Sagaponack Luxury Real Estate Market Overview 2026

Sales in this report come from EastEndLI, together with recorded deeds and the off-market trades named below.

Sagaponack South

Sagaponack is the smallest of the South Fork's estate markets and, south of the highway, one of the most consistent. Below Montauk Highway, the hamlet is a grid of farm fields, hedgerows, and estate lanes running down to the ocean: Parsonage Lane, Hedges Lane, Sagg Main Street, Daniels Lane, Town Line Road, Seascape Lane, Gibson Lane, and Fairfield Pond Lane. Much of that land is protected farmland, which limits how many estate parcels can ever exist and keeps the views open across them. This report covers that market, south of Montauk Highway, from the estate lanes to the oceanfront.

Closed sales, January 5, 2023 to October 9, 2026. Sources: MLS sold data, with additional closings from public deed records.

The year-by-year record has moved up. There were 14 sales at $5 million and above in 2023 (median $8.85 million), 16 in 2024 (median $11.8 million), and 14 in 2025 (median $9.75 million). Through October 9, 2026 there have already been 12, at a median of $15.9 million and a combined $193.6 million. Five of this year's closings were at $19 million or more: 70 Fairfield Pond Lane at $25 million in March, 494 Hedges Lane at $24 million in January, 454 Hedges Lane at $22.5 million in March, 480 Hedges Lane at $22 million in June, and 149 Seascape Lane at $19 million in August.

The Estate Lanes and the Ocean

The upper end of Sagaponack South has a recognizable profile: large, new or recently rebuilt houses on two to three acres, often backing onto protected farmland. 332 Parsonage Lane, a 3.3 acre parcel in the estate section, closed at $29.5 million in May 2024; Hedgerow represented the seller. 802 Town Line Road, a new construction compound of three separate structures on more than three acres of reserve, closed at $26.35 million in October 2025, also with Hedgerow representing the seller. 219 Sagg Main Street, a custom redevelopment completed in 2023 with close to 20,000 square feet of living space across four structures on three acres, closed at $24.5 million in September 2023; Hedgerow represented the buyer.

Farmland is part of the value. 453 Hedges Lane, pictured above, sits on 2.8 acres with protected farm views running to the ocean, and closed at $11 million in September 2024, with Hedgerow representing both sides.

Smaller parcels close to the beach command their own premium. 155 Seascape Lane, a 6,000 square foot house on just over an acre, closed at $24.925 million in June 2024, and 232 Gibson Lane, on one acre, at $20.75 million in April 2023.

The Oceanfront Record Since 2020

True oceanfront is rare in Sagaponack, and it trades in bursts. Public MLS and recorded-deed data show nine oceanfront closings since January 2020, totaling $211 million at a median of $19.8 million. Eight of them closed between August 2020 and May 2022. Since then, only one has.

Sagaponack oceanfront closings, January 2020 to October 9, 2026. These figures are drawn from public MLS and recorded-deed data and do not include significant off-market trades that never appear in those sources. No 2026 oceanfront closing had been recorded as of October 9, 2026.

The top of that record is 7 Fairfield Pond Lane, a three-acre property between the Atlantic and Fairfield Pond with about 300 feet of ocean frontage, which sold off-market for $50 million in January 2022. Potato Road, off Daniels Lane, holds a short row of oceanfront parcels: in May 2022, 35 Potato Road and 543 Daniels Lane, an oceanfront parcel with about 250 feet of ocean frontage and an inland parcel across the street, together about four acres, traded for $46.5 million, with Hedgerow representing the buyer. The oceanfront parcel alone recorded at $34.5 million, already above any Sagaponack South sale since. In January 2021, Hedgerow represented the seller of 159 Trees Lane, an off-market oceanfront sale at $26 million, the most expensive trade in Sagaponack since 2014.

Since January 2023, the only Sagaponack oceanfront closing in the public record is 2 Town Line Road, a turnkey beach house on 0.7 acres overlooking Town Line Beach, at $10 million in December 2025, where Hedgerow represented the seller. A single small house is not a measure of oceanfront value, so the 2022 sales at $50 million and $46.5 million remain the reference points for the ocean.

Fall 2026: Inventory Versus Contracts

I reviewed Sagaponack's active listings and contracts in MLS listing data on October 6, 2026, alongside the wider market covered in The Hamptons Fall 2026 Pipeline, and rechecked active inventory on October 9. In those three days one new listing arrived, 68 Hedges Lane at $28.95 million, bringing Sagaponack South to 11 listings.

Sagaponack South, active listings and closed sales as of October 9, 2026. Closed sales run from January 5, 2023. Sources: MLS listing data, MLS sold data, public deed records, and public listing sites.

The table describes two very different markets.

• Below $20 million, Sagaponack is short of supply. Sagaponack South closed 44 sales between $5 million and $20 million in just under four years, roughly 12 a year, and only four listings are available in that range today. A single listing, 137 Sandune Court at $8.95 million, is offered under $10 million.
• Between $20 million and $50 million, demand has picked up. Twelve sales in the period, about three a year and four in 2026 alone, against four listings: 709 Daniels Lane at $34.95 million, 68 Hedges Lane at $28.95 million, 493 Sagaponack Main Street at $24.995 million, and 118 Sagaponack Main Street at $21.995 million.
• Above $50 million, the shelf is untested. 39 Fairfield Pond Lane asks $152.5 million, 635 Daniels Lane $79.5 million, and 21 Fairfield Pond Lane $75 million. Each asks well above any Sagaponack sale on record in this period, and above the $50 million sale of 7 Fairfield Pond Lane in January 2022, the highest recorded Sagaponack oceanfront sale since 2020.

