Is it possible for Huntington’s market to be both hot and patient at the same time? If you have seen entry-level and mid-range homes draw quick offers while a $2 million property lingers, you are not imagining it. Today’s data shows a split between the mainstream market and the luxury tier. In this guide, you will learn what “luxury” means in our area, how the numbers moved at the end of 2025, and how to adjust your timing and negotiation strategy. Let’s dive in.
What “luxury” means now
On Long Island, the Elliman and Miller Samuel quarterly report defines luxury as the top 10 percent of sales for that period. In Q4 2025 the luxury entry point for Long Island was $1,399,000, with a luxury median sale price of $1.8 million. Luxury listings spent an average of 68 days on market, carried an average 3.4 percent listing discount, and sat at 7.1 months of supply. By comparison, the overall Long Island market moved faster, with roughly 45 days on market, about 1.8 months of supply, and more than half of sales closing above the last asking price. You can review these benchmarks in the Elliman Long Island Q4 2025 report published January 29, 2026.
- Source: Elliman Report, Long Island Sales Q4 2025 (Miller Samuel / Douglas Elliman) published Jan 29, 2026. See the full report for methodology and detailed tables in the official PDF at the Elliman site.
Read the Elliman Long Island Q4 2025 report
Huntington snapshot, late 2025
Townwide data points to a healthy, seller-leaning market at mainstream price levels. As of December 2025, Realtor.com reported a median home price near $949,499, around 109 active listings, an average 48 days on market, and a sale-to-list ratio near 100 percent. Redfin’s late 2025 snapshots showed median sale prices in the high 800s to mid 900s, while Zillow’s typical home value estimate was lower. These differences reflect normal methodology gaps, such as sold versus list data and timing. The headline is clear: Huntington’s mainstream market remained tight.
For our North Shore context, Elliman’s Suffolk North Shore matrix showed stronger price levels than county averages and very lean months of supply in parts of the submarket. That matches on-the-ground experience in Huntington’s north-shore villages where well-prepared listings can still move quickly at mainstream price points.
Luxury vs mainstream, side by side
At the top end, supply and time on market rise, and the odds of negotiating improve for buyers. The table below summarizes Long Island Q4 2025 benchmarks that guide luxury expectations in Huntington.
| Metric | Long Island Overall | Long Island Luxury (Top 10%) |
|---|---|---|
| Entry threshold | Not applicable | $1,399,000 |
| Median sale price | $739,000 | $1,800,000 |
| Days on market | ~45 | 68 |
| Months of supply | ~1.8 | 7.1 |
| Avg listing discount | ~0.1% | 3.4% |
| % of sales above ask | >50% | ~30% |
Source: Elliman Report, Long Island Sales Q4 2025, published Jan 29, 2026. Figures represent quarter-end conditions and can vary by town and village.
What this means locally
In Huntington, homes priced under roughly $1.4 million typically reflect the mainstream market. Inventory is limited, turnover is faster, and discounting is minimal. Above approximately $1.4 million, expect longer marketing windows, more room for negotiation, and a buyer pool that takes more time.
If you are buying luxury
- Be patient and data-driven. With about 7 months of supply at the top end in the regional data, you often have leverage to negotiate price, timing, or credits.
- Anchor offers to recent village-level comps from the last 90 days. Luxury medians are more volatile due to small sample sizes.
- Decide on financing early. Jumbo terms, cash, and contingency timelines can all shape your position at the table.
If you are selling luxury
- Price to the market. Setting a list price just under an aspirational target can reduce days on market and minimize later discounts.
- Elevate marketing. Expect to invest in premium visuals, video tours, broker previews, and strategic outreach, including off-market conversations.
- Plan for flexibility. Longer due diligence windows and negotiation on closing terms are common in the upper tier.
Village spotlights and small-sample cautions
Village-level medians can swing month to month because the number of active or sold listings is small. Always pair a village median with the reporting month and understand that a handful of sales can move the median significantly.
