Southampton Luxury Real Estate Market Overview 2026

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

Southampton at a Glance

This report covers Southampton Village and Southampton south of Montauk Highway and County Road 39: Meadow Lane, Gin Lane, First Neck and Halsey Neck, Ox Pasture, Wickapogue, Murray Lane, and the village streets in between. Sales the MLS city field places in Water Mill are in the Water Mill report.

The Price Trend

Volume nearly doubled in 2025, with 49 sales, while the median held near $7.6 million. In 2026 the mix changed rather than the count: 18 of the 27 sales so far closed above $10 million, including 137 Murray Lane at $41.65 million on October 9, 400 First Neck Lane at $29.5 million, and 346 Meadow Lane at $28 million. Late-year closings will add to 2026.

Inland, Waterfront and Ocean

Inland is the volume market, from village houses near Main Street to estate lots on First Neck, Halsey Neck, and Ox Pasture. The top of that range is 137 Murray Lane at $41.65 million (October 2026), 400 First Neck Lane at $29.5 million (January 2026), and 623 Halsey Neck Lane at $29 million (May 2025). 400 First Neck Lane was entered in MLS without a street address, and it is an MLS sale. Hedgerow represented the seller at 109 Duck Pond Lane at $20 million (January 2026), pictured above, and represented both sides at 234 Wickapogue Road at $12.5 million (October 2023).

Oceanfront on Meadow Lane, Gin Lane, and Murray Lane trades at nearly five times the inland median: 700 Meadow Lane at $112.5 million (2023), 366 and 376 Gin Lane at $88.48 million (2024), 1010 Meadow Lane at $55.75 million (2025, recorded deed), 1560 Meadow Lane at $47.5 million (2024), and 1320 Meadow Lane at $40 million (2025). Ten sales, a $37.4 million median, $490 million in all.

Waterfront on the bay and ponds is thin here, with two sales, led by 1 Boatmans Lane at $28.125 million (2023).

North of the highway, the same Southampton search shows 33 sales, a $6.06 million median, and $243.4 million in total, topped by 320 Majors Path at $17.8 million.

Fall 2026: Inventory Versus Contracts

• Below $10 million, inventory is under a year of sales. That band has done most of the volume since 2023.
• Above $20 million, the shelf is deep. Thirteen listings ask a combined $514.4 million, about 65 percent of all asking dollars, led by 95 Down East Lane at $124 million.
• Fall contracts are coming from several bands. Six deals signed between September 1 and October 9: 134 Wyandanch Lane ($24.995 million last ask), 8 Squabble Lane ($24.95 million), 483 First Neck Lane ($19.95 million), 522 Wickapogue Road ($14.695 million), 100 Narrow Lane ($6.995 million) and 48 Captains Neck Lane ($6.995 million). Twelve Southampton South properties at $5 million and above are in contract in all, including 160 Wyandanch Lane at $38 million.

Top Southampton South Sales Since 2023

MLS sold data, October 11, 2026, plus recorded deeds. 1010 Meadow Lane is a recorded deed. 400 First Neck Lane was reported in MLS without a street address. 366 and 376 Gin Lane closed at the MLS price of $88.48 million.

Five closings are in the recorded deeds and not in the MLS search: 1010 Meadow Lane at $55.75 million (August 2025), 153 Pond Lane at $16 million (July 2025), 262 Pond Lane at $14.5 million (March 2026), 242 South Main Street at $12 million (May 2025), and 120 Downs Path at $8.4 million (January 2026). Three First Neck Lane sales are also outside that search and are in the 133: 484 First Neck Lane at $27.5 million (April 23, 2024, off-market), 383 First Neck Lane at $20.75 million (February 2024, off-market), and 496 First Neck Lane at $10.9 million (August 28, 2024, recorded deed). They sit below the top ten. 400 First Neck Lane at $29.5 million is an MLS sale.

For Buyers and Sellers

Under $10 million, good houses move within a season. Between $20 million and $50 million, twelve listings sit against about five sales a year. Above $30 million away from Meadow Lane and Gin Lane, the only print since 2023 is 137 Murray Lane. The 2026 median, $13.75 million across 27 sales, is the pricing reference for the middle of the market.

How These Figures Were Measured

• Area. Closed sales of $5 million and above in Southampton Village and Southampton south of Montauk Highway and County Road 39, from January 17, 2023 through October 9, 2026. Sales on the Water Mill side of the line are counted in the Water Mill report. Packages count as one sale, and listings sold under more than one MLS number are counted once.
• What is included. Homes and four vacant land sales. Commercial property and sales to government or land trusts are excluded. A sale with no reported price is excluded.
• Oceanfront. Meadow Lane, including Mylestone, Gin Lane, and oceanfront Murray Lane. 137 Murray Lane is inland. Waterfront on the bay and ponds is two sales, led by 1 Boatmans Lane.
• North comparison. Thirty-three sales from the same Southampton search north of the highway: median $6.06 million, total $243.4 million, top sale 320 Majors Path at $17.8 million.
• Sources. MLS listing data, checked against a full MLS sold search on October 11, 2026, plus the recorded deeds and off-market First Neck Lane trades named above. Where an MLS price and a deed price differ, the MLS price is used. 366 and 376 Gin Lane is the MLS sold price.
• Listings and contracts. Active listings reflect MLS listing data on October 10, 2026. A property offered both alone and as a package is counted once. 95 Down East Lane is counted once. Contracts reflect MLS listing data through October 9, 2026.
• Limits. These figures do not include trades that never appear in public MLS or deed records. MLS sales are checked through October 11, 2026. Recorded deeds are complete through late July 2026.

FAQ

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

Across 133 sales at $5 million and above south of the highway from January 2023 through October 9, 2026, the median was $8.84 million. In 2026 so far, it is $13.75 million across 27 sales.

What is the most expensive home sold in Southampton recently?

Mylestone, at 700 Meadow Lane, closed at $112.5 million in 2023, the top Southampton sale in this window, followed by 366 and 376 Gin Lane at $88.48 million in 2024. In 2026, the top sale so far is 137 Murray Lane at $41.65 million.

How many luxury homes are for sale in Southampton this fall?

As of October 10, 2026, there were 41 listings at $5 million and above south of the highway, asking a combined $791.5 million at a median of about $12 million.

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

It depends on price. Below $20 million, inventory runs about 10 to 14 months of sales, which is balanced to slightly favoring sellers. Between $20 million and $50 million, there is close to three years of supply at the recent pace, which gives buyers leverage.

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.

Thinking About Southampton?

Whether you are weighing a sale or looking for a house that may never reach the open market, I am glad to walk through what the record says about your street.

Related

• Southampton town page
• Water Mill Luxury Market Overview 2026
• Sagaponack Luxury Market Overview 2026
• The Hamptons Fall 2026 Pipeline
• Recent Hedgerow Exclusive Sales

Images courtesy of Hedgerow Exclusive Properties.