WEEKLY UPDATE · SAINT JAMES · SUFFOLK COUNTYSaint James: Homes Are Selling in 11 Days — But 21% of Sellers Already BlinkedStock imagery · not a listingTim Lupo ·
Ronkonkoma sellers are walking away with 106.7% of asking — yes, really.
Dated: May 4 2026
Views: 7
Tim Lupo
Licensed Real Estate Salesperson · PSA
Ronkonkoma · Suffolk County market coverage
Ronkonkoma sellers are walking away with 106.7% of asking — yes, really.
Tim's Take · Monthly
2
New
2
Under Contract
4
Sold
$625,000
Median Price
40
Avg DOM
2
Mo. Supply
The Hook
Homes in Ronkonkoma aren't just selling at asking price — they're blowing past it. That's not a fluke. That's a market telling you something.
The Local Read
Four sales closed in May with a median sold price of $790,000 — that's against a median ask of $681,500. Let that gap sink in. When you're sitting at 2 months of supply and only 2 new listings came to market, there just isn't enough inventory to absorb the demand. I'm seeing this play out in real time — the areas closer to the Lake Ronkonkoma shoreline and the neighborhoods feeding into the Connetquot school district are generating real competition at the offer table. Homes that are priced right and show well aren't sitting. The ones that are sitting? Average days on market for active listings is 72 days — nearly double the 40-day average for homes that actually sold. That gap tells me buyers know the difference between a well-priced home and a hopeful one. And right now, 15% of active inventory has already had to cut price to get that lesson. Pricing strategy isn't optional in this market. It's everything.
The Advice Line
If you've been watching Ronkonkoma and waiting for the "right time," I'd argue you're looking at it — but the window for sellers is only open as long as inventory stays this tight. Let's look at your numbers — 631-708-4151.
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*Tim Lupo, Licensed Real Estate Salesperson | EXIT Realty Edge*
“The list-to-sale ratio hit 106.7% this month, meaning the average seller walked away with more than they listed for.”
From Tim
If anything in Ronkonkoma this month 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 · PSA
Licensed through EXIT Realty Edge
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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