Market Report ·
Five-Year Hamptons Market Report, 2021 to 2026: North 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.
North of Montauk Highway in Southampton, Water Mill, Bridgehampton, Sagaponack and East Hampton.
By Year
2024 was the high-water mark at $436.9 million across 50 sales. 2026 to date stands at 56 sales and $417.7 million.
| 2021 | volume $335.7M | 48 sales |
|---|---|---|
| 2022 | volume $400.4M | 53 sales |
| 2023 | volume $191.0M | 27 sales |
| 2024 | volume $436.9M | 50 sales |
| 2025 | volume $422.6M | 54 sales |
| 2026 YTD | volume $417.7M | 56 sales |
| 2021 | sales 48 | $335.7M |
|---|---|---|
| 2022 | sales 53 | $400.4M |
| 2023 | sales 27 | $191.0M |
| 2024 | sales 50 | $436.9M |
| 2025 | sales 54 | $422.6M |
| 2026 YTD | sales 56 | $417.7M |
| 2021 | median $6.50M | 48 sales |
|---|---|---|
| 2022 | median $6.15M | 53 sales |
| 2023 | median $6.30M | 27 sales |
| 2024 | median $7.17M | 50 sales |
| 2025 | median $6.84M | 54 sales |
| 2026 YTD | median $6.24M | 56 sales |
By Market
| Bridgehampton North | volume $648.2M | 73 sales |
|---|---|---|
| East Hampton North | volume $638.3M | 89 sales |
| Water Mill North | volume $558.2M | 75 sales |
| Southampton North | volume $303.7M | 42 sales |
| Sagaponack North | volume $56.12M | 9 sales |
| Bridgehampton North | median $7.30M | 73 sales |
|---|---|---|
| Water Mill North | median $7.28M | 75 sales |
| East Hampton North | median $6.05M | 89 sales |
| Southampton North | median $6.00M | 42 sales |
| Sagaponack North | median $6.00M | 9 sales |
| Market | Sales | Volume | Median | Average | Land | Sale to list |
|---|---|---|---|---|---|---|
| Bridgehampton North | 73 | $648.2M | $7.30M | $8.88M | 4 | 95.1% |
| East Hampton North | 89 | $638.3M | $6.05M | $7.17M | 2 | 94.6% |
| Water Mill North | 75 | $558.2M | $7.28M | $7.44M | 1 | 93.9% |
| Southampton North | 42 | $303.7M | $6.00M | $7.23M | 2 | 92.5% |
| Sagaponack North | 9 | $56.12M | $6.00M | $6.24M | 0 | 95.2% |
Price Bands
| $5M to $10M | sales 248 | 86% of sales |
|---|---|---|
| $10M to $20M | sales 36 | 12% of sales |
| $20M and above | sales 4 | 1% of sales |
| Band | Sales | Share |
|---|---|---|
| $5M to $10M | 248 | 86% |
| $10M to $20M | 36 | 12% |
| $20M and above | 4 | 1% |
0 of the 288 sales were oceanfront.
The Largest Trades
| Address | Market | Price | Closed |
|---|---|---|---|
| Topping Farm | Bridgehampton North | $48.00M | Apr 2024 |
| 172 Cedar Street | East Hampton North | $22.70M | Apr 2022 |
| 172 Cedar Street | East Hampton North | $22.70M | May 2022 |
| 1953 Scuttle Hole Road | Bridgehampton North | $20.50M | Nov 2024 |
| 62 Louse Point Road | East Hampton North | $18.40M | Dec 2025 |
| 320 Majors Path | Southampton North | $17.80M | Sep 2024 |
| 13 Terry's Trail | East Hampton North | $17.77M | Mar 2025 |
| 255 Millstone Road | Bridgehampton North | $17.50M | Mar 2023 |
| 1 Two Trees Lane | Bridgehampton North | $15.50M | Oct 2022 |
| 14 Two Trees Lane | Bridgehampton North | $15.00M | May 2026 |
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
- 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.