North Fork
Market Report
Select hamlets
Choose one, several, or all hamlets. Defaults to the township aggregate.
Choose years
Pick any window between 2021 and 2026. The latest year is highlighted as the "current" year and earlier years become the comparison set.
Window: 2021–2026 (6 years).
Per-hamlet closings are sourced primarily from ATTOM public records (2020-06 → 2026-05). The MLS Grid feed is currently returning very few records under the configured license (≈11 listings per 3-month poll for all of Southold Town), so it cannot be trusted as a township aggregate on its own. The "Township total" on this page is computed by summing the hamlets, not by reading the MLS-tagged township row.
Fix the underlying MLS Grid coverage by discovering the correct OneKey originating-system value for your license — run the OriginatingSystemName probe to test candidates empirically, then update the MLSGRID_ORIGINATING_SYSTEM secret to whichever value returns Southold-area rows.
36 of 70 prior-year (metric × segment × year) cells have full coverage. 8 cells can't compute a "Δ vs prior year" delta (shown as "—" in the grids). 26 cells are partially populated.
2 suspicious spikes flagged in the rendered data.
- SpikeSouthold Township · Sep 2022: 15 new listings is 5.1× the trailing 12-mo average (2.9).
- SpikeSouthold Township · Jun 2024: 11 new listings is 3.2× the trailing 12-mo average (3.4).
- · 11× median price below plausible floor (likely lease)
Flagged values are still shown in charts and KPIs so the issue is visible — investigate the source feed before treating these months as authoritative.
Trends, conditions & what the data says
AI-assisted market read
2026 YTD vs 2025 — key takeaways
All figures below compare 2026 year-to-date through Jun against the same period in 2025.
YTD Southold new listings are up 36% through Jun, with 19 versus 14 a year ago.
Waterfront closed-sale volume trailed 2025 YTD by 44%, reaching $31.22M through Jun.
YTD median sale price softened to $924K, a 6.2% move versus prior-year YTD.
YTD through Jun
Southold Township new listings
Monthly count, 2021–2025 history plus 2026 YTD. Current year highlighted.
YTD through Jun: 19 vs 14 prior year (+35.7%) · +17.3% vs 5-yr avg.
| Year | Jan | Feb | Mar | Apr | May | Jun | Jul | Aug | Sep | Oct | Nov | Dec | YTD | FY |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 2021 | 1 | — | 4 | — | 2 | 1 | 1 | — | — | 3 | — | 1 | 8 | 13 |
| 2022 | 5 | 8 | 7 | 1 | — | — | 1 | 1 | 15 | 5 | 4 | 2 | 21 | 49 |
| 2023 | 4 | — | — | — | 7 | 1 | 3 | — | — | 4 | — | 1 | 12 | 20 |
| 2024 | — | 3 | 7 | 4 | 1 | 11 | 6 | 2 | 6 | 7 | 3 | 1 | 26 | 51 |
| 2025 | 4 | 7 | — | 2 | 1 | — | — | 4 | 4 | 6 | 5 | 1 | 14 | 34 |
| 2026 ◆ | 1 | 2 | 8 | 7 | — | 1 | — | — | — | — | — | — | 19 | — |
| Δ vs 2025 | -75.0% | -71.4% | — | +250.0% | — | — | — | — | — | — | — | — | +35.7% | — |
| Δ vs 5-yr avg | -71.4% | -66.7% | +33.3% | +200.0% | — | -76.9% | — | — | — | — | — | — | +17.3% | — |
Southold Township under-contract activity
Pipeline strength: monthly contracts signed across 6 years.
