Market Report ·
2026 Hamptons Market Report: 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
| 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
| East Hampton North | volume $141.8M | 22 sales |
|---|---|---|
| Bridgehampton North | volume $97.81M | 10 sales |
| Water Mill North | volume $91.61M | 12 sales |
| Southampton North | volume $86.51M | 12 sales |
| Bridgehampton North | median $10.21M | 10 sales |
|---|---|---|
| Water Mill North | median $6.69M | 12 sales |
| East Hampton North | median $5.95M | 22 sales |
| Southampton North | median $5.90M | 12 sales |
| Market | Sales | Volume | Median | Average | Land | Sale to list |
|---|---|---|---|---|---|---|
| East Hampton North | 22 | $141.8M | $5.95M | $6.44M | 0 | 90.0% |
| Bridgehampton North | 10 | $97.81M | $10.21M | $9.78M | 1 | 92.5% |
| Water Mill North | 12 | $91.61M | $6.69M | $7.63M | 0 | 87.7% |
| Southampton North | 12 | $86.51M | $5.90M | $7.21M | 0 | 92.0% |
Price Bands
| $5M to $10M | sales 46 | 82% of sales |
|---|---|---|
| $10M to $20M | sales 10 | 18% of sales |
| $20M and above | sales 0 | 0% of sales |
| Band | Sales | Share |
|---|---|---|
| $5M to $10M | 46 | 82% |
| $10M to $20M | 10 | 18% |
| $20M and above | 0 | 0% |
0 of the 56 sales were oceanfront.
The Largest Trades
| Address | Market | Price | Closed |
|---|---|---|---|
| 14 Two Trees Lane | Bridgehampton North | $15.00M | May 2026 |
| 261 Millstone Road | Bridgehampton North | $14.65M | Jan 2026 |
| 915 Seven Ponds Towd Road | Southampton North | $13.10M | Sep 2026 |
| 861 Butter Lane | Bridgehampton North | $13.00M | Oct 2026 |
| 394 Seven Ponds Towd Road | Water Mill North | $12.50M | May 2026 |
| 392 Seven Ponds Towd Road | Water Mill North | $12.15M | Sep 2026 |
| 361 Mitchell Lane | Bridgehampton North | $11.10M | Apr 2026 |
| 150 Edge of Woods Road | Southampton North | $10.60M | Jun 2026 |
| 825 Old Sag Harbor Road | Bridgehampton North | $10.40M | Feb 2026 |
| 6 Cody Way | Bridgehampton North | $10.02M | Feb 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
- 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.