September 2026 Market Report: What Port Washington Sellers Need to Know** *By Stephen Vingiello, HomeSmart Premier Living — Published October 19, 2026

September 2026 Market Report: What Port Washington Sellers Need to Know**
By Stephen Vingiello, HomeSmart Premier Living — Published October 19, 2026*

The short answer:** September was a seller's market on Long Island, but a precise one. 56% of closed sales went above asking price, the median home went under contract in 25 days, and Nassau County finished essentially at full asking price. For Port Washington and Manhasset sellers, that means strong demand rewards accurate pricing — overprice it and you sit; price it right and the market competes.

The numbers (September 2026, Long Island)**
- 56% of closings sold above asking price; roughly 10% at asking, 34% below
- Nassau County: median sale finished essentially at asking price (Suffolk median: 1.7% above)
- Median days on market: 25
- Luxury ($2M+): median 47 days on market — nearly double the overall pace

Source: Nick Orlando Real Estate September 2026 Long Island market report, built from OneKey MLS closed records for Nassau and Suffolk counties.*

What this means if you're selling in Port Washington or Manhasset**

Three takeaways from the data:

First, buyers are competing — but only for correctly priced homes. More than half of sellers got above asking, which tells you demand is real. The 34% that sold below asking are the cautionary tale: in this market, the penalty for overpricing isn't a small discount, it's becoming the listing buyers use to justify paying full price for your neighbor's house.

Second, Nassau at essentially 100% of asking confirms what I'm seeing on the North Shore: well-positioned homes aren't being discounted. "Positioning sells for more than listing does" isn't a slogan — it's what the numbers say. Professional photography, honest pricing, and launch-week momentum decide whether you're in the 56% or the 34%.

Third, the luxury split matters here. At $2M+, homes took 47 days — almost twice the median. Port Washington and Manhasset have real inventory in that range, and luxury buyers are deliberate. If your home is priced above $2M, expect a longer runway and plan your pricing strategy accordingly from day one.

My track record in this market:** $50M+ in career sales. 100% of my listings sell. Average 22 days on market at 102.7% of list price. Certified Real Estate Negotiator, Certified Marketer, Certified Listing Agent.

Thinking of selling?** Find out what your home is worth in today's market — not last spring's. Call or text me at 917-767-0037 for a no-pressure valuation.

Stephen Vingiello is a Port Washington and Manhasset listing specialist with HomeSmart Premier Living, 

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