The North Fork Real Estate Market Continues Its Climb—Powered by High-End Sales, Strategic Pricing, and a Shift Toward Smart, Long-Term Investments
Both Corcoran and Douglas Elliman reported a 13% year-over-year jump in the median sales price for the second quarter of 2025, with prices approaching or surpassing the $1 million mark. The median hit $999,000, according to Corcoran, while Douglas Elliman reported a record $1.09 million.
Represenated by Sheri Winter Parker of Corcoran
Meanwhile, listing inventory continued its downward trend for the third consecutive year, intensifying competition for well-priced homes.
“If the market feels a home is priced well when it first comes on, then it’s jumped all over,” said Sheri Winter Parker, an associate broker with the Corcoran Group.
“If it’s priced a little high, they’re watching it,” she continued. “Once it’s reduced to a number that the public feels is the right number, then it’s getting snagged up. The buyers are a bit more educated at this point.”
Summer Momentum
Kristy Naddell, an associate broker with Douglas Elliman, described a more balanced summer where buyers gained a bit of leverage. “The market started off a little slower than sellers hoped, but the summer opened up some negotiation room for buyers,” she said.
Naddell observed that activity is strongest below $2 million and above $3 million, while the $2 to $3 million range is quieter. She recently went into contract on a historic circa 1915 home at 1750 Mount Beulah in Southold, that was listed for $3.995 million.
Represented by Kristy Naddell of Douglas Elliman
Compass agent Bridget Elkin said momentum is growing at the high end of the market. She highlighted the recent $8 million sale of 3745 Nassau Point Road in Cutchogue as a new record for a single-lot home.
“The strength of demand at the higher end, despite broader economic uncertainty, surprised some, but the shift toward hard assets makes sense,” Elkin said.
Douglas Elliman agent Paul Loeb, meanwhile, described the market as “unpredictable but steady.” His favorite sale of the year so far was a unique, three-level build at 410 Aquaview Avenue in East Marion, currently in contract with a list price of $1.563 million.
“I had sold the smaller, sloping, challenging lot to the current owners, who created an innovative design,” including a roof deck with a water view, he said. “The build flows beautifully and makes good use of all the space on the limited lot.”
Value and Proximity
Aquebogue and Jamesport saw the biggest boost in dollar volume, up 83% to $18.5 million, according to the Corcoran Group.
“Sometimes people overlook Jamesport, which is part of Riverhead township but is certainly the North Fork,” Naddell said. “It’s closer to the city and Brooklyn, has great bayfront and soundfront properties, and still offers good value.”
The midsection of the North Fork, particularly Mattituck and Cutchogue, is also seeing strong performance. Loeb attributes this to availability and proximity, as well. “They’re further west, which means shorter commutes for second-home buyers from western Suffolk, Nassau and New York City,” he said.
Represented by Paul Loeb of Douglas Elliman
East Marion is a sleeper hit, Loeb added: “East Marion, like Orient, has a smaller school district than other North Fork towns, so taxes are lower,” he said, adding that he’s selling waterfront new construction there with taxes of less than $6,000.
Elkin pointed to Greenport as a standout. “With a vibrant commercial district, walkability, train and Jitney access, and quick connectivity to Shelter Island, it stands out as a dynamic hub of North Fork life,” she said.
Tips on the Market
This fall, North Fork sellers should price realistically and lean on their agent’s guidance, Naddell advised.
“If you overpriced a listing and then have to drop the price, you end up getting less than if you had priced it right to begin with,” she said.
“You only get to launch once,” Winter Parker agreed. Those looking to buy, on the other hand, should have their financing ready to go.
Represented by The Elkin Team at Compass
“Buyers should absolutely wait for the right opportunity,” Elkin said, “but when it comes, they need to act with clarity and intention to secure a property they’re truly excited about.”
And remember to “have some fun while buying,” Loeb noted. “Let the good North Fork memories begin with the house hunt.”