YTD through Apr: 6 vs 5 prior year (+20.0%) · +7.1% vs 5-yr avg.
| Year | Jan | Feb | Mar | Apr | May | Jun | Jul | Aug | Sep | Oct | Nov | Dec | YTD | FY |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 2021 | — | — | — | 2 | — | — | 1 | — | — | 1 | 1 | — | 2 | 5 |
| 2022 | 4 | 2 | 4 | — | — | — | — | 1 | 13 | 5 | 4 | 3 | 10 | 36 |
| 2023 | 2 | — | 1 | — | 3 | — | 3 | — | — | 4 | — | — | 3 | 13 |
| 2024 | — | 1 | 4 | 3 | — | 7 | 5 | 2 | 5 | 7 | 2 | 2 | 8 | 38 |
| 2025 | 3 | 2 | — | — | — | — | — | 3 | 3 | 4 | 3 | 2 | 5 | 20 |
| 2026 ◆ | — | 1 | 2 | 3 | — | — | — | — | — | — | — | — | 6 | — |
| Δ vs 2025 | — | -50.0% | — | — | — | — | — | — | — | — | — | — | +20.0% | — |
| Δ vs 5-yr avg | — | -40.0% | -33.3% | +20.0% | — | — | — | — | — | — | — | — | +7.1% | — |
Closed transactions: median, average, total volume
Toggle waterfront vs non-waterfront. Median/avg show the most recent populated month for YTD/FY (true median needs close-level data).
YTD through May: 101 vs 142 prior year (-28.9%) · -34.8% vs 5-yr avg.
| Year | Jan | Feb | Mar | Apr | May | Jun | Jul | Aug | Sep | Oct | Nov | Dec | YTD | FY |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 2021 | 36 | 31 | 22 | 29 | 17 | 18 | 16 | 20 | 35 | 21 | 19 | 16 | 135 | 280 |
| 2022 | 32 | 25 | 42 | 36 | 33 | 42 | 36 | 66 | 19 | 38 | 58 | 34 | 168 | 461 |
| 2023 | 24 | 42 | 36 | 40 | 33 | 19 | 39 | 50 | 55 | 38 | 50 | 29 | 175 | 455 |
| 2024 | 36 | 33 | 32 | 26 | 28 | 22 | 28 | 45 | 33 | 21 | 27 | 35 | 155 | 366 |
| 2025 | 32 | 26 | 34 | 26 | 24 | 39 | 23 | 36 | 44 | 26 | 38 | 34 | 142 | 382 |
| 2026 ◆ | 32 | 14 | 23 | 20 | 12 | — | — | — | — | — | — | — | 101 | — |
| Δ vs 2025 | 0.0% | -46.2% | -32.4% | -23.1% | -50.0% | — | — | — | — | — | — | — | -28.9% | — |
| Δ vs 5-yr avg | 0.0% | -55.4% | -30.7% | -36.3% | -55.6% | — | — | — | — | — | — | — | -34.8% | — |
| Year | Jan | Feb | Mar | Apr | May | Jun | Jul | Aug | Sep | Oct | Nov | Dec | YTD | FY |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 2021 | $640K | $600K | $695K | $590K | $677K | $655K | $696K | $800K | $650K | $468K | $713K | $684K | $677K | $684K |
| 2022 | $820K | $928K | $770K | $770K | $1.04M | $896K | $1.13M | $855K | $971K | $1.06M | $901K | $889K | $1.04M | $889K |
| 2023 | $990K | $850K | $915K | $750K | $995K | $759K | $902K | $968K | $1000K | $763K | $1.07M | $1.08M | $995K | $1.08M |
| 2024 | $1.40M | $900K | $908K | $816K | $975K | $1.27M | $1.05M | $901K | $960K | $1.13M | $1.15M | $900K | $975K | $900K |
| 2025 | $1.00M | $999K | $1.01M | $812K | $875K | $1.13M | $1.13M | $925K | $1.11M | $792K | $875K | $963K | $875K | $963K |
| 2026 ◆ | $803K | $992K | $1.12M | $943K | $750K | — | — | — | — | — | — | — | $750K | — |
| Δ vs 2025 | -19.7% | -0.7% | +11.6% | +16.2% | -14.3% | — | — | — | — | — | — | — | -14.3% | — |
| Δ vs 5-yr avg | -17.2% | +16.0% | +30.9% | +26.2% | -17.7% | — | — | — | — | — | — | — | -17.7% | — |
