Market Report ·
East End Luxury Real Estate Market Overview 2026
A luxury market report covering residential sales of $5 million and above.
Barry McGovernLicensed Real Estate Salesperson, Hedgerow Exclusive Properties
Sales in this report come from EastEndLI, together with recorded deeds and the off-market trades named below.
By Year
2025 was the high-water mark at $2.426 billion across 179 sales. 2026 to date stands at 146 sales and $1.767 billion.
| 2023 | volume $1.80B | 126 sales |
|---|---|---|
| 2024 | volume $1.75B | 148 sales |
| 2025 | volume $2.43B | 179 sales |
| 2026 YTD | volume $1.77B | 146 sales |
| 2023 | sales 126 | $1.80B |
|---|---|---|
| 2024 | sales 148 | $1.75B |
| 2025 | sales 179 | $2.43B |
| 2026 YTD | sales 146 | $1.77B |
| 2023 | median $8.75M | 126 sales |
|---|---|---|
| 2024 | median $8.75M | 148 sales |
| 2025 | median $8.85M | 179 sales |
| 2026 YTD | median $8.81M | 146 sales |
By Market
| East Hampton South | volume $1.93B | 100 sales |
|---|---|---|
| Southampton South | volume $1.86B | 137 sales |
| Bridgehampton South | volume $935.1M | 69 sales |
| Water Mill South | volume $895.1M | 79 sales |
| Sagaponack South | volume $775.8M | 61 sales |
| Sag Harbor Village | volume $400.8M | 51 sales |
| North Haven | volume $311.5M | 29 sales |
| Wainscott | volume $276.3M | 21 sales |
| Noyac and Sag Harbor outside the village | volume $241.3M | 38 sales |
| Shelter Island | volume $120.7M | 14 sales |
| East Hampton South | median $11.00M | 100 sales |
|---|---|---|
| Sagaponack South | median $10.50M | 61 sales |
| Bridgehampton South | median $10.30M | 69 sales |
| North Haven | median $9.96M | 29 sales |
| Water Mill South | median $9.10M | 79 sales |
| Wainscott | median $9.10M | 21 sales |
| Southampton South | median $8.95M | 137 sales |
| Shelter Island | median $7.87M | 14 sales |
| Sag Harbor Village | median $6.29M | 51 sales |
| Noyac and Sag Harbor outside the village | median $6.00M | 38 sales |
| Market | Sales | Volume | Median | Average | Land | Sale to list |
|---|---|---|---|---|---|---|
| East Hampton South | 100 | $1.93B | $11.00M | $19.28M | 4 | 91.0% |
| Southampton South | 137 | $1.86B | $8.95M | $13.56M | 4 | 91.9% |
| Bridgehampton South | 69 | $935.1M | $10.30M | $13.55M | 6 | 87.7% |
| Water Mill South | 79 | $895.1M | $9.10M | $11.33M | 8 | 88.4% |
| Sagaponack South | 61 | $775.8M | $10.50M | $12.72M | 4 | 88.0% |
| Sag Harbor Village | 51 | $400.8M | $6.29M | $7.86M | 3 | 93.2% |
| North Haven | 29 | $311.5M | $9.96M | $10.74M | 5 | 83.8% |
| Wainscott | 21 | $276.3M | $9.10M | $13.16M | 3 | 89.1% |
| Noyac and Sag Harbor outside the village | 38 | $241.3M | $6.00M | $6.35M | 1 | 94.5% |
| Shelter Island | 14 | $120.7M | $7.87M | $8.62M | 0 | 92.2% |
Price Bands
| $5M to $10M | sales 335 | 56% of sales |
|---|---|---|
| $10M to $20M | sales 175 | 29% of sales |
| $20M and above | sales 89 | 15% of sales |
| Band | Sales | Share |
|---|---|---|
| $5M to $10M | 335 | 56% |
| $10M to $20M | 175 | 29% |
| $20M and above | 89 | 15% |
37 of the 599 sales were oceanfront.
The Largest Trades
| Address | Market | Price | Closed |
|---|---|---|---|
| 408 Further Lane (off-market) | East Hampton South | $115.0M | Jul 2025 |
| 700 Meadow Lane (Mylestone) | Southampton South | $112.5M | Nov 2023 |
| 26 and 32 Windmill Lane (off-market) | East Hampton South | $91.50M | Jan 2023 |
| 366 and 376 Gin Lane | Southampton South | $88.48M | Mar 2024 |
| 43 East Dune Lane | East Hampton South | $72.00M | Mar 2026 |
| 370 and 372 Further Lane | East Hampton South | $70.00M | Feb 2025 |
| 105 and 111 Lily Pond Lane | East Hampton South | $66.75M | Aug 2025 |
| Rose Hill Compound | Water Mill South | $65.00M | Dec 2023 |
| 115 Beach Lane | Wainscott | $59.00M | Mar 2026 |
| 165 Surfside Drive | Bridgehampton South | $58.00M | Nov 2025 |
Related
- 2026 Hamptons Luxury Market Report, South of the Highway
- 2026 Hamptons Market Report, All Markets
- Five-Year Hamptons Luxury Market Report, 2021 to 2026
- Five-Year Hamptons Market Report, 2021 to 2026
- 2026 Hamptons North of the Highway Market Report
- Five-Year Hamptons North of the Highway Market Report, 2021 to 2026
Images courtesy of Hedgerow Exclusive Properties.
About the author
Barry McGovern is a Licensed Real Estate Salesperson with Hedgerow Exclusive Properties, a boutique ultra-luxury Hamptons brokerage that has facilitated over $2 billion in transactions since 2020. Dublin-born and a Sag Harbor local since 2013, Barry focuses on oceanfront, waterfront, estate-section, and private-market opportunities from Southampton to Montauk, and has been involved with the firm's landmark and record-breaking work.