WEEKLY UPDATE · SAINT JAMES · SUFFOLK COUNTYSaint James: Homes Are Selling in 11 Days — But 21% of Sellers Already BlinkedStock imagery · not a listingTim Lupo ·
Patchogue is selling above asking — and still has room to move 👀
Dated: April 20 2026
Views: 7
Tim Lupo
Licensed Real Estate Salesperson
Patchogue · Suffolk County market coverage
Patchogue is selling above asking — and still has room to move 👀
Tim's Take · Weekly
4
New
5
Under Contract
3
Sold
$623,000
Median Price
59
Avg DOM
1.4
Mo. Supply
The Hook: Homes that sold in Patchogue last week closed at a 101.9% list-to-sale ratio — meaning buyers are still paying *over* asking price to win. Three closings, a median sold price of $535,000, and an average of 59 days from list to close. That's not a slow market. That's a market with momentum.
The Local Read: Here's the tension I'm watching right now: active inventory is sitting at a $612,500 median ask, but 36% of those listings have already cut their price — and the week saw three more reductions. That gap between seller expectations and buyer appetite is real. The homes near the waterfront and the Village core are moving. The ones sitting further out, priced at the top of the range without updates to match? Those are the ones collecting days on market — 69 on average for active listings versus 59 for what actually sold. That's not a huge spread, but it tells me pricing precision matters right now. With only 1.4 months of supply, this is still functionally a seller's market — but sellers who get greedy are getting ignored. Five homes went under contract last week, which is encouraging. Deals are getting done. Buyers are active.
The Advice Line: If you've been sitting on a Patchogue listing that's gone quiet, I want to look at your positioning — there's likely a fix. And if you're a buyer who keeps losing, let's talk strategy before the spring inventory rush hits full speed. Call or text me directly: 631-708-4151.
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*Tim Lupo, Licensed Real Estate Salesperson | EXIT Realty Edge*
From Tim
If anything in Patchogue this week catches your eye — a new listing, a price cut, a pattern worth digging into — text or call me directly. I'm watching this market every day and can save you hours of independent research.
Tim Lupo
Licensed Real Estate Salesperson
Affiliated with EXIT Realty Edge · 631-730-5100
Timothy Lupo
Tim has dedicated his career to understanding the full landscape of real estate, from the practical needs of everyday living to the long-term opportunities of strategic investing. His background spans....
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