Market Report ·
Five-Year Hamptons Luxury Market Report, 2021 to 2026: South of the Highway
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
2021 was the high-water mark at $2.563 billion across 215 sales. 2026 to date stands at 96 sales and $1.377 billion, with the highest median of the period at $10.91M.
| 2021 | volume $2.56B | 215 sales |
|---|---|---|
| 2022 | volume $1.61B | 125 sales |
| 2023 | volume $1.63B | 104 sales |
| 2024 | volume $1.50B | 119 sales |
| 2025 | volume $2.17B | 148 sales |
| 2026 YTD | volume $1.38B | 96 sales |
| 2021 | sales 215 | $2.56B |
|---|---|---|
| 2022 | sales 125 | $1.61B |
| 2023 | sales 104 | $1.63B |
| 2024 | sales 119 | $1.50B |
| 2025 | sales 148 | $2.17B |
| 2026 YTD | sales 96 | $1.38B |
| 2021 | median $8.80M | 215 sales |
|---|---|---|
| 2022 | median $9.10M | 125 sales |
| 2023 | median $9.50M | 104 sales |
| 2024 | median $9.50M | 119 sales |
| 2025 | median $9.43M | 148 sales |
| 2026 YTD | median $10.91M | 96 sales |
By Market
| Southampton South | volume $3.35B | 254 sales |
|---|---|---|
| East Hampton South | volume $2.74B | 166 sales |
| Bridgehampton South | volume $1.56B | 124 sales |
| Water Mill South | volume $1.53B | 133 sales |
| Sagaponack South | volume $1.14B | 94 sales |
| Wainscott | volume $519.9M | 36 sales |
| Sagaponack South | median $10.28M | 94 sales |
|---|---|---|
| Bridgehampton South | median $10.08M | 124 sales |
| East Hampton South | median $10.00M | 166 sales |
| Water Mill South | median $9.24M | 133 sales |
| Wainscott | median $9.10M | 36 sales |
| Southampton South | median $8.75M | 254 sales |
| Market | Sales | Volume | Median | Average | Land | Sale to list |
|---|---|---|---|---|---|---|
| Southampton South | 254 | $3.35B | $8.75M | $13.19M | 7 | 91.0% |
| East Hampton South | 166 | $2.74B | $10.00M | $16.51M | 10 | 92.1% |
| Bridgehampton South | 124 | $1.56B | $10.08M | $12.58M | 9 | 90.1% |
| Water Mill South | 133 | $1.53B | $9.24M | $11.54M | 12 | 88.8% |
| Sagaponack South | 94 | $1.14B | $10.28M | $12.13M | 5 | 88.1% |
| Wainscott | 36 | $519.9M | $9.10M | $14.44M | 4 | 89.1% |
Price Bands
| $5M to $10M | sales 427 | 53% of sales |
|---|---|---|
| $10M to $20M | sales 256 | 32% of sales |
| $20M and above | sales 124 | 15% of sales |
| Band | Sales | Share |
|---|---|---|
| $5M to $10M | 427 | 53% |
| $10M to $20M | 256 | 32% |
| $20M and above | 124 | 15% |
57 of the 807 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 |
| 90 Jule Pond Drive | Water Mill South | $105.0M | Aug 2021 |
| 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 |
| 153 Lily Pond Lane | East Hampton South | $84.50M | Jan 2022 |
| 43 East Dune Lane | East Hampton South | $72.00M | Mar 2026 |
| 840 Meadow Lane | Southampton South | $70.00M | Nov 2021 |
| 160 Ox Pasture Road | Southampton South | $70.00M | Nov 2022 |
| 370 and 372 Further Lane | East Hampton South | $70.00M | Feb 2025 |
Related
- 2026 Hamptons Luxury Market Report, South of the Highway
- 2026 Hamptons Market Report, All Markets
- 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
- East End Luxury Market Overview
- Market research
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.