,000, public records show a slightly higher median of $860,000 for all properties sold, including those outside the MLS. This indicates that premium, off-market, or high-end luxury sales remain a significant driver of local value.

Inventory Trends: The Scarcity Factor
Inventory levels saw a sharp decline as we turned the corner into the new year. The Months Supply of Inventory dropped by 20.9% in just one month, settling at 2.08 months.

A "balanced" market typically requires about 6 months of supply. With Nassau currently at roughly a third of that, competition for well-priced, "turnkey" homes remains fierce. Buyers are still paying an average of 100.4% of the list price, confirming that bidding wars haven't disappeared—they’ve just become more calculated.

Local Spotlight: The "Rate Reset"

A major catalyst for early 2026 is the movement in mortgage rates. After a year of volatility, 30-year fixed rates in New York have recently dipped near or even below the 6% threshold. This psychological milestone is expected to unlock pent-up demand from buyers who were sidelined in 2025.

Advice for Your Next Move

For Buyers
Be Payment-Focused: With rates hovering around 6.11%, your purchasing power has improved compared to last year. Focus on your total monthly carry rather than just the sticker price.

Prioritize Condition: Turnkey homes are commanding the highest premiums. If you are willing to take on a property that needs minor cosmetic work, you may find less competition.

For Sellers
Leverage the "Q1 Window": Inventory is at its lowest point right now. Listing in January or February allows you to capture "mission-driven" buyers—those moving for jobs or life changes—who have fewer options to choose from.

Price it Right: Even in a seller's market, buyers are analytical. An overpriced home will sit, while a correctly priced one is still likely to see multiple offers.

Ready to Navigate the 2026 Market?

Whether you're looking to sell for top dollar or find a home that fits your budget, the team at Educators Realty is here to provide the data-driven guidance you need.

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

Data Source Footer: Data provided by RPR® and OneKey MLS. Market report generated on 1/16/2026. Information is deemed reliable but not guaranteed.

As real estate professionals, one of the most common questions we get from clients is: "The Fed just cut interest rates, so why did my mortgage lender just tell me my rate hasn't fallen?"

It feels like a contradiction. If the Fed is "cutting rates," shouldn't your borrowing costs follow suit? To understand the answer, we have to look past the headlines and understand the "Three-Legged Stool" of interest rates: The Fed, the Bond Market, and your Lender.

1. The Fed: Setting the "Atmosphere"

Think of the Federal Reserve (the Fed) as the person who sets the thermostat for the entire U.S. economy.

When they move the Federal Funds Rate, they are really only changing one thing: the interest rate banks charge each other to lend money overnight. It’s a very short-term tool. While this move immediately impacts things like credit cards and HELOCs, it only indirectly impacts your 30-year mortgage.

2. The Bond Market: The Real Boss of Mortgages

If you want to know where mortgage rates are going, stop watching the Fed and start watching the 10-Year Treasury Yield.

Why the 10-year bond for a 30-year loan? Because most homeowners in Long Island or Queens don’t stay in their homes for 30 years—they move or refinance after about 7 to 10 years. Therefore, investors treat your mortgage like a 10-year bond.

The Seesaw Rule: In the bond market, when interest rates go up, bond prices go down.

The Connection: Your lender looks at what they can earn by buying a "safe" government bond. To give you a mortgage, they have to charge you a bit more than that (the "spread") to account for the risk that you might pay the loan off early or run into financial trouble.

3. The "Bear Steepener": When the Connection Breaks

Usually, the Fed and the Bond Market move in the same direction. But lately, we’ve been hearing a term in the news called a "Bear Steepener." This happens when the "short end" of interest rates (the Fed) stays low or drops, but the "long end" (the 10-year bond) starts climbing.

Why does this happen? It usually comes down to Inflation Fears. If the bond market thinks the Fed is cutting rates too fast—or if they see things like new tariffs or high government spending—they get worried that the dollar will lose value over the next decade. To protect themselves, bond investors demand a higher interest rate now to lend money for the long term.

The Result: Even if the Fed is trying to make money "cheaper," the bond market pushes yields up. This is exactly why you might see your mortgage rate stay stubbornly high even when the Fed is making cuts.

Is This a Concern for Long Island Buyers and Sellers?

Right now, we are not in a classic "bear steepener" right now, but it is a concern moving forward. The market is a bit nervous about the long-term outlook for inflation which is why .

