Market Report · · Updated
Wainscott Luxury Real Estate Market Snapshot 2026
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.
Wainscott at a Glance
| Wainscott South, $5M and above | |
|---|---|
| Sales, Jan 2023 to Jun 18, 2026 | 22 |
| Median sale price | $9.05 million |
| Top sale | $59 million, 115 Beach Lane (Mar 2026) |
| Sales in 2026 so far | 5 |
| Active listings, Oct 10, 2026 | 14 |
| Median asking price | $7.95 million |
| Contracts signed since Sep 1 | 0 |
South of Montauk Highway, Wainscott runs from the hamlet down to Georgica Pond and the ocean: Beach Lane, Wainscott Main Street, Wainscott Hollow Road, Wainscott Stone Road, Sayres Path, and Westwood Road. The October 11 search shows no south-of-highway sale after June 18, 2026. The north-of-highway comparison is a single sale and is left out of this snapshot.
Sales by Year and Setting
| 2023 | median $7.34M | 4 sales |
|---|---|---|
| 2024 | median $9.00M | 5 sales |
| 2025 | median $11.65M | 8 sales |
| 2026 | median $9.50M | 5 sales |
Wainscott south of Montauk Highway, sales at $5 million and above. The latest sale closed June 18, 2026.
| Year | Sales | Median | Total |
|---|---|---|---|
| 2023 | 4 | $7.34M | $28.3M |
| 2024 | 5 | $9.00M | $55.1M |
| 2025 | 8 | $11.65M | $100.6M |
| 2026 (to Jun 18) | 5 | $9.50M | $97.7M |
| Setting | Sales $5M+ | Median | Top sale | Total |
|---|---|---|---|---|
| Inland, south of the highway | 18 | $8.45M | $15.0M | $155.6M |
| Georgica Pond | 1 | $15.20M | $15.2M | $15.2M |
| Oceanfront | 3 | $27.50M | $59.0M | $111.0M |
| Wainscott South | 22 | $9.05M | $59.0M | $281.8M |
The ocean accounts for three sales and 39 percent of the dollars: 115 Beach Lane at $59 million (2026), 111 Beach Lane at $27.5 million (2025), and 95 Beach Lane at $24.5 million (2024). Inland, the top sales are 15 Wainscott Stone Road at $15 million (June 2026), 73 Wainscott Stone Road at $12.15 million (2025), and 28 Wainscott Hollow Road at $11.995 million (2025). None of the inland sales exceeded $15 million. On Georgica Pond, 4 Georgica Association Road sold for $15.2 million in February 2025. Hedgerow represented both sides at 51 Wainscott Hollow Road, $7.1 million, in 2023, pictured above. The search shows no south-of-highway closing after June 18, 2026.
57 Wainscott Hollow Road at $11.3 million in November 2025 is vacant land and a recorded deed. That is a different closing from the 2022 sale pictured here.
Fall 2026: Inventory Versus Sales
| $5M to $10M | 8 | about 3.7 sales a year |
|---|---|---|
| $10M to $20M | 2 | about 1.3 sales a year |
| $20M to $50M | 4 | about 0.5 sales a year |
| $50M and above | 0 | about 0.3 sales a year |
Active listings on October 10, 2026. Sales per year cover January 2023 through June 18, 2026, about 3.75 years. The highlighted band is the shortest supply.
| $5M to $10M | 14 | 14 sales |
|---|---|---|
| $10M to $20M | 5 | 5 sales |
| $20M to $50M | 2 | 2 sales |
| $50M and above | 1 | 1 sale |
Wainscott south of Montauk Highway, sales at $5 million and above, January 2023 through June 18, 2026. The highlighted band is where most of the sales landed.
| Price band | Active listings, Oct 10 | Sales, Jan 2023 to Jun 2026 | Sales per year | Supply at that pace |
|---|---|---|---|---|
| $5M to $10M | 8 | 14 | about 3.7 | about 2 years |
| $10M to $20M | 2 | 5 | about 1.3 | about 1.5 years |
| $20M to $50M | 4 | 2 | about 0.5 | about 7 years |
| $50M and above | 0 | 1 | about 0.3 | none listed |
| Total | 14 | 22 | about 6 |
- Four listings ask $20 million or more, led by 105 Beach Lane and 30 Mathews Road at $35 million each and 109 Town Line Road at $29.995 million. Wainscott South has closed three sales above $20 million since 2023, all on Beach Lane.
