Hamptons Real Estate Market Report: Q1 2026

January 1 – March 31, 2026

The Hamptons real estate market entered Q1 2026 with a familiar dynamic shaping the East End housing landscape: limited inventory, strong buyer demand, and rising luxury home prices across Long Island's most coveted coastal communities. While the total number of Hamptons home sales declined 29.3% year over year — a direct result of constrained supply — property values surged to historic levels, reinforcing the Hamptons' enduring position as one of the most resilient luxury real estate markets in the United States.

The average Hamptons home price climbed 41.3% to $4.54 million, while the median sale price rose 31.3% to $2.625 million. Despite fewer transactions, total Hamptons real estate sales volume held flat at $1.286 billion — a testament to the pricing power of the market and the high conviction of buyers who remain active on the East End.

Q1 2026 By the Numbers

• •Low levels of inventory — especially for homes priced under $1 million — drove total closings down 29% from a year ago
• •The decline in homes for sale fueled a 41% jump in the average price compared to Q1 2025
• •The median price of $2,625,000 was 31% higher than the same period a year ago
• •The surge in prices offset the decline in closings — total dollar volume of transactions was virtually unchanged compared to Q1 2025
• •Southampton led all market areas with $324 million in closings during the quarter
• •The Westhampton area comprised 24.4% of all closings — the largest share of any area in the report

Total Number of Sales: 2022 – 2026

The decline in Hamptons home sales reflects a supply-constrained market rather than weakening demand. With fewer homes coming to market — particularly in the sub-$1 million segment — the pool of available properties remains thin, forcing buyers to act decisively on well-priced listings or wait for new inventory. According to data sourced from SuffolkVision.com and OneKey MLS, the number of closings has trended significantly lower from the pandemic-era peaks of 2022.

Dollar Volume: Flat Despite Fewer Transactions

One of the most striking aspects of Q1 2026 is that total dollar volume held flat at $1.286 billion — matching Q1 2025 precisely — even as the number of closings fell by nearly a third. This is only possible when average prices rise sharply enough to offset the volume decline. The 41.3% jump in average price did exactly that, underscoring the degree to which demand is concentrated at the upper end of the Hamptons luxury market.

Average and Median Prices: Historic Gains

Both the average and median sold prices in the Hamptons posted their strongest year-over-year gains in recent memory during Q1 2026. The average price of $4,542,545 represents the highest first-quarter reading on record — driven by a disproportionate concentration of high-value transactions and the exit of lower-priced inventory from the mix. The median price tells a similar story: at $2,625,000, it reflects the continued shift in the Hamptons buyer pool toward higher price points.

East vs. West of the Shinnecock Canal

The Shinnecock Canal continues to define two distinct Hamptons real estate markets — one defined by ultra-luxury oceanfront and village estates, the other offering a more accessible entry point into the broader East End lifestyle. Both sides of the canal saw strong price appreciation in Q1 2026, though the character and pace of each market differ considerably.

East of the Shinnecock Canal: Luxury Dominates

The Hamptons real estate market east of the Shinnecock Canal — spanning communities from Southampton to Montauk — continued to lead the region in luxury home values and high-end transaction volume. The average sold price rose 38.3% to $5,386,725, while the median climbed 31.5% to $3,250,000. Communities such as East Hampton Village, Southampton Village, Sagaponack, and Water Mill continue to command the highest property values in the country, driven by demand for oceanfront estates, turnkey luxury second homes, and trophy properties with land.

West of the Shinnecock Canal: Value and Opportunity

West of the canal — covering areas from Remsenburg/Speonk to Hampton Bays — remains the more accessible entry point into the Hamptons housing market. The average sold price increased 14.4% to $1,924,362, with the median rising 36.4% to $1,500,000. These areas continue to attract buyers seeking Hamptons vacation homes, investment properties, and second homes near New York City, particularly in the $1 million to $2 million price range that remains the most active segment west of the canal.

Dollar Volume and Sales by Market Area

Southampton led all Hamptons market areas with $324 million in total closings during Q1 2026, reinforcing its standing as the dominant market by dollar volume on the East End. The Westhampton area recorded the highest share of residential transactions at 24.4% of all closings — demonstrating that while Southampton commands the most value, the western Hamptons generates the most activity by transaction count.

Hamptons Home Prices by Segment

The distribution of Hamptons home sales by price tier reveals a market bifurcated by the Shinnecock Canal. East of the canal