Marketwatch

The Hamptons real estate market is closing out the year with a blend of momentum and complexity

According to William Raveis, the high -end is leading the charge: home sales between $10 and $19.99 million surged 43% year-over-year in the third quarter, while properties priced at $20 million or more spiked 33%. 

At the other end of the spectrum, the most active price bracket remains $1 to $1.99 million, data from the brokerage shows. Meanwhile, mid-range properties in the $3.5 to $4.99 million category slipped 10%.

“The Hamptons market this fall is fascinating,” said James Peyton, an agent with the Corcoran Group. “Prices are at record levels, especially in the higher segment of the market, and although inventory is higher than during the pandemic, supply is still relatively constrained compared to long-term norms.” Despite the limited inventory, sales volume continues to rise. Data from the Corcoran Group shows the South Fork logged its fourth straight quarter of annual increases in closings in the third quarter of 2025, the longest streak since 2021. 

Douglas Elliman reported 421 total sales in the third quarter, up from 393 a year earlier, and a robust median price of $2 million, jumping 30% year-over-year.

The Current Climate

“The market shows remarkable resilience despite concerns like rate cuts, government gridlock, geopolitical tensions, climate worries and a new New York City mayor,” said Robert Nelson, executive managing director of Brown Harris Stevens in the Hamptons. “Buyers, especially luxury ones, view the Hamptons as a safe haven for wealth preservation and lifestyle.”

Judi Desiderio, managing Partner of the Hamptons and North Fork Region for William Raveis, said it’s all simply “black noise” (as opposed to white, which has a calming effect). “After over three decades as a broker on the East End, I don’t get rattled by any market swings. This too shall pass,” she said, adding that the city’s mayoral shakeup could push more buyers toward the Hamptons.

Others agree that global events often trigger hesitation but rarely alter underlying demand. “Everyone needs to keep a level head,” said Paul Brennan, an associate broker with Douglas Elliman. 

The Hamptons market, typically stronger than others, was bolstered by the Federal Reserve’s decision to lower interest rates, noted Anthony Cerio, an associate broker with Brown Harris Stevens. “We are seeing more cash buyers, but the drop in interest rates is a plus,” he said. “With all the craziness in the world, we are still seeing an uptick out here.”

Where to Look

While trophy sales continue to dominate headlines, many agents say the most compelling opportunities in the Hamptons right now are defined by lifestyle and room for future value growth. 

Amagansett stands out as a balanced sweet spot, catering to what Peyton called the “flip-flop crowd”: relaxed, upscale coastal living without the frenzy of more spotlighted hamlets. Peyton also points to Sag Harbor beyond the village limits, where larger lots, quiet surroundings and proximity to town create strong long-term investment potential. His record sale in North Haven — over $10 million at 5 Widow Coopers Path — signals that the area is quietly reaching new heights.

Hampton Bays may be next to surge, Cerio noted.

“It has cool restaurants and, for the boater, a load of marinas,” he said. “This is where the smart money should come.”

On the ultra-luxury side, East Hampton is a powerhouse, with back-to-back oceanfront trades for $70 million, Brennan and Gundersen’s deal at 12 Further Lane, and $115 million at the former Warner Bros. Chairman Terry Semel’s estate, which sold to billionaire Len Blavatnik, nearby.  

What to Know
Sellers have a distinct advantage in the Hamptons, where inventory is still tight across many price ranges, brokers said, but success still hinges on strategy. 

Pricing realistically is key even in this market, Cerio advised. “Buyers, if you see a property that checks a lot of your boxes: jump on it! Before someone else does,” he said.

Desiderio encouraged would-be sellers to start planning early: meet with an experienced broker now, fine-tune your home’s presentation, and establish a pricing strategy that generates strong interest right out of the gate. “Buyers who are waiting for ‘prices to come down’ will be disappointed,” she added, noting that Hamptons and North Fork prices don’t fluctuate rapidly, like stocks. 

Peyton called it the ideal time to act. “If you want to enjoy the Hamptons in the summer,” he said, “you have to make a deal in the winter.”