Market Report · · Updated
East Hampton 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.
East Hampton at a Glance
| East Hampton South, $5M and above | |
|---|---|
| Sales, Jan 2023 to Jul 28, 2026 | 100 |
| Median sale price | $11.05 million |
| Largest single parcel | $115 million, 408 Further Lane, off-market (Jul 31, 2025) |
| Top MLS sale | $72 million, 43 East Dune Lane (Mar 2026) |
| Sales in 2026, south of the highway | 18 |
| Latest south closing | July 28, 2026, 25 Davids Lane, $8.25 million, land |
| Public MLS solds, town hamlets, through Oct 12 | 16 in 2026. No close after July 28. |
| Active listings, Oct 10, 2026 | 23 |
| Median asking price | $12.5 million |
| Contracts signed since Sep 1 | 6 |
South of Montauk Highway, East Hampton runs from the village to the ocean: Lily Pond Lane, Further Lane, Georgica, Dunemere, Hither and Jericho, and the dune lanes. This report covers that market only, at $5 million and above. Springs, Northwest, and the roads north of the highway are the comparison, not the count.
The Price Trend
| 2023 | median $15.00M | 21 sales |
|---|---|---|
| 2024 | median $10.50M | 31 sales |
| 2025 | median $14.00M | 30 sales |
| 2026 | median $9.50M | 18 sales |
East Hampton south of Montauk Highway, sales at $5 million and above. The 2026 bar stops on July 28, verified through October 12.
| Year | Sales | Median | Total |
|---|---|---|---|
| 2023 | 21 | $15.00M | $513.4M |
| 2024 | 31 | $10.50M | $425.5M |
| 2025 | 30 | $14.00M | $711.7M |
| 2026 (through Jul 28) | 18 | $9.50M | $304.7M |
East Hampton South held a median at or above $10.5 million from 2023 through 2025. 2023 has the highest median, at $15.0 million, after off-market trades at 26 and 32 Windmill Lane, 442 Further Lane, 298 Further Lane, and 31 Two Mile Hollow Road. 2025 has the most dollars. Three houses closed at $50 million or more: 408 Further Lane at $115 million, 370 and 372 Further Lane at $70 million, and 105 and 111 Lily Pond Lane at $66.75 million. 294 Further Lane closed at $48.5 million, just under that line. 2026 includes the top MLS sale, 43 East Dune Lane at $72 million on March 6, pictured above. Public MLS solds south of the highway at $5 million and above were verified through October 12, 2026. No close in that set falls after July 28. The last qualifying close is 25 Davids Lane, vacant land of 0.70 acre, at $8.25 million, EastEndLI listing 929247. Summer contracts such as 107 Georgica Road and 24 The Crossways have yet to close.
Closings after July 28 that carry an East Hampton address are north of the highway, in Springs, Northwest, and along Two Holes of Water Road and Old Stone Highway. They belong with that northern market.
Inland, Waterfront and Ocean
| Setting | Sales $5M+ | Median | Top sale | Total |
|---|---|---|---|---|
| Inland, south of the highway | 82 | $10.00M | $52.0M | $1,041.2M |
| Off-market, ocean frontage not confirmed | 4 | n/a | $48.5M | $147.1M |
| Waterfront (pond) | 1 | $36.25M | $36.25M | $36.25M |
| Oceanfront | 13 | $51.00M | $115.0M | $730.7M |
| East Hampton South | 100 | $11.05M | $115.0M | $1,955.3M |
| *North of the highway, including Springs and Northwest* | *56* | *$5.95M* | *$18.4M* | *$378.9M* |
Oceanfront is about five times the inland median. The gap is the off-market dune and Further Lane trades, not a change in the inland houses. The top inland house is 121 Further Lane at $52 million. Separately, 41 and 47 Cove Hollow Farm Road sold for $55 million in December 2025, land bought by the Peconic Land Trust. That sale is in the inland count. It is not in the top-sales ranking. 25 Davids Lane closed on July 28, 2026 at $8.25 million, vacant land of 0.70 acre, EastEndLI listing 929247. That closing is in this land record, and it is the latest south sale at $5 million and above. Hedgerow represented the seller at 11 Amy's Lane ($11.2 million, February 2024) and at 86 Skimhampton Road ($8.85 million, April 2025).
North of the highway is a different market: 56 sales, a $5.95 million median, topped at $18.4 million.
The Largest Trades
Off-market sales are in the 100. They rank by price. None of them has an EastEndLI listing, and none carries a Hedgerow credit.
