The pinnacle of luxury coastal living on the East Coast, the Hamptons have never ceded in popularity. But, the definition of the “Hamptons” has expanded to include towns that perhaps were not previously on the crown of the tiara, but just adjacent, on the band. That may be changing as buyers are finding hidden gems throughout the market.
CORCORAN
Mary Slattery, an agent with Corcoran, says economic and political uncertainty made the first six months of 2025 among the most challenging of her 20-year career in real estate.
“People did know what to do with the chaos that ensued and the uncertainty,” she says. “People were really considering [options] and taking a pause.”
But, she says, the market — and optimism — picked up in June into July. “People might be hesitant, no matter what’s going on in the macrocosm, but they are starting to focus on their microcosm and those who can afford to be in the Hamptons come to the Hamptons.”
Noting that she thinks both the market and buyers are starting to settle down — with buyers remaining cautious — she says, “I think the winter is good for us and we should start to be showing for spring market around Martin Luther King Day. And I think that will tell us a lot.”
- The 419 home sales recorded for Q2 represented a 16% year over year increase, but a 7.3% decline from Q1 with 452 sales. Still, the agency reports sales have increased for three consecutive quarters.
- Average sale price in Q2 was $3.363 million, a one percent drop from last year, but a 3.76% gain over Q1’s ASP of $3.241 million
- In Q1, 12 of the 14 submarkets saw gains in sales, compared to 11 in Q2. At the top of the leaderboard in Q2: 88 homes sold in East Hampton (average price: $2.797 million), followed by 85 sold in East Quogue/Hampton Bays (average price: $1.118 million)
- East Quogue/Hampton Bays represented the best deals and Southampton Village had the priciest properties with an average price of $6.952 million.
SAUNDERS & ASSOCIATES
Founded in 2008, the brokerage operates offices in Westhampton Beach, Southampton, Bridgehampton, East Hampton and Montauk, and began publishing its market reports in 2015. Saunders agents were not available to comment.
- Home sales for the first half of 2025 were up 9% over first half of 2024. The most sales (251) closed in the $1 – 1.99 million range. A 12%-increase over 2024 first half.
- The top-selling home was in Amagansett for $56 million, following by four properties in each Southampton and Bridgehampton, ranging from $32 to $48.5 million.
- Hamlets enjoyed upticks in sales: 71% increase in Quiogue, where a home on Delafield Street traded for $7.8 million; and 50% increases in both Remensburg and West Hampton Dunes, where, respectively, a home on Cross Road sold for $6.8 million and a Dune Road home sold for $7,625,000
- Two marquis locations enjoyed large sales: a 106% increase in Amagansett, with a $56 million sale on Further Lane; and an 86% increase in Sag Harbor Village, with the highest sale on Glover Street for $21 million.
DOUGLAS ELLIMAN
“We’re seeing a more balanced market overall, but with clear pockets of strength,” says Hara Kang, founding partner of the Atlantic Team at Douglas Elliman. High-quality inventory — especially turnkey homes in prime locations — continues to move quickly and often attracts multiple interested parties.
“There’s a sense of cautious optimism, but buyers are much more selective. When a property checks all the boxes, it still creates urgency,” he says, adding that though buyers are thoughtful, the serious ones aren’t waiting. “They know that in the Hamptons, great properties are limited and timing the market rarely works. Homes that offer acreage, scale and high-end finishes are seeing very strong demand. Buyers are focused on lifestyle and long-term value.”
While the market is mature, there are still pockets of discovery such as North Haven, Northwest Woods, parts of Water Mill and Bridgehampton north of the highway. “Buyers are expanding their search to find more land, privacy and design-driven homes while still staying close to town and the beaches,” Kang says.
- Q2’s average sales price of $3,328,713 reflected a 4.8% increase over Q1 and a 5% uptick from 2024.
- Total closed sales at 472, was an 11.6% increase over Q1 (423) and a 4.65% increase over Q2 2024. For both quarters, East Hampton led in sales, with 102 in Q2 and 76 in Q1. Wainscott had the fewest sales—five in Q1 and two in Q2.
- The highest median price (single family and condo) was $14,487,500 in Wainscott, based on two sales, followed by $5,462,500 in Sagaponack (12 sales) and $5,200,000 in Water Mill (21 sales).
- Sales above the $5 million threshold was the second-highest in history.
SOTHEBY’S INTERNATIONAL REALTY HAMPTONS
The Hamptons Sotheby’s brokerage operates offices in Bridgehampton, East Hampton and Southampton, and their most recent brokerage report acknowledged a “buyer pause” in Q2, “likely influenced by stock market volatility, global unrest and broader economic uncertainty.” Indeed, Sotheby’s Hamptons brokerage manager Nanette Hansen sees a lack of inventory with multiple bidders stepping up when listings are “at a price in step with the market.”
The brokerage’s Q2 report also notes: “Though Q2 2025 showed a slight dip in total units sold compared to Q1, the market continued to demonstrate resilience and strength, particularly in the luxury segment.” Hansen sees the turnkey trend gaining strength. “Buyers don’t want projects, they want plug and play products that are hassle free, they want instant gratification and won’t settle for sub par work,” she says. “Attention to detail is high on the luxury buyer’s list” despite a “buyer pause” in Q2, “likely influenced by stock market volatility, global unrest and broader economic uncertainty.”
Still, luxury is the winner at the end of the day. “The 10M+ million product is seeing its moment in the Hamptons. Meadow Lane, Southampton [is] super desirable and there have been several significant sales on this tony address in 2025,” says Hansen. “Likewise Further Lane in East Hampton, Bluff Road in Amagansett all with significant trades. Also of note, properties in the teens in Water Mill that had sat on the market for two-plus years all found buyers this year.”
- The three brokerages report 548 closed sales for Q1, a 30% increase from Q1 2024. With an average sales price of $3.1 million —a 2 % increase from Q1 2024.
- For Q2, there was a slight dip in total units sold compared to Q1: 502 (-8.39%), but still up 9% year over year for the quarter. Average selling price was $3.2 million.
- Westhampton again was a top performing town in Q2 with 159 units sold with an average $1.6 million sales price, followed by East Hampton, with 104 sold at an average price of $3.5 million. Bridgehampton traded the fewest sales (32) at the highest average price ($5.8 million).
- Wainscott was the leader in average price sales, leading Q1 with $14.6 million as the average (based on five sales), a 78% increase over Q1 2024. Westhampton led Q1 with closed sales (172, a 28% increase from the same quarter in 2024), followed by East Hampton (110 sales; 34% increase from Q1 2024), Average sale price in Westhampton (Q1) was $1.7 million; in East Hampton it was $2.8 million.