For Buyers: This means you can’t always "wait for the Fed" to get a better deal. The bond market moves every second of the day, often months before the Fed actually acts. If you see a dip in the 10-year Treasury yield, that might be your window to lock in a rate.

For Sellers: High long-term rates keep "affordability" tight for buyers. Even if the news says the Fed is being "easy," your buyers are still feeling the pinch of those 6%+ mortgage rates.

The Educators Edge

At Educators Realty, we don't just look at the listings; we look at the math. The relationship between the Fed and your mortgage isn't a straight line—it’s a conversation.

If you're wondering how today’s bond market moves will affect your purchasing power in New York, contact Educators Realty Today.

Written by:
Christopher Robson
Licensed Real Estate Broker
Molloy University Real Estate Faculty

In the world of New York real estate, the word "mansion" usually conjures images of sprawling estates and gold-leafed gates. But according to New York State tax law, a "mansion" is currently defined as any residential property selling for $1,000,000 or more.

For those of us living and working in the Long Island and New York City Metro area, we know the reality: $1 million no longer buys a palace. In today’s market, that price point often represents a standard family home in a good school district. It’s time to talk about why the New York State Mansion Tax is no longer a "luxury tax" and why the $1 million cap is overdue for an end.

A Brief History: From Luxury to Legacy

The Mansion Tax (Tax Law §1402-a) was enacted in 1989 under Governor Mario Cuomo. At the time, it was designed as a "wealth tax" to help close a state budget gap by targeting the very top tier of the market.

To put it in perspective: in 1989, the median home price in the New York metropolitan area was roughly $180,000. Back then, a million-dollar home was an absolute rarity—reserved for the top 1% of the market. Today, the median price for a single-family home in many parts of the metro area has climbed so high that $1 million is often the starting point, not the ceiling.

How it Works: The $10,000 Penny

The Mansion Tax is a 1% tax on the entire purchase price, typically paid by the buyer at closing.

What makes this tax particularly frustrating is its "cliff" structure. Unlike income tax, which is graduated (you only pay more on the dollars above a bracket), the Mansion Tax is triggered in full the moment you hit the threshold.

Sale Price: $999,999.99 → Mansion Tax: $0

Sale Price: $1,000,000.00 → Mansion Tax: $10,000

That’s a $10,000 penalty for a one-cent increase in value. This creates a "dead zone" in our local market where buyers and sellers are forced to haggle over small amounts just to avoid a massive tax bill, often distorting the true market value of the home and complicating appraisals.

The New York City Mansion Tax can be significantly more for homes over $2,000,000.  Read about NYC Mansion Tax here.

The New "Average" Home

Across Long Island, Queens, and Rockland, $1 million is increasingly the price of admission for a well-maintained family home. In fact, many communities now see a median sale price that comfortably exceeds the "mansion" threshold.

Take a look at a smattering of towns across the region where a $1M+ sale is common:

Nassau County: Syosset, Woodbury, Great Neck, Plainview, and Port Washington.

Suffolk County: Northport, Huntington Bay, Dix Hills, and Shelter Island.

Queens: Bayside, Whitestone, Long Island City, and Forest Hills.

Rockland County: Monsey, Upper Nyack, and New Hempstead.

In these areas, we aren't talking about estates with servant quarters; we’re talking about three-bedroom colonials and split-levels where people move to be near quality schools and commuting hubs.

How the Mansion Tax Distorts the Local Market

While the buyer technically writes the check for the Mansion Tax at closing, the economic burden ripples through the entire market, creating a "bottleneck effect" that hurts both buyers and sellers.

• The "Market Bunching" Phenomenon - Data from the real estate industry and academic studies (including research from Columbia University) show a significant distortion called "bunching." Because of the $10,000 "cliff" triggered at the $1 million mark, inventory between $1,000,000 and $1,050,000 virtually disappears. 
• Pricing Pressure: To attract these buyers, sellers of homes worth $1.02M or $1.03M are often forced to artificially lower their asking price to $999,000. This $20,000–$30,000 "haircut" comes directly out of the seller's pocket, effectively shifting the tax burden onto them.
• Deterring Residential Mobility - Economists have found that even a 1% increase in transfer taxes can decrease residential mobility by up to 8%. When people stop moving, the entire ecosystem slows down—from local contractors and movers to the availability of homes for new residents. In the high-cost NYC Metro area, this 1% "surcharge" is often the tipping point that makes a move financially unfeasible.

