North Shore Luxury Real Estate Recap: Q2 2026
The second quarter of 2026 showed continued activity across Long Island’s North Shore luxury market, but the numbers also reveal an increasingly important distinction between available inventory and the price points where buyers are actually making deals.
For this report, I specifically analyzed residential properties priced at $2 million and above across the North Shore communities of Brookville, Old Brookville, Upper Brookville, Old Westbury, Locust Valley, Glen Head, Glen Cove, Oyster Bay, Oyster Bay Cove, Roslyn, and Sea Cliff.
Across these communities, 17 properties in the $2M+ data set closed during the period, while the broader market snapshot includes 99 active listings and 45 pending sales.
Q2 Luxury Market Insights
Q2 North Shore Luxury Market at a Glance
Among the 17 closed sales:
- Median sale price: $3.05 million
- Average sale price: $3.52 million
- Highest sale price: $7.45 million
- Median days on market: 33 days
- Average days on market: 118 days
- Average sale-to-list price: 94.3%
- Median sale-to-list price: 93.9%
The difference between the median and average days on market is particularly noteworthy. While the average property took 118 days to sell, the median was just 33 days. This indicates that a relatively small number of long-market listings significantly increased the overall average.
For sellers, the takeaway is straightforward: properly positioned luxury homes can still move quickly, while properties that miss the market on price or presentation can remain available for an extended period.
Where North Shore Home Buyers Transacted
Sales activity was concentrated in several of the North Shore’s established estate markets.
Old Westbury led the group with five closed sales, with an average sale price of approximately $4.16 million. Brookville followed with four sales averaging approximately $4.28 million, while Upper Brookville recorded three sales at an average of approximately $3.28 million.
Sea Cliff accounted for two transactions, while Locust Valley, Old Brookville, and Glen Head each recorded one sale within the data set.
Combined, Old Westbury, Brookville, and Upper Brookville accounted for 12 of the 17 closed transactions, representing more than 70% of the Q2 sales analyzed.
The highest sale in the data set closed at $7.45 million, demonstrating that demand remains present at the upper end of the market when the right property is offered.
Inventory Remains Heavily Weighted Toward Higher Price Points
At the time of the market snapshot, there were 99 active listings priced at $2 million or more across the communities analyzed.
The median asking price was $3.9 million, while the average asking price was approximately $5.16 million. Active asking prices extended as high as $28 million.
By comparison, the median Q2 closing price among the luxury sales analyzed was $3.05 million.
These figures should not be viewed as a direct measure of declining values—the mix of active properties is different from the mix of homes that sold—but they do illustrate an important dynamic in the current luxury market: a substantial portion of available North Shore inventory is positioned above the price range where the greatest number of transactions are occurring.
Brookville, Old Brookville, Upper Brookville, and Old Westbury together account for approximately 63% of the active listings in this market snapshot, giving buyers seeking larger estate properties considerable choice.
Pending Sales Point to Continued Activity
There were also 45 pending sales priced at $2 million or more at the time of the analysis.
The median asking price of those pending properties was approximately $2.995 million, compared with the $3.9 million median asking price of active inventory.
That difference is significant.
While there are transactions occurring well above $3 million—and several major estates currently under contract—the pending data reinforces the strength of buyer activity around the lower end of the luxury segment.
Brookville had the largest number of pending properties with 10, followed by Old Brookville with eight and Glen Head with six.
The pending market therefore suggests that transaction volume should remain healthy as these contracts move toward closing.
Pricing Remains Critical
Perhaps the most useful Q2 statistic for both buyers and sellers is the relationship between asking and closing prices.
The average closed property sold for 94.3% of its asking price, with a median of 93.9%.
In a market where inventory varies dramatically in age, condition, acreage, architecture, and amenities, broad averages can only tell part of the story. Buyers continue to differentiate between homes that are appropriately priced and ready for immediate occupancy and those requiring significant renovation or capital improvements.
Turnkey homes in desirable locations can attract strong interest, while dated properties or homes carrying ambitious asking prices generally require buyers to see compelling value before moving forward.
This is especially relevant in the North Shore estate market, where the cost of updating roofing, HVAC systems, windows, pools, landscaping, drainage, septic or cesspool systems, and large interiors can quickly become substantial.
What Q2 Means for Sellers
Q2 demonstrated that there is still meaningful liquidity in the North Shore luxury market, but sellers should pay close attention to how their home is positioned against competing inventory.
The median sold property spent only 33 days on the market, despite the much higher 118-day average.
That spread reinforces the importance of getting the initial pricing and marketing strategy right. The first several weeks on the market remain particularly important for generating urgency and capturing buyers who are actively waiting for new inventory.
Sellers should also be cautious about relying too heavily on the asking prices of competing properties. An active listing represents what a seller hopes to achieve; a closed sale reflects what a buyer was actually willing to pay.
What Q2 Means for Buyers
For buyers shopping at $2 million and above, the North Shore continues to offer opportunities—particularly when evaluating properties that have spent significant time on the market.
Nearly 100 properties were actively available within this market snapshot, and the median active listing had already accumulated 82 days on market.
That does not mean every long-market property is negotiable, but it does create situations where sellers may be more receptive to realistic offers, particularly when a home requires updating or has already experienced one or more price adjustments.
At the same time, buyers should not assume that every property will trade at a significant discount. The relatively short median marketing time among Q2 sales shows that appropriately priced homes can still find buyers quickly.
Looking Ahead
The North Shore luxury market enters the second half of 2026 with a meaningful amount of luxury inventory and a substantial pipeline of pending transactions.
The key theme coming out of Q2 is not simply whether prices are moving higher or lower. It is market selectivity.
Buyers are active, but they are paying close attention to condition, location, property quality, and value. Sellers who recognize those priorities and position their homes accordingly remain well placed to achieve successful outcomes.
With 45 properties priced at $2 million or more already pending at the time of this analysis, the next several months of closed-sale data should provide an even clearer picture of where the North Shore luxury market is heading in the second half of the year.
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Market statistics are based exclusively on residential properties priced at $2 million and above within the MLS data set analyzed for Brookville, Old Brookville, Upper Brookville, Old Westbury, Locust Valley, Glen Head, Glen Cove, Oyster Bay, Oyster Bay Cove, Roslyn, and Sea Cliff. The figures are intended to provide a snapshot of the $2M+ North Shore luxury market and should not be interpreted as statistics for the overall residential market in these communities. Individual property values can vary substantially based on village, school district, location, acreage, condition, amenities, and other property-specific factors.