| Year | Jan | Feb | Mar | Apr | May | Jun | Jul | Aug | Sep | Oct | Nov | Dec | YTD | FY |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 2021 | $961K | $903K | $1.13M | $889K | $934K | $1.01M | $987K | $1.15M | $837K | $950K | $1.06M | $688K | $934K | $688K |
| 2022 | $947K | $1.07M | $1.07M | $937K | $1.50M | $1.19M | $1.36M | $1.93M | $1.35M | $2.38M | $1.23M | $1.06M | $1.50M | $1.06M |
| 2023 | $1.15M | $1.17M | $1.15M | $994K | $1.40M | $1.46M | $907K | $1.69M | $1.40M | $1.31M | $1.23M | $926K | $1.40M | $926K |
| 2024 | $2.18M | $1.01M | $1.14M | $1.15M | $1.27M | $1.34M | $1.05M | $1.01M | $1.31M | $1.42M | $1.89M | $938K | $1.27M | $938K |
| 2025 | $1.49M | $3.15M | $1.95M | $1.26M | $1.25M | $1.61M | $2.86M | $1.36M | $1.46M | $1.51M | $1.59M | $1.36M | $1.25M | $1.36M |
| 2026 ◆ | $1.04M | $1.03M | $1.24M | $1.55M | $1.59M | — | — | — | — | — | — | — | $1.59M | — |
| Δ vs 2025 | -30.3% | -67.4% | -36.7% | +23.4% | +28.0% | — | — | — | — | — | — | — | +28.0% | — |
| Δ vs 5-yr avg | -22.8% | -29.6% | -4.2% | +48.3% | +25.5% | — | — | — | — | — | — | — | +25.5% | — |
| Year | Jan | Feb | Mar | Apr | May | Jun | Jul | Aug | Sep | Oct | Nov | Dec | YTD | FY |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 2021 | $34.61M | $28.00M | $24.92M | $25.78M | $15.87M | $18.25M | $15.80M | $22.98M | $29.29M | $19.96M | $20.10M | $11.01M | $129.18M | $266.57M |
| 2022 | $30.30M | $26.68M | $44.94M | $33.74M | $49.44M | $49.99M | $48.95M | $127.14M | $25.67M | $90.46M | $71.63M | $36.13M | $185.09M | $635.06M |
| 2023 | $27.48M | $49.26M | $41.50M | $39.75M | $46.31M | $27.71M | $35.36M | $84.32M | $76.81M | $49.87M | $61.43M | $26.85M | $204.29M | $566.63M |
| 2024 | $78.58M | $33.26M | $36.48M | $30.02M | $35.47M | $29.47M | $29.45M | $45.66M | $43.15M | $29.76M | $50.98M | $32.84M | $213.81M | $475.13M |
| 2025 | $47.71M | $81.78M | $66.36M | $32.71M | $29.89M | $62.77M | $65.86M | $49.13M | $64.37M | $39.33M | $60.57M | $46.29M | $258.46M | $646.77M |
| 2026 ◆ | $33.26M | $14.38M | $28.43M | $31.04M | $19.12M | — | — | — | — | — | — | — | $126.22M | — |
| Δ vs 2025 | -30.3% | -82.4% | -57.2% | -5.1% | -36.0% | — | — | — | — | — | — | — | -51.2% | — |
| Δ vs 5-yr avg | -24.0% | -67.2% | -33.6% | -4.2% | -46.0% | — | — | — | — | — | — | — | -36.3% | — |
Field perspective
"The North Fork's institutional discipline continues to define this cycle. Waterfront product remains scarcity-priced while inland inventory shows measured normalization — buyers are patient, sellers are realistic, and transactions close at the table, not on the market."
Detailed review · draw your own conclusions
AI-synthesized review of the data above plus live web context. Written to surface factors, not to make recommendations — interpretation and conclusions are intentionally left to the reader.
Disclaimer: This analysis is informational only. It is not investment, legal, or tax advice. All buy/sell, pricing, and timing decisions are the reader's own.