Possible Revisions: A Path Forward

The $1 million threshold hasn't been updated in over 35 years. If it had been indexed for inflation, the tax wouldn't kick in today until a home reached roughly $2.6 million. To make the tax fair again, New York should consider:

Raising the Threshold: Move the base to $2 million to reflect today's actual luxury market.

A Graduated Scale: Apply the tax only to the amount over $1 million (e.g., a $1.1M sale would only tax the $100k difference).

Regional Adjustments: Recognize that $1 million in Long Island or Queens buys much less than it does in Upstate New York.

The Bottom Line

The Mansion Tax is a relic of 1989 that no longer reflects the reality of the 2026 real estate market. It punishes middle-class families and adds an unnecessary burden to the dream of homeownership in the NYC Metro area.

At Educators Realty, we see firsthand how this "hidden" cost affects our clients. It’s time for New York to stop calling a standard family home a "mansion" and finally update this outdated law.

Are you navigating the high-stakes Long Island, NYC, or Rockland market? At Educators Realty, we specialize in helping buyers and sellers manage the complexities of closing costs and market trends. Contact us today to see how we can help you maximize your value.

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

The New York real estate landscape has shifted dramatically over the past year. Between the fallout of national commission settlements and New York’s aggressive legislative agenda for 2026, agents must distinguish between what is already "the law of the land" and what is currently making its way through Albany.

Part 1: Passed Laws (In Effect or Pending Effective Date)

These items have already been signed by Governor Hochul or codified by the Department of State. Compliance is no longer optional.

1. The Institutional Investor "90-Day Rule"

The Law: Part of the FY 2026 Budget, this law disincentivizes large entities (owning 10+ homes and managing $30M+ in assets) from "buying up" the market.

The Impact: Covered entities are barred from offering on a 1- or 2-family home until it has been on the open market for 90 days.

Penalty: Up to $250,000 per violation. Agents must ensure they are properly vetting "all-cash" entities to avoid facilitating a prohibited sale.

2. Extended License Revocation (A5169)

The Law: Effective late 2025, the "time-out" period for a revoked license has tripled.

The Impact: If a broker or salesperson’s license is revoked, they are now ineligible to re-apply for three years (up from one). Furthermore, all suspension and revocation histories are now permanently searchable on the data.ny.govpublic portal.

3. All-Electric New Construction (Local Law 154 / State Equivalents)

The Law: As of January 1, 2026, most new construction buildings seven stories or shorter must be all-electric. The implementation of this law is still on hold as of 1/14/2026.

The Impact: Gas hookups are no longer permitted for heating or appliances in these new builds. Agents selling "new construction" must be prepared to explain electric heat pump technology and induction cooking to skeptical buyers.

Part 2: Pending Legislation (The 2026 Watchlist)

These bills are currently active in the 2025-2026 Legislative Session. We have included their current status and a "Likelihood of Passage" based on sponsorship and political climate.

1. The Two-Year Listing Limit (S7499)

The Proposal: Prohibits residential listing agreements from lasting longer than two years and bans automatic renewal clauses.

Likelihood of Passage: HIGH (80%)

Why: There is strong bipartisan support for "consumer control." Many legislators view long-term, "locked-in" contracts as predatory. Expect this to become law by the end of the 2026 session.

2. Formalized Broker Supervision Duties (A5164)

The Proposal: Explicitly defines "adequate supervision" to include regular, personal guidance and the review of all transaction documents by the Principal Broker.

Likelihood of Passage: VERY HIGH (90%)

Why: This is a Department of State priority. Following several high-profile fair housing violations, the state wants a clear "paper trail" showing that brokers are actually training their agents.

3. Ground Lease Rent Caps (S2433A)

The Proposal: Limits rent increases for residential co-ops built on leased land to 3% or the CPI (whichever is greater).

Likelihood of Passage: MODERATE (50%)

Why: This is a "hot-button" issue in NYC, where several co-ops face insolvency due to ground lease resets. While it has strong tenant-advocacy backing, it faces stiff opposition from land-owner lobbyists.

4. Short-Term Rental Property Commission (A4568)

The Proposal: Establishes a state commission to study the impact of Airbnbs on housing stock and create "model local laws" for all NY municipalities.

