Suffolk County, NY Real Estate: Is Now a Good Time to Buy?

Suffolk County, NY Real Estate: Is Now a Good Time to Buy?

Quick Answer

If you’re asking, “Is now a good time to buy in Suffolk County?” the short answer is: Yes—if you’re clear on your budget, motivated to act, and ready to partner with a seasoned local expert. While prices remain elevated and mortgage rates aren’t rock-bottom, the market dynamics suggest opportunities—especially for buyers who are strategic rather than reactive.

What the Market Looks Like Right Now

As a real‐estate professional serving the North Shore (Stony Brook, Setauket, Smithtown and beyond) and Suffolk County--- I’m seeing firsthand how the numbers line up:

• The Zillow Home Value Index for Suffolk County shows a typical home value of $700,199 as of September 2025—an increase of about 2.7% year-over-year. (Source:Zillow)

• The median sale price in August 2025 was around $683,167, while the median list price was about $799,333. (Source: Zillow)

• Inventory remains tight: as of late September there were roughly 5,086 active listings in the county, with a median 33 days to pending.  (Source: Zillow)

In plain language: homes are still selling, values are stable (if not skyrocketing), and the market remains competitive.

For a motivated buyer, that means you’ll need strategy—but you still have a place at the table.

Why Buyers Hesitate (and What You Can Do)

Many potential buyers pause for a few reasons:

• High price points. With median values near the $700 K mark, affordability is a major concern on Long Island.

• Elevated mortgage rates. While rates have moderated a little, they’re still not at pandemic lows—so your monthly payment is likely higher than what buyers were paying in 2020–21. I doubt that we will likely see those rates anytime soon again. 

• Fewer houses to choose from. Inventory constraints mean less “surfing” for the perfect home; you’ll likely need to act decisively when something fits.

Here’s how I help my clients navigate this:

1. We begin with a realistic budget—taxes, insurance, commuting costs included—so nothing catches you by surprise.

2. We target value zones (for example, east of the Smithtown/Commack line) where you may find more house for your dollar—and still stay close to the North Shore lifestyle.

3. We prepare a strategic offer (which may include pre-approval, thoughtful contingencies, and timing) so you’re competitive when inventory is thin.

Local Tips for Stony Brook, Setauket & Smithtown Buyers

Here are three local insights I share with my buyer clients:

• Stony Brook & Three Village &Port Jefferson area: Offers high demanded school districts and village charm—but consequently higher price point. If you value that top-tier schooling and community feel, it may be worth the premium.

• Smithtown corridor: Slightly more accessible for commuters and still solid value. The 11787 ZIP (Smithtown) reports an average home value around $785,679, up about 5.8% year-over-year.  (Source: Zillow)

• Eastern Suffolk (e.g., Rocky Point, Sound Beach): If your budget is tighter, heading a bit east can get you more house for your dollar—while still being within reach of the North Shore amenities you love.

So… Is It the Right Time for You?

Yes, if you check these boxes:

• You have your financing lined up and are comfortable with the current price/rate landscape.

• You’ve chosen a neighborhood (or two) where you can act quickly.

• You’re willing to move when the right home appears, rather than wait indefinitely for everything to be perfect.

Maybe not, if:

• You’re expecting deep price drops or ultra-low mortgage rates in the near term. The data doesn’t currently support that.

• You’re unsure about your budget or long-term location needs—then it’s worth pausing and planning more.

Real Client Story: Buying Smart in a Tough Market

When rates first started climbing, one of my first-time buyers in Setauket told me, “We thought we missed our chance — everything felt out of reach.”
Instead of waiting it out, we focused on value over timing. I helped them look slightly east of their original target area, where homes were newer, taxes were lower, and the numbers worked better with their pre-approval.

We found a home that checked every box, negotiated strategically in a multiple-offer situation, and closed under asking — even in a competitive Suffolk County market.

Here’s what they said afterward:

“Shaughnessy was the BEST realtor ever! She understood our time constraints with work and a toddler, helped us find the right home, and was fully invested in the entire process. We have a lifelong friend and realtor in her. We recommend her with full confidence!”
— A.S., First-Time Homebuyer in Setauket, NY

Stories like this remind me that timing the market matters less than timing the moment that’s right for you.

The key is having someone local, experienced, and honest to guide the process — and that’s what I love to do for my Suffolk County clients every single day.

Ready to Make a Move?

If you’re thinking of buying a home in Suffolk County—whether it’s your first home, moving to downsize, or relocating to the North Shore—I’d love to help you strategize.
📲 Contact me, Shaughnessy Dusling, your local REALTOR® in Stony Brook & Suffolk County, for a no-pressure conversation about what your best move looks like.
631-612-1616

ShaughnessySells@gmail.com