- Nothing is listed above $50 million. The only sale there is 115 Beach Lane at $59 million.
- No $5 million-plus Wainscott South contract was signed between September 1 and October 9. Two are in contract from earlier: a Wainscott Main Street listing at $7.995 million (August) and 75 and 89 Wainscott Main Street at $5.995 million.
Top Wainscott South Sales Since 2023
| Address | Price | Closed | Setting |
|---|---|---|---|
| 115 Beach Lane | $59,000,000 | Mar 2026 | Oceanfront |
| 111 Beach Lane | $27,500,000 | Apr 2025 | Oceanfront |
| 95 Beach Lane | $24,500,000 | Jun 2024 | Oceanfront |
| 4 Georgica Association Road | $15,200,000 | Feb 2025 | Georgica Pond |
| 15 Wainscott Stone Road | $15,000,000 | Jun 2026 | Inland |
| 73 Wainscott Stone Road | $12,150,000 | Sep 2025 | Inland |
| 28 Wainscott Hollow Road | $11,995,000 | Nov 2025 | Inland |
| 57 Wainscott Hollow Road (land) | $11,300,000 | Nov 2025 | Inland, recorded deed |
| 70 Westwood Road | $9,500,000 | May 2026 | Inland, recorded deed |
| 183 Sayres Path | $9,350,000 | Aug 2024 | Inland |
MLS sold data, October 11, 2026, plus recorded deeds. 57 Wainscott Hollow Road and 70 Westwood Road appear in the recorded deeds only.
For Buyers and Sellers
- Buyers have time and choice at almost every price. Inventory runs a year and a half or more at the recent pace, and inland pricing above $15 million has no closed sale behind it.
- Sellers inland do best priced to the $8 million to $12 million record. On the ocean, Beach Lane has now cleared $59 million, and only three oceanfront sales have closed in this window.
How These Figures Were Measured
- Area. Closed sales of $5 million and above in Wainscott south of Montauk Highway, from January 2023 through June 18, 2026, the latest south closing in the October 11 search. Packages count as one sale. Sayres Path stays in Wainscott when that is the MLS city.
- What is included. Homes and three vacant land sales. Commercial property is excluded. Oceanfront here is 115, 111, and 95 Beach Lane. Georgica Pond is 4 Georgica Association Road, counted on its own, not inland.
- Sources. MLS listing data, checked against a full MLS sold search on October 11, 2026, plus the recorded deeds at 57 Wainscott Hollow Road and 70 Westwood Road. Where an MLS price and a deed price differ, the MLS price is used.
- Listings and contracts. MLS listing data on October 10, 2026, for listings, and through October 9, 2026, for contracts.
- Limits. These figures do not include trades that never appear in public MLS or deed records. Recorded deeds are complete through late July 2026. The search shows no south closing after June 18, 2026. There is no north-of-highway comparison row in this snapshot.
FAQ
What is the median price of a luxury home in Wainscott?
Across 22 sales at $5 million and above south of the highway from January 2023 through June 18, 2026, the median was $9.05 million. Inland only, it was $8.45 million across 18 sales.
What is the most expensive home sold in Wainscott recently?
115 Beach Lane closed at $59 million in March 2026, the top Wainscott sale in this window.
How many luxury homes are for sale in Wainscott this fall?
As of October 10, 2026, there were 14 listings at $5 million and above south of the highway, asking a combined $208.4 million, at a median ask of $7.95 million. No contract at this level was signed between September 1 and October 9.
Is Wainscott a buyer's or seller's market?
At $5 million and above it is a buyer's market, with a year and a half or more of supply in every band that has a listing, at the recent pace.
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 Wainscott?
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
- Wainscott town page
- East Hampton Luxury Market Overview 2026
- Sagaponack Luxury Market Overview 2026
- The Hamptons Fall 2026 Pipeline
- Recent Hedgerow Exclusive Sales
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.