Syosset, Huntington and Manhasset home prices, days on market and school news for fall 2026, plus what 7% mortgage rates mean on the North Shore.

Boats and waterfront homes in Cold Spring Harbor

Boats moored in Cold Spring Harbor beneath North Shore waterfront homes. Photo: Joe Mabel / Wikimedia Commons, CC BY-SA 3.0. Cropped and resized; this photo adaptation is available under the same license.

By Ron Lanzillotta and Mike Pesce

Fall on the North Shore is here, and so are higher mortgage rates. This season, buyers are paying for well-kept homes in great locations and pushing back on everything else. Here's what the latest numbers show for three of the most in-demand communities on Long Island's Gold Coast, and what they mean if you're planning a move.

The Backdrop: Rates Back Above 7 Percent

On September 16, the Federal Reserve raised its benchmark rate by a quarter point, to 3.75–4.00 percent. Freddie Mac's 30-year fixed average was 6.71 percent at the start of September. It went above 7 percent late in the month and reached 7.28 percent on October 1.

Long Island buyers have still been active. A OneKey MLS analysis published by Nick Orlando Real Estate reports that Nassau and Suffolk recorded 2,083 residential closings in September. Nassau's median sale was $832,500. About 56 percent of all sales closed above their final asking price. The picture changes at the top of the market, though: only about 25 percent of $2 million-plus sales closed above asking. That gap matters a lot on the Gold Coast.

Syosset: Tight Inventory and Rising Values

Syosset is still a seller's market. A September 11, 2026 market report from Educators Realty puts the median sold price at $1,470,000. Homes went to contract in about 33 days, sold at roughly 97.8 percent of list price, and the town had about 3.4 months of inventory. A balanced market is usually closer to six months.

OneKey MLS data for August, as published by Homix, shows the same trend. The August median was $1,365,000, up 24.1 percent from $1,100,000 a year earlier. The 12-month median rose 7.3 percent to $1,250,000. Over the past year, 45 percent of Syosset homes sold above their original list price. The $1 million to $1.5 million range was the busiest, making up 40 percent of sales.

Families keep choosing Syosset for its schools and its LIRR access. The district was in the news this month when the Long Island Press featured Syosset as one of three Nassau districts taking distinct approaches to artificial intelligence in the classroom.

Huntington: Over Asking, Even With Higher Rates

Huntington has the village life many buyers want: restaurants, theaters, the harbor and a direct LIRR line. A September 30 market report from BuySellHomesLI shows a townwide median sold price of $930,500, up about 21.5 percent year over year. Median days on market was 37, and there were only 160 active listings. In ZIP 11743, July's sale-to-list ratio was 104.5 percent.

The same report estimates what higher rates cost a buyer. On a $930,500 home with 20 percent down, principal and interest on a 30-year fixed loan comes to about $4,968 a month at 7.03 percent. At last year's 6.30 percent, it was about $4,608. That's roughly $360 more each month, before property taxes, insurance and any association fees. These are illustrative payments using the report's rates, not a current loan quote. Some buyers will stretch for that, and some won't. Homes priced to the market are still selling above asking.

Manhasset: A Luxury Market Where Pricing Matters

Manhasset works differently. In a September 15 Altos Research snapshot, the median list price in ZIP 11030 was $3,174,999. There were 26 active listings, the median list price per square foot was $856, and median days on market was 88. In that snapshot, 38 percent of listings had cut their price. That fits the countywide pattern of fewer above-asking sales over $2 million.

Manhasset's schools continue to draw families. At the September 24 Board of Education meeting, district leaders laid out an AI-literacy plan: no routine student use of generative AI in grades K–6, and teacher-directed use of approved tools in grades 7–12. The board also discussed New York's NY Inspires graduation changes. In October, nine Manhasset students earned NYSSMA All-State recognition, with six chosen to perform at December's festival in Rochester and three named alternates.

What This Means If You're Selling

  • Price to the market, not to last spring. In Syosset and Huntington, buyers still compete for well-priced homes. In Manhasset and other $2 million-plus Gold Coast markets, homes that start too high tend to sit and then take price cuts.
  • Presentation matters more at higher rates. Buyers paying several hundred dollars more a month want homes that are ready to move into.
  • Timing. Inventory is thin. A well-prepared fall listing may face less competition than a spring listing; compare current inventory before choosing your timing.

What This Means If You're Buying

Get fully underwritten before you shop, and talk to your lender about rate-lock options. In the luxury tier, longer days on market can give you room to negotiate, especially on homes that have already had a price reduction.

Let's Talk About Your Next Move

Ron Lanzillotta and Mike Pesce help buyers and sellers across the North Shore, from Syosset and Huntington to Manhasset, the Brookvilles and Old Westbury. If you'd like a private, no-obligation conversation about what your home is worth this fall, or where the opportunities are for buyers, we'd love to hear from you.

The Pesce & Lanzillotta Group | Berkshire Hathaway HomeServices Laffey International Realty | 8223 Jericho Turnpike, Woodbury | 516.888.9711 | info@pl-team.com

Explore the North Shore

Syosset, Huntington, Manhasset. Discuss your next move with Ron and Mike.

Market snapshots cover different dates, geographies and property types. List prices are not closed sale prices, and townwide figures do not determine the value of an individual home.

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