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Market Report · February 17, 2026

Hamptons Market Update: Q4 2025: Record Prices and a Comeback for the Ages

By Barry McGovern · Hedgerow Exclusive Properties

The Numbers Don't Lie

The Hamptons luxury real estate market closed 2025 with a statement. After a period of recalibration in 2023-2024, the market came roaring back with record-level pricing and a surge in high-end oceanfront activity.

Key Q4 2025 Statistics:

  • Median Sale Price: $2.34 million, an all-time high
  • Average Sale Price: $3.76 million
  • Total Market Volume: Up 23% year-over-year
  • Days on Market: Down 15% for properties above $5M
  • Inventory: Remains historically tight, especially oceanfront

    • Oceanfront Leads the Charge

    The headline story of 2025 was oceanfront. Multiple trades north of $30 million closed in Q4 alone, with Bridgehampton's Surfside Drive and East Hampton's Lily Pond Lane corridor seeing the most significant activity.

    At Hedgerow Exclusive Properties, we facilitated close to $200 million in trades in the 2025 season, spanning on-market, off-market, and in-contract deals across the full East End.

    Notable Q4 closings included:

  • 67 Surfside Drive, Bridgehampton. $32,000,000 (oceanfront, 6,714 SF on 2.2 acres)
  • 33 Lily Pond Lane, East Hampton. $31,500,000 (oceanfront, 7,000 SF on 1.81 acres)

    • Both properties represented the kind of once-in-a-generation oceanfront opportunities that define the Hamptons at its highest level.

    What's Driving Demand?

    Several factors converged to push the market to new highs:

  • Limited oceanfront inventory. There are only so many feet of ocean frontage on the South Fork. Every sale removes a property that may not come back to market for decades.
  • Wealth migration continues. The post-pandemic shift to the Hamptons as a primary or co-primary residence (not just a summer escape) has become permanent for many buyers.
  • Off-market activity. An increasing share of ultra-luxury transactions are happening privately. At Hedgerow, over 30% of our volume is facilitated off-market, giving our clients access to inventory that never appears on public portals.
  • Rate environment. While mortgage rates remain elevated, the majority of transactions above $5M are cash, insulating the luxury segment from rate sensitivity.

    • Area Highlights

    East Hampton

    The perennial leader. Lily Pond Lane, Further Lane, and West End Road continue to command the highest per-square-foot premiums in the Hamptons. The $121.5M Cobb Lane trade earlier in 2025 set the record for the most expensive residential sale in Hamptons history.

    Bridgehampton

    Surfside Drive emerged as a hot corridor in 2025, with multiple $20M+ trades. The area's combination of dramatic ocean bluffs, equestrian culture, and proximity to village amenities makes it increasingly attractive to buyers priced out of East Hampton's top streets.

    Sag Harbor

    The village continues to punch above its weight. Waterfront properties with dock access and harbor views remain in extremely short supply, and competition for well-positioned homes is fierce.

    Sagaponack

    America's most expensive zip code delivered again. The combination of vast oceanfront parcels, protected farmland views, and ultra-privacy keeps Sagaponack at the top of the market on a per-acre basis.

    Looking Ahead to 2026

    The spring market is shaping up to be competitive. Inventory remains tight, buyer demand is strong, and the trophy segment ($10M+) shows no signs of cooling. If anything, the scarcity of oceanfront inventory will continue to push pricing higher.

    For buyers: move early and be prepared to transact quickly. The best properties, especially oceanfront, are trading before they hit the open market.

    For sellers: this is an exceptional window. Pricing is at historic highs, and demand for well-positioned luxury homes significantly outpaces supply.

    Barry McGovern is a luxury real estate broker and oceanfront & waterfront specialist at Hedgerow Exclusive Properties, the #1 ranked Hamptons firm by WSJ/RealTrends. For a confidential consultation or complimentary property valuation, call 646-339-0154.

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