Likelihood of Passage: HIGH (75%)

Why: Unlike the strict NYC ban, the state wants a "study-first" approach to help upstate and suburban areas regulate STRs without killing local tourism.

Special mention - Mandatory Written Buyer Agreements for members of NYSAR

Although not a NYS law, the New York State Association of Realtors (NYSAR) is following the the National Association of Realtors (NAR) and is complying with the terms and conditions of the NAR legal settlement.

The Impact: If you are a member of NYSAR (this applies to the vast majority of residential sales professionals) must have a signed representation agreement before or immediately after the first property showing. The agreement must clearly state that commissions are negotiable and cannot be "pre-set" by law or MLS policy.Written by:

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

Note: This post was originally published on June 7, 2024 and was last fully updated in January 2026 to reflect the latest rankings from Niche.

As real estate professionals, we are committed to Fair Housing and providing objective information to all our clients. We do not provide personal opinions on the quality of school districts because we believe that 'quality' is a personal metric only a homebuyer can truly define. Every family has unique educational needs—ranging from specialized arts programs and championship athletics to specific support services—and what excels for one student may not be the right fit for another. To assist in your due diligence, we have provided the following list of current Niche.com grades for Nassau County districts. We recognize that many buyers utilize these third-party ratings as a starting point, and we encourage you to cross-reference this data with individual district websites and official New York State School Report Cards (found here) to determine which environment best suits your specific goals.

Grade: A+

• Syosset Central School District
• Roslyn Union Free School District
• Jericho Union Free School District
• Great Neck Union Free School District
• Manhasset Union Free School District
• East Williston Union Free School District
• Bethpage Union Free School District
• Hewlett-Woodmere Union Free School District
• Herricks Union Free School District
• Bellmore Union Free School District
• Plainview-Old Bethpage Central School District
• North Shore Central School District
• Lynbrook Union Free School District
• Port Washington Union Free School District
• Garden City Union Free School District
• East Meadow Union Free School District
• Oyster Bay-East Norwich Central School District
• Island Trees Union Free School District
  •  

Grade: A

• Malverne Union Free School District
• Rockville Centre Union Free School District
• Levittown Union Free School District
• Locust Valley Central School District
• Sewanhaka Central High School District
• Valley Stream Central High School District
• Oceanside Union Free School District
• Massapequa Union Free School District
• Long Beach School District
• Baldwin Union Free School District
• Mineola Union Free School District
• Elmont Union Free School District
• Floral Park-Bellerose Union Free School District
• Valley Stream Union Free School District 30
• New Hyde Park-Garden City Park Union Free School District
• Farmingdale Union Free School District

Grade: A-

• West Hempstead Union Free School District
• Seaford Union Free School District
• Wantagh Union Free School District
• Hicksville Union Free School District
• Plainedge Union Free School District
• Valley Stream Union Free School District 13
• Merrick Union Free School District
• North Merrick Union Free School District
• Valley Stream Union Free School District 24
• North Bellmore Union Free School District
• Franklin Square Union Free School District

Grade: B+

• Carl Place Union Free School District
• Island Park Union Free School District

Grade: B

• East Rockaway Union Free School District
• Glen Cove School District
• Lawrence Union Free School District
• Westbury Union Free School District

Grade B-

• Freeport Union Free School District
• Uniondale Union Free School District

Grade C+

• Roosevelt Union Free School District

Grade C-

• Hempstead Union Free School District
  

These grades reflect the overall quality of education, academic performance, extracurricular activities, and overall student and parent satisfaction within these districts. For more detailed information, you can visit Niche.com​

In a competitive market, homebuyers often feel the pressure to pull out every stop to get their offer accepted. When inventory is low and bidding wars are high, simply offering the "highest and best" price doesn't always feel like enough. This desperation has popularized a tactic known as the homebuyer "Love Letter."

While the intention is usually sweet—to create a personal connection with the seller—these letters are fraught with legal peril. Before you sit down to write a heartfelt note (or accept one as a seller), it is crucial to understand why real estate professionals are increasingly advising against them to protect you from liability.

What is a Buyer "Love Letter"?
A buyer Love Letter is a personal message written by a prospective homebuyer to the seller, usually submitted alongside a formal offer to purchase. Buyers hope that by sharing their story, they can tug at the seller's heartstrings and convince them to select their offer over others based on an emotional connection rather than just financial terms.