Contracts confirm where demand is meeting supply. Two Sagaponack listings went into contract between September 1 and October 5: 501 Parsonage Lane at a last ask of $22 million (September 14) and 357 Town Line Road at $10.4 million (September 21). Over the summer, 36 Sagg Pond Court ($13.5 million, July 31), 651 Sagaponack Road ($6.35 million, August 4), and 151 Seascape Lane ($3.995 million, July 23) also went into contract, for five contracts since late July. With 11 active listings south of the highway and two fall contracts, Sagaponack carries five to six listings per new contract, well under half the ratio in neighboring Water Mill (14.5 as of October 6).

The Sold Record: Top Sagaponack Sales Since 2023

Sources: MLS sold data; 494 Hedges Lane from the recorded deed. Hedgerow transactions on this list: 332 Parsonage Lane and 802 Town Line Road (Hedgerow represented the seller) and 219 Sagg Main Street (Hedgerow represented the buyer). Other Hedgerow transactions in the period include 98 Wilkes Lane at $11.05 million, 124 Hedges Lane at $9.5 million, and 2 Town Line Road at $10 million (Hedgerow represented the seller), 453 Hedges Lane at $11 million (Hedgerow represented both sides), and 193 Sagg Main Street at $10.5 million and 454 Hedges Lane at $6.2 million (Hedgerow represented the buyer).

Takeaways for Buyers and Sellers

• South of the highway is the Sagaponack market. It produced 56 sales at $5 million and above from January 2023 through October 9, 2026, at a $10.5 million median, and 2026 has been its strongest year.
• Below $20 million, sellers hold the advantage. Four listings against a sold pace of roughly 12 a year leaves buyers with little to choose from. Well-presented houses in this range are likely to draw competition.
• Between $20 million and $50 million, pricing to the record matters. The top of the sold record is $29.5 million. The fall's largest contract, 501 Parsonage Lane at a last ask of $22 million, came from this band.
• Above $50 million, buyers set the terms. Three listings, no comparable sales since 2023, and the 2022 oceanfront sales at $50 million and $46.5 million as the nearest benchmarks.
• Off-market matters here. In a hamlet with eleven public listings south of the highway, much of the real opportunity never appears on the open market, as the off-market sale of 159 Trees Lane showed.

For a confidential conversation about Sagaponack pricing, a specific lane, or opportunities that are not publicly listed, Hedgerow Exclusive Properties works this market at that level of detail.

How These Figures Were Measured

Closed sales cover Sagaponack South, the estate lanes and oceanfront south of Montauk Highway, from January 5, 2023 through October 9, 2026, at $5 million and above. The primary source is MLS sold data current to October 9, 2026, with duplicate records of the same closing removed. One closing recorded in an earlier MLS data set, 98 Daniels Lane, and two 2026 closings found in recorded deeds, 494 Hedges Lane and 118 Fairfield Pond Lane, are added. Oceanfront means a parcel that reaches the ocean beach, confirmed against Hedgerow's records, listing descriptions, and tax parcel maps; sales near the ocean but not on it are counted as estate lanes. A reported August 2024 Potato Road sale in the earlier data set could not be confirmed against the parcel map or any other record and is excluded. Where MLS and deed prices differ, the MLS sold price is used. Vacant land sales are included. Hedgerow roles reflect Hedgerow's published transaction record. Contracts reflect MLS listing data reviewed on October 6, 2026. Active listings were rechecked on October 9, 2026 against public listing sites and brokerage listing pages; 21 Fairfield Pond Lane, also offered as part of a larger package, is counted once. The oceanfront record since 2020 is drawn from recorded deeds, MLS sold data, and press reports of those closings; each sale was checked against the parcel location. These figures are drawn from public MLS and recorded-deed data and do not include significant off-market trades that never appear in those sources. Recent closings can take several weeks to appear in public records, so the 2026 count may rise as late summer and fall deeds are recorded.

FAQ

What is the median price of a luxury home in Sagaponack?

Across 56 Sagaponack South sales at $5 million and above from January 2023 through October 9, 2026, the median was $10.5 million. In 2026 so far, the median is $15.9 million across 12 sales.

What is the most expensive home sold in Sagaponack recently?

The hamlet's recent highs are on the ocean: 7 Fairfield Pond Lane sold for $50 million in January 2022, and in May 2022, 35 Potato Road and 543 Daniels Lane traded for $46.5 million, with Hedgerow representing the buyer. Since January 2023, the top Sagaponack South sale is 332 Parsonage Lane at $29.5 million in May 2024, also a Hedgerow transaction. The only oceanfront sale in that window was 2 Town Line Road at $10 million in December 2025.

How many homes are for sale in Sagaponack this fall?

As of October 9, 2026, Sagaponack South had 11 active listings asking a combined $478.8 million, at a median ask of $25 million, and only one was priced below $10 million.

Is Sagaponack a buyer's or seller's market?

Below $20 million, with only four listings against roughly 13 sales a year, the market favors sellers. Above $50 million, three listings with no comparable sales in the period give buyers the advantage.

Who is Barry McGovern?

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. More at hamptonshomes.ai/about.

Related

• Sagaponack town page
• Wainscott Luxury Market Snapshot 2026
• East Hampton Luxury Market Overview 2026
• Bridgehampton Luxury Market Overview 2026
• The Hamptons Fall 2026 Pipeline
• Hamptons Oceanfront, 2021 to 2026
• The Hedgerow portfolio
• Contact

Images courtesy of Hedgerow Exclusive Properties.