Hamptons Market Update, Q4 2025: Record Prices and a Comeback

The Numbers

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 during 2025, with Bridgehampton's Surfside Drive and East Hampton's Lily Pond Lane corridor seeing the most significant activity.

At Hedgerow Exclusive Properties, the firm's 2025 work spanned on-market, off-market, and in-contract opportunities across the full East End.

Notable 2025 Hedgerow closings included:

• 67 Surfside Drive, Bridgehampton. $32,000,000, closed April 2025 (oceanfront, 6,714 SF on 2.2 acres)
• 33 Lily Pond Lane, East Hampton. $31,500,000, closed September 2025 (oceanfront, 7,000 SF on 1.81 acres)

Both properties were 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:

1. 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.

1. 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.

1. Off-market activity. An increasing share of ultra-luxury transactions are happening privately. At Hedgerow, over 30% of the firm's volume is facilitated off-market, giving clients access to inventory that never appears on public portals.

1. 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. Further Lane also holds the Hamptons record: $147 million for three contiguous parcels in 2014.

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

Sagaponack 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.