Market Report · September 20, 2026
Bridgehampton Non-Water Luxury Real Estate Market Overview 2026
By Barry McGovern · Hedgerow Exclusive Properties
Bridgehampton Non-Water Luxury: South Still Leads, North New Construction Prints High
Bridgehampton remains one of the East End's deepest ultra-luxury non-water markets. Over roughly the past three years, closed sales in this set run from about $9.25 million to $30 million. Pricing still moves hard with location relative to Montauk Highway, acreage, condition, and how finished the house actually is.
Barry McGovern, a Licensed Real Estate Salesperson with Hedgerow Exclusive Properties (a boutique ultra-luxury Hamptons brokerage; public firm materials describe nearly $2 billion in Hamptons transactions), tracks these Bridgehampton comps for buyers and sellers who need a clear North-of-highway versus South-of-highway read, not brochure language.
Buyers often focus on the $10 million to $15 million band. That slice is real and active. The fuller set below shows why context still matters: South of the highway continues to own the absolute top of the market, while finished new construction north of Montauk Highway has cleared very strong numbers more than once when size, land, and quality line up.
What Is the Bridgehampton Non-Water Market Doing?
The market is active and selective. South of Montauk Highway still sets the ceiling: estate-section scale, ocean-road adjacency, and trophy finished product continue to print the highest closes in this non-water set. North of the highway is no longer a soft alternative by default. Recent new construction with real square footage and acreage has cleared the mid-teens and higher, which is the clearest signal in the current tape for buyers shopping that geography.
Condition and completeness still separate outcomes inside the same street network. Larger lots, newer builds, and houses that feel fully done trade differently from thinner renovations or land-weighted packages at similar asking levels.
North of Montauk Highway: New Construction Is Getting Paid
The useful story for many $10M-$15M buyers is north of the highway. Quality and scale are getting paid for. Named examples from this sold set:
Read together, these closes show that north of Montauk Highway is not capped at a soft mid-market band when the house is new, large, and finished. That is the point buyers underwriting Scuttle Hole, Millstone, Mitchell, Old Sag Harbor Road, and nearby streets should not miss.
South of Montauk Highway: Still Owns the Top
South of the highway still owns the top of this non-water set. Recent examples include 1240 Ocean Road at $30,000,000, 72 Highland Terrace at $24,300,000, 104 Quimby Lane at $22,150,000, plus a run of Jobs Lane, Surfside, Matthews, Sagaponack Road, and Mecox-area closes from the mid-teens through the high teens. Absolute top-of-market pricing remains a South-of-highway conversation first.
Non-Water Sales Snapshot (~3 Years)
Figures below are Bridgehampton non-water solds from available MLS / Hedgerow records for discussion. Confirm any sale against primary sources before relying on it for pricing. Each row is tagged North of highway or South of highway (Montauk Highway).
| Address | Sold | Date | Bd | Ba | SF | Acres | North / South of Highway |
|---|---|---|---|---|---|---|---|
| 1240 Ocean Road | $30,000,000 | 1/1/23 | 8 | 9.5 | 9,990 | 1.40 | South of highway |
| 72 Highland Terrace | $24,300,000 | 7/31/23 | 10 | 10F/4H | 14,000 | 2.02 | South of highway |
| 104 Quimby Lane | $22,150,000 | 4/28/26 | 8 | 10F/2H | 12,500 | 3.07 | South of highway |
| 1953 Scuttle Hole Road | $20,500,000 | 11/1/24 | 9 | 11F/2H | 15,206 | 4.14 | North of highway |
| 201 Jobs Lane | $18,100,000 | 10/23/23 | 7 | 9F/2H | 7,687 | 1.50 | South of highway |
| 70 Matthews Lane | $17,250,000 | 9/24/25 | 7 | 9.5 | 11,590 | 1.08 | South of highway |
| 201 Sagaponack Road | $17,000,000 | 12/14/23 | 8 | 10F/3H | 11,100 | 1.40 | South of highway |
| 228 Surfside Drive | $16,650,000 | 1/27/25 | 9 | 11.5 | 11,176 | 1.20 | South of highway |
| 134 Kellis Pond Lane | $15,700,000 | 9/29/25 | 9 | 9.5 | 10,850 | 1.00 | South of highway |
| 99 Pointe Mecox Lane | $15,600,000 | 6/5/26 | 6 | 7.5 | 7,800 | 0.92 | South of highway |