These letters typically include:

• Compliments about the home’s features.
• Personal details about the buyer’s life.
• Descriptions of how the buyer envisions using the home.
• Sometimes, they even include photos of the buyer or their family.

The Problem: Fair Housing Violations
The Fair Housing Act prohibits discrimination in housing based on race, color, national origin, religion, sex, familial status, or disability.

The danger of Love Letters is that they appeal to a seller's feelings and place the seller in a position of indicating a preference for a buyer based on something they "like" about them. Unfortunately, these letters almost always reveal information about protected classes.

Even if it is unintentional, a Love Letter puts the seller at risk. Consider this example:

A buyer writes a letter saying they "can picture their family celebrating Christmas around the fireplace."

While this sounds harmless, it reveals two protected classes: religion and familial status. If a seller decides to accept or reject an offer based on this information, they (and their agent) may be at risk of discrimination charges.

The Liability of Including a Photo

Including a photograph with an offer letter escalates the risk significantly. A photo instantly evidences the characteristics of who would be living in the house—such as race, age, or sex.

These factors should never play a role in a seller's decision. If a seller selects an offer accompanied by a photo, a competing buyer could argue they were rejected because they did not match the demographic profile of the successful buyer. This creates significant legal exposure for the seller.

Why You Should Avoid Them

To ensure a fair and legal transaction, real estate professionals are guiding clients away from this practice.

For Sellers: You should base your decision to accept or reject an offer on objective criteria only (price, contingencies, closing date, financial strength). Accepting a Love Letter opens you up to accusations that your decision was based on bias. If you insist on accepting a Love Letter, we strongly advise you to seek legal counsel first.

For Buyers: Writing these letters can complicate the sale and put your agent in a difficult position. If you insist on drafting a letter despite the risks, be aware that many agents—including us—will not read, accept, or deliver the letter to the seller or the seller's agent to maintain compliance with Fair Housing laws.

Our Policy

At Educators Realty, we prioritize fair and ethical housing practices.

If we represent a Seller who receives a Love Letter, we will explain the Fair Housing implications and advise that the letter not be accepted. We document all offers and the seller's objective reasons for acceptance.

If we represent a Buyer, we advise against drafting these letters and will not deliver them due to Fair Housing concerns.

Our goal is to help you win the home or sell your property based on the merits of the deal, keeping you safe from legal complications down the road.

Read more about our commitment to fair housing here.

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

Disclaimer: This post is for informational purposes only and is not intended to constitute legal advice. Real estate laws and regulations can be complex and fact-specific. This content does not create an attorney-client relationship. We encourage you to seek competent legal counsel regarding any specific transactions or concerns.

Date: December 6, 2025 Market Status: Seller's Market

As we move deeper into the holiday season, the Queens County real estate market is showing resilience. While the winter months traditionally bring a slowdown in activity, the numbers for November 2025 tell a story of stability and opportunity. Home values are holding strong, and inventory is creeping up—creating a unique "Goldilocks" window for savvy market participants before the New Year.

At Educators Realty, we believe in empowering our clients with data, not just headlines. Here is exactly what is happening in your local market right now.

Key Market Stats (November 2025)

• Median Sold Price: $800,000
• List-to-Sold Price %: 97.9%
• Median Days in RPR: 54 Days
• Months of Inventory: 5.42 Months
• Market Type: Seller's Market

Deep Dive: Home Prices & Equity
The headline news for November is stability. The Median Estimated Property Value in Queens currently sits at $829,000, which is virtually unchanged from last month (+0.1%) but shows solid growth of +2.8% compared to this time last year.

For homeowners, this is excellent news. It means that despite economic fluctuations, Queens real estate remains a wealth-building asset. The Median Sold Price has settled at $800,000—a 5.26% increase over the last 12 months.

What this means: We aren't seeing the volatility that other markets might be experiencing. Sellers are getting close to their asking price (97.9% List-to-Sold ratio), but buyers are no longer being forced to pay wild premiums over asking.

Inventory & Pace of Market

Is the market slowing down? Yes and no.

Speed: The "Median Days in RPR" (how long a home stays active) jumped to 54 days, a nearly 28% increase month-over-month. This is typical for the holiday season as buyers pause their searches for family festivities.