| Address | Price | Closed | Record |
|---|---|---|---|
| 408 Further Lane | $115,000,000 | Jul 31, 2025 | Off-market, oceanfront |
| 26 and 32 Windmill Lane | $91,500,000 | Jan 11, 2023 | Off-market, oceanfront. One trade, two deeds. |
| 43 East Dune Lane | $72,000,000 | Mar 6, 2026 | MLS. Hedgerow represented the seller. |
| 370 and 372 Further Lane | $70,000,000 | Feb 2025 | MLS, oceanfront |
| 105 and 111 Lily Pond Lane | $66,750,000 | Aug 2025 | MLS, oceanfront |
| 90 and 100 Lily Pond Lane | $52,000,000 | Jul 2024 | MLS, oceanfront |
| 121 Further Lane | $52,000,000 | Aug 2023 | MLS, inland |
| 442 Further Lane | $51,000,000 | May 30, 2023 | Off-market, oceanfront |
| 294 Further Lane | $48,500,000 | May 6, 2025 | Off-market |
| 201 Lily Pond Lane | $45,000,000 | Nov 2023 | MLS, oceanfront |
| 9 West Dune Lane | $45,000,000 | May 2026 | Recorded deed, oceanfront |
| 298 Further Lane | $40,000,000 | Dec 11, 2023 | Off-market |
| 185 Further Lane | $38,000,000 | Sep 2024 | MLS, oceanfront |
| 24 and 36 Jeffreys Lane | $36,250,000 | Nov 2025 | MLS, Georgica Pond |
| 21 Spaeth Lane | $29,600,000 | Apr 5, 2024 | Off-market |
| 31 Two Mile Hollow Road | $29,000,000 | Mar 17, 2023 | Off-market |
26 and 32 Windmill Lane is $77,775,000 and $13,725,000 on the two deeds.
Fall 2026: Inventory Versus Contracts
| $5M to $10M | 8 | about 10.5 sales a year |
|---|---|---|
| $10M to $20M | 9 | about 8 sales a year |
| $20M to $50M | 4 | about 5.6 sales a year |
| $50M and above | 2 | about 2.4 sales a year |
Active listings on October 10, 2026. Sales per year cover January 2023 through July 28, 2026, about 3.75 years. The highlighted band is the shortest supply.
| $5M to $10M | 40 | 40 sales |
|---|---|---|
| $10M to $20M | 30 | 30 sales |
| $20M to $50M | 21 | 21 sales |
| $50M and above | 9 | 9 sales |
East Hampton south of Montauk Highway, sales at $5 million and above, January 2023 through July 28, 2026, verified through October 12. The highlighted band is where most of the sales landed.
| Price band | Active listings, Oct 10 | Sales since 2023 | Sales per year | Supply |
|---|---|---|---|---|
| $5M to $10M | 8 | 40 | about 10.5 | about 9 months |
| $10M to $20M | 9 | 30 | about 8 | about 14 months |
| $20M to $50M | 4 | 21 | about 5.6 | about 9 months |
| $50M and above | 2 | 9 | about 2.4 | about 10 months |
| Total | 23 | 100 | about 27 |
Supply is about a year in every band. Two listings, 75 and 69 West End Road at $165 million and 100 and 90 Briar Patch Road at $85 million, are about 45 percent of the $549.5 million shelf. Six contracts signed between September 1 and October 9, from 28 Pudding Hill Lane at $6.995 million to 5 Spaeth Lane at $19.9 million. With 107 Georgica Road and 24 The Crossways, eight south properties at $5 million and above are in contract.
For Buyers and Sellers
Below $10 million the shelf is short. Above $20 million, two listings hold almost half the asking dollars, which is where negotiation lives. A seller pricing oceanfront is pricing a $51 million median. A seller inland is pricing about $10 million.
How These Figures Were Measured
Closed sales of $5 million and above in East Hampton Village and East Hampton south of Montauk Highway, January 4, 2023 through July 28, 2026. Public MLS solds for East Hampton town hamlets south of the highway at $5 million and above were verified through October 12, 2026. That search shows 16 sales in 2026 and no close after July 28. The last qualifying close in that set remains July 28, 2026: 25 Davids Lane, vacant land, 0.70 acre, $8,250,000, EastEndLI listing 929247. This report counts 18 sales in 2026 through that same July 28 date. The 100 includes homes, four vacant land sales on the public record, and seven off-market trades. Cove Hollow Farm is land, not a house ranking. 25 Davids Lane is vacant land in that public record. Packages count once. Where an MLS price and a deed price differ, the MLS price is used. 90 South Briar Patch Road and 96 Further Lane are not included. Active listings are as of October 10, 2026.
FAQ
What is the median price of a luxury home in East Hampton?
Across 100 sales at $5 million and above south of the highway from January 2023 through July 28, 2026, the median was $11.05 million. In 2026 it is $9.50 million across 18 sales. Public MLS solds south of the highway at $5 million and above were verified through October 12, 2026, and the last qualifying close remains July 28.
What is the most expensive home sold in East Hampton recently?
408 Further Lane closed at $115 million on July 31, 2025, off-market. It is the largest single residential parcel here. The Cobb compound, at $121.5 million, is larger. The top MLS sale is 43 East Dune Lane at $72 million. Hedgerow represented the seller.
How many luxury homes are for sale in East Hampton this fall?
Twenty-three listings south of the highway on October 10, 2026, asking $549.5 million at a median of about $12.5 million.
Is East Hampton a buyer's or seller's market?
Close to balanced. Supply is about 9 to 14 months in each band, slightly tighter below $10 million.
Who is Barry McGovern?
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. More at hamptonshomes.ai/about.
Thinking About East Hampton?
Whether you are weighing a sale or looking for a house that may never reach the open market, I am glad to walk through what the record says about your street.
Related
- East Hampton town page
- Lily Pond Lane and Further Lane, 2026
- Wainscott Luxury Market Snapshot 2026
- Sagaponack Luxury Market Overview 2026
- The Hamptons Fall 2026 Pipeline
- Recent Hedgerow Exclusive Sales
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.