| 284 Ocean Road | $15,100,000 | 11/18/25 | 4 | 4.5 | 3,802 | 3.70 | South of highway |
| 14 Two Trees Lane | $15,000,000 | 5/28/26 | 8 | 8.5 | 7,065 | 1.84 | North of highway |
| 385 Jobs Lane | $14,750,000 | 6/3/24 | 7 | 7.5 | 6,500 | 1.02 | South of highway |
| 261 Millstone Road | $14,650,000 | 1/30/26 | 9 | 10F/2H | 12,125 | 2.50 | North of highway |
| 41 Harvest Lane | $14,467,500 | 3/3/26 | 8 | 8F/2H | 9,300 | 1.80 | South of highway |
| 263 Millstone Road | $14,250,000 | 5/9/25 | 9 | 11F/2H | 12,400 | 2.50 | North of highway |
| 53 Matthew's Lane | $13,490,000 | 10/3/24 | 5 | 6.5 | 4,928 | 1.50 | South of highway |
| 93 Jobs Lane | $13,200,000 | 10/16/24 | 6 | 6.5 | 6,119 | 2.30 | South of highway |
| 637 Halsey Lane | $12,850,000 | 5/23/25 | 8 | 8F/2H | 9,500 | 0.93 | South of highway |
| 33 Jobs Lane | $11,500,000 | 10/30/24 | 7 | 10F/2H | 8,543 | 0.92 | South of highway |
| 9 Cody Way | $11,450,000 | 5/19/25 | 9 | 10.5 | 10,000 | 1.30 | South of highway |
| 361 Mitchell Lane | $11,100,000 | 4/17/26 | 7 | 9F/3H | 11,100 | 1.00 | North of highway |
| 279 Mitchell Lane | $11,000,000 | 5/17/24 | 7 | 9F/3H | 9,600 | 1.00 | North of highway |
| 914 Ocean Road | $10,800,000 | 10/30/24 | 7 | 5.5 | 7,000 | 2.15 | South of highway |
| 38 West Pond Drive | $10,600,000 | 10/19/23 | 8 | 8.5 | 8,500 | 1.11 | South of highway |
| 6 Dannielles Way | $10,400,000 | 5/9/24 | 8 | 9F/4H | 7,600 | 1.65 | South of highway |
| 825 Old Sag Harbor Road | $10,400,000 | 2/9/26 | 9 | 10F/2H | 12,391 | 2.10 | North of highway |
| 253 Sagaponack Road | $10,400,000 | 5/28/26 | 3 | 2 | 3,876 | 3.09 | South of highway |
| 946 Ocean Road | $10,300,000 | 4/24/26 | 5 | 3.5 | 2,300 | 3.00 | South of highway |
| 1076 Ocean Road | $10,300,000 | 9/15/26 | 6 | 6.5 | 5,000 | 1.02 | South of highway |
| 1164 Scuttle Hole Road | $10,250,000 | 2/29/24 | 8 | 10.5 | 13,571 | 2.51 | North of highway |
| 558 Ocean Road | $10,100,000 | 9/27/24 | 7 | 7.5 | - | 1.11 | South of highway |
| 6 Cody Way | $10,018,000 | 2/12/26 | 8 | 8F/2H | 9,700 | 1.05 | South of highway |
| 85 Pheasant Drive | $9,999,500 | 8/5/25 | 7 | 8F/2H | 7,693 | 0.92 | North of highway |
| 53 Pauls Lane | $9,850,000 | 1/14/26 | 7 | 7.5 | 10,000 | 1.00 | South of highway |
| 418 Butter Lane | $9,450,000 | 8/26/25 | 7 | 8.5 | 9,772 | 1.00 | North of highway |
| 367 Jobs Lane | $9,250,000 | 5/22/24 | 6 | 6.5 | 5,000 | 1.10 | South of highway |
Read left to right, the table supports the thesis: a deep $9.25M-$30M non-water tape, South of highway dominance at the absolute top, and a real north-of-highway new-construction story from roughly $10M through $20.5M when size and finish are right.
Takeaways for Buyers and Sellers
For discreet counsel on Bridgehampton non-water pricing, positioning, or a specific address, Hedgerow Exclusive Properties works the ultra-luxury Hamptons market with that level of granularity.
FAQ
What is the price range for recent Bridgehampton non-water luxury sales?
In this roughly three-year sold set, closes run from about $9.25 million to $30 million. Many buyers focus on $10 million to $15 million, but the fuller tape is wider.
Is South of Montauk Highway still more expensive than North?
At the absolute top, yes. The highest non-water closes in this set are South of the highway. North of the highway can still print very strong numbers, especially for finished new construction with size and land.
Have north-of-highway Bridgehampton homes sold above $14 million recently?
Yes. Examples include 1953 Scuttle Hole Road at $20.5 million, 14 Two Trees Lane at $15 million, 261 Millstone Road at $14.65 million, and 263 Millstone Road at $14.25 million.
How should buyers use the $10M-$15M band?
Treat it as a shopping band, not the whole market. Compare north-versus-south highway location, acreage, year/condition, and finished quality against both the band and the wider $9.25M-$30M set.
Who is Barry McGovern?
Barry McGovern is a Licensed Real Estate Salesperson with Hedgerow Exclusive Properties, a boutique ultra-luxury Hamptons brokerage. Public firm materials describe nearly $2 billion in Hamptons transactions. More at hamptonshomes.ai/about and the editorial profile on Hamptons Coastal.