Supply: We currently have 5.42 months of inventory. This is still technically a "Seller's Market," but it is leaning toward a balanced territory.

The volume of active listings dipped slightly to 2,090 in November, down from October's highs. However, with fewer buyers competing during the holidays, the available inventory feels more accessible to those who are currently looking.

Expert Advice: What Should You Do?

For Buyers
The "Holiday Discount" is Real: With homes sitting on the market for an average of 54 days, you finally have breathing room. Sellers whose homes are still listed in December are often motivated to close before the tax year ends.

Negotiation Power: Properties are selling for roughly 97.9% of their list price. This 2% gap is your opportunity to negotiate closing costs or repairs—something that was impossible earlier in the year.

Watch the Rates: With mortgage rates stabilizing around the 6% mark in New York, your monthly payment is more predictable now than it was in Q3.

For Sellers

Price it Right: The median list price is currently $825,000, which is slightly higher than the median sold price of $800,000. To sell quickly in a 54-day market, you must price in line with the sold data, not the list data.

Equity Gains: You are likely sitting on more equity than you realize. Values are up nearly 5% since last year. This gives you significant leverage if you are looking to move up to a larger home or downsize for retirement.

Ready to Make Your Move?

Whether you are looking to buy your first home in Queens or sell a property to capitalize on recent equity gains, you need a partner who understands the local numbers.

Contact Educators Realty today for a personalized home valuation or buyer consultation.

See homes for sale in Queens, NY here.

Data Sources: RPR Market Activity Report, Queens County, New York (12/6/2025). OneKey MLS Data.

Market Status: Strong Seller's Market  Report Date: December 6, 2025

The Suffolk County real estate market continues to favor sellers as we close out 2025. With inventory levels remaining low and home values climbing, the market has not seen the typical seasonal slowdown often expected this time of year. At Educators Realty, we are committed to providing you with the data you need to navigate this fast-paced landscape with confidence.

Market at a Glance: Key Statistics
Here is the snapshot of the market activity for November 2025:

• Median Sold Price: $705,000 (+2.2% Month-over-Month)
• Median List Price: $889,999 (+4.8% Month-over-Month)
• Sold-to-List Price Ratio: 100.7%
• Months of Inventory: 2.81 Months
• Median Days in RPR: 35 Days 

Deep Dive: Home Prices and Value

Home values in Suffolk County are showing robust growth. The Median Estimated Property Value is now $706,000, representing a solid +5.9% increase over the last 12 months.

A notable trend this month is the widening gap between the Median Sold Price ($705,000) and the Median List Price ($889,999). This surge in list prices suggests that sellers are pushing for higher premiums or that a wave of luxury inventory has entered the market. Despite this gap, the market remains efficient, with homes selling quickly and often above the asking price.

Inventory Trends: High Competition

The defining characteristic of the current market is the Sold-to-List Price percentage of 100.7%.

This metric indicates that, on average, homes are selling for slightly more than their asking price. Combined with a low 2.81 months of inventory, this signals a highly competitive environment. In a balanced market, we typically see 5–6 months of supply. The current scarcity means well-priced homes are attracting immediate attention and multiple offers.

Local Spotlight: Sales Volume

While demand is high, transaction volume reflects the constrained inventory. In November 2025, there were 1,010 closed sales, down from 1,350 in October. Active listings also dipped to 3,200 from 3,740 the previous month. This tightening of supply is a key factor keeping prices elevated despite typical winter cooling trends.

Strategic Advice

For Buyers:

Move Quickly: With a median of just 35 days on the market, desirable homes do not last long.

Prepare for Competition: Since the average home sells for 100.7% of the listing price, you should go in with your strongest offer first, rather than expecting to negotiate down.

Identify Value: With the median list price nearing $900k but the median sold price at $705k, there may be overpriced inventory sitting on the market. These properties could offer negotiation opportunities that turnkey homes do not.

For Sellers:
Market Strength: You remain in a strong position. Property values have increased 15.6% over the last 24 months, building significant equity.

Pricing Strategy: While list prices are rising, pricing your home correctly is crucial to generating the bidding wars that lead to that 100.7% sale ratio.

Winter Advantage: With inventory dropping to 3,200 active listings, there is less competition for your home, allowing it to stand out to serious off-season buyers.

Ready to Make Your Move?

Whether you are buying or selling in Suffolk County, you need a partner who understands the local data.

Contact the Educators Realty team today at (516) 517-2400.

See homes for sale in Suffolk County here.
See recently sold homes in Suffolk County here.

Data Source: RPR & OneKey MLS, Market Activity Report, Suffolk County, NY. Data current as of 12/6/2025. Information is not guaranteed.

Market Status: Strong Seller's Market Report Date: December 6, 2025

As we head toward the end of 2025, the Nassau County real estate market remains remarkably resilient. Despite seasonal shifts that typically occur in late autumn, home values are holding strong, and competition remains fierce for desirable properties. At Educators Realty, we believe that educated clients make the best decisions, which is why we are breaking down the latest data to help you navigate your next move.

Market at a Glance: Key Statistics

Here is the snapshot of the market activity for November 2025:

• Median Sold Price: $838,500 (+0.2% Month-over-Month)
• Median List Price: $989,000 (+4.7% Month-over-Month)
• Sold-to-List Price Ratio: 101.1%
• Months of Inventory: 2.51 Months
• Median Days in RPR: 36 Days

Deep Dive: Home Prices and Value

Property values in Nassau County are continuing their upward trajectory. The Median Estimated Property Value currently sits at $827,420, reflecting a 4.2% increase over the last 12 months.

Interestingly, while the median sold price is $838,500, the median list price has jumped significantly to $989,000. This gap suggests that higher-end inventory is entering the market, or sellers are becoming increasingly confident in testing higher price points. Stability is the theme here; looking back at the last 12 months, the median sold price has seen a steady 4.21% increase.

Inventory Trends: The Competition Factor

The metric that tells the biggest story this month is the Sold-to-List Price percentage, which stands at 101.1%.

This means that, on average, homes are selling for more than their asking price. This is a hallmark of a competitive Seller's Market. With only 2.51 months of inventory available, supply is not keeping up with buyer demand (a balanced market typically requires 5–6 months of supply). If no new homes came on the market, the current inventory would be depleted in just over two months.

Local Spotlight: Sales Volume

While prices are up, the volume of sales follows typical seasonal patterns. In November 2025, there were 666 sales, a slight dip from October's 857 sales. However, active listings remain relatively steady at nearly 2,000 properties. This indicates that while the frantic pace of summer has cooled slightly, serious buyers are still very active and closing deals.

Strategic Advice

For Buyers:

Be Decisive: With a median of just 36 days on the market, "wait and see" is a risky strategy.
Price Strategy: Since the average home sells for 101.1% of the list price, you should be prepared to offer asking price or above for turnkey homes.
Look for Opportunity: There is a significant gap between the median sold price ($838k) and the median list price ($989k). This suggests there may be room for negotiation on overpriced listings that have sat longer than the 36-day average.

For Sellers:
Pricing Power: You are currently in the driver's seat. With low inventory, your home will stand out.
Strategic Pricing: Even though list prices are rising, the data shows that correctly priced homes spark bidding wars (hence the 101.1% sale ratio). Overpricing can lead to stagnation, while competitive pricing leads to over-ask offers.
Equity Growth: If you've owned your home for over 3 years, you have likely seen significant equity gains, with values up roughly 16% over the last 36 months.

Ready to Make Your Move?
Whether you are looking to capitalize on your home's equity or find your dream home in Nassau County, you need a partner who understands the data.

Find homes for sale in Nassau County here.
See recently sold homes in Nassau County here.

Contact the team at Educators Realty today.
Phone: (516) 517-2400

Data Source: RPR & OneKey MLS, Market Activity Report, Nassau County, NY. Data current as of 12/6/2025. Information is not guaranteed.

If you are researching Syosset, you likely already know the headline: The schools are incredible. The Syosset Central School District is consistently ranked among the top in New York State, and its music and arts programs are nationally recognized.

But you don't live in a school ranking. You live in a neighborhood.

As a potential homebuyer, you need to know what daily life actually looks like—from the unspoken rules of LIRR parking to the specific micro-neighborhoods that drive property value. Here is the "insider" scoop on living in Syosset, NY.

What is the difference between North and South Syosset Real Estate?

One of the most frequent questions from buyers is, "What is the difference between North and South Syosset?" While it’s all the same zip code (11791) and school district, the topography and housing inventory differ significantly.

North Syosset - North of the train tracks (some may say the dividing line is Jericho Turnpike)

The Vibe: This area feels closer to the "Gold Coast." It is hillier, leafier, and the streets often wind rather than follow a grid. It feels more secluded and semi-rural in pockets.

The Inventory: You will find larger lots (often 1+ acres), mid-century split-levels that have been massively expanded, and custom Colonials. Because of the land size, price points here generally start higher.

The "Berry Hill" Factor: Many buyers specifically target the Berry Hill Elementary zone within this area. It is a "micro-market" with incredibly high demand, meaning homes here often face fierce bidding wars but hold their value exceptionally well during market dips.

South Syosset - South of the Tracks (or Jericho)

The Vibe: This is the classic American suburban dream. You’ll find "sidewalk neighborhoods" where kids ride bikes in the street and neighbors chat in driveways. It is more density-packed but offers a stronger immediate sense of community.

The Inventory: Predominantly split-levels, ranches, and capes on manageable 70x100 or 80x100 lots.

The Market: This area is often the entry point for first-time homebuyers in the district. While "accessible" in Syosset still usually means starting near $900k-$1M+, the South side offers a walkable, cohesive community feel that many young families prefer over the seclusion of the North.

The Commuter’s Survival Guide

The LIRR ride from Syosset to Penn Station is excellent (approx. 55-59 minutes), but the parking is the real hurdle.

The "Sticker" Shock: Do not assume you can just park at the station. The Syosset station lots are restricted to Town of Oyster Bay residents only. You must apply for a permit ($100 for two years).

The "Hack" for New Residents: If the waitlist for a permit is long, or you just moved in, locals know the secret: Hicksville Station. It’s only a 10-minute drive south, has a massive parking garage (easier for non-residents), and offers more frequent trains because two different lines converge there.

The Food Scene: Legends & Locals

Syosset has evolved into a legitimate dining destination. Here is where the locals actually eat.

Pizza Wars:

You can't write about Long Island without mentioning pizza.

The Highest Rated: According to recent aggregate reviews (Slice/Google), Lia's Pizzeria takes the crown. It is the "insider's" pick—consistently scoring near-perfect ratings for its specialty slices (try the Vodka slice) and friendly service.

The Local Heavyweight: Phil’s Pizzeria is the institution. Famous for its "One Bite" reviews and massive following, this is where you go for a classic, no-nonsense football slice. It’s loud, it’s busy, and it’s delicious.

The "Chris & Tony's" Phenomenon - If you ask a local where to go for a celebratory dinner, they will say Chris & Tony's.

The Vibe: It’s "Casual Neat" but high energy. This isn't a quiet candlelight spot; it’s a bustling, lively Italian steakhouse that feels like a family reunion every night.

The Bagel Test

Bagel Master: The line on Saturday morning will be out the door. Trust us, get on it. Their "Everything Flat" with scallion cream cheese is the standard by which all other bagels are measured.

Village Bagels: A strong contender located closer to the train station—perfect for grabbing a quick breakfast before the commute.

For Date Night:

Syosset has moved beyond just pizza places. Rare650: A high-end steak and sushi spot that feels like a Manhattan club.

Insider Tip: Don’t miss the Syosset Farmers Market at the train station. It runs seasonally (May through November) on Saturdays. It’s become a major community hub for fresh produce and local artisanal goods.

Hidden Gems & Nature

When you need a break from the hustle, Syosset has a surprising amount of green space.

Stillwell Woods Preserve: The crown jewel of the area. A 270-acre nature preserve with some of the best hiking and mountain biking trails in Nassau County.

Islanders Iceworks: A fun fact many miss—the NHL practice facility is right here. Check their schedule for "Public Skate" sessions; it’s a fantastic rainy-day activity for kids.

The Verdict

Syosset commands a premium price tag, but it delivers on the promise: a top-tier education, a safe community, and a commute that keeps NYC within arm's reach. Whether you choose the winding hills of the North or the friendly blocks of the South, you are buying into an investment that has historically held its value incredibly well.

Thinking of making a move to Syosset? Navigating the "North vs. South" inventory requires a strategy. [Contact Us / Link to Contact Page] today to get a list of off-market opportunities and open houses coming up this weekend.

Written By:
Christopher Robson
Licensed Real Estate Broker
Educators Realty