- Lloyd Harbor, Dec 2025: median listing price about $2.8 million with average days on market around 76. Listing counts were low.
- Cold Spring Harbor, Dec 2025: median listing price near $2.22 million with median days on market around 77. Monthly figures can vary widely.
- Centerport, late 2025: median listing price around $1.2 million, a useful upper-mid example within the Huntington trade area.
These examples align with the regional luxury pattern. As price rises, the buyer pool narrows and timelines stretch, which is why pricing precision and presentation quality matter more.
Rates and seasonality
Mortgage rates eased into early 2026, which helped reopen affordability for many buyers. The Freddie Mac Primary Mortgage Market Survey reported an average ~6.09 percent 30-year fixed rate for the week ending January 22, 2026. Lower rates tend to lift demand most in the mainstream market where financing is common. The luxury tier often has a higher share of cash or jumbo loans, so the rate impact can be more muted.
- Source: Freddie Mac PMMS, week ending Jan 22, 2026, via GlobeNewswire release.
Seasonality still matters in Huntington. Listing activity and contracts usually build from late winter into spring, with March through June often among the most active months. If you plan to sell in 2026, use late winter to prepare, so you are live before peak spring traffic.
A simple pricing and negotiation framework
Use this quick framework to set expectations:
- Under ~$1.4M in Huntington: plan for fewer listings to choose from, faster timelines, and limited discounting. Expect competitive situations for well-presented homes.
- ~$1.4M and above: plan for longer marketing windows, more selective buyer traffic, and typical listing discounts in the low single digits based on recent luxury comps in the Long Island data.
Strategy checklist for 2026
For luxury sellers
- Confirm your comp set. Use 30 to 90 days of closed sales and active competition in your exact village or zip code.
- Calibrate presentation. Invest in professional photography, cinematic video, and a compelling digital package that tells the property’s story.
- Expand your buyer reach. Leverage broker networks, private previews, and optional off-market exposure where appropriate.
- Pre-negotiate logistics. Decide in advance on acceptable closing windows, inspection timelines, and potential concessions.
For luxury buyers
- Get positioning locked. If financing, secure a strong pre-approval for a jumbo loan and understand your rate options and timelines.
- Move with intent. Use longer days on market to ask for improvements in price or terms, guided by recent comps.
- Mind the micro-market. Huntington’s villages behave differently week to week at low listing counts, so monitor new inventory closely.
Partner with a local luxury advisor
Selling or buying at the top end is about more than exposure. You want precise pricing, premium marketing, and clean deal execution. Backed by The Agency’s distribution and a mortgage-banking background, we package properties with microsites and video, surface qualified buyers including off-market channels, and manage financing and timelines so you close with confidence. If you are weighing when to list or what to offer, let’s look at your exact zip code and price band together.
Ready to plan your next move in Huntington’s luxury market? Schedule your private consultation with Kieran Rodgers.
FAQs
What price counts as “luxury” in Huntington in 2026?
- Elliman’s regional benchmark for Q4 2025 set the luxury entry at about $1,399,000 for Long Island, which is a practical guidepost for Huntington pricing.
Are bidding wars common for Huntington luxury homes now?
- They happen, but less often than in the broader market; regionally only about 30 percent of luxury sales closed above ask in Q4 2025, and average listing discounts were about 3.4 percent.
How long do luxury listings in Huntington take to sell?
- The Long Island luxury tier averaged 68 days on market in Q4 2025; Huntington townwide, across all price points, averaged about 48 days in December 2025, so expect longer timelines at the top end.
When is the best time to list a Huntington luxury home?
- Spring typically brings more buyers and more choice; prepare in late winter so you can launch by March or April and capture peak traffic into early summer.
How do mortgage rates affect Huntington’s luxury properties?
- Rate drops support demand across the board, but the effect is strongest where buyers finance; many luxury purchases involve cash or jumbo loans, so pricing and presentation still drive outcomes even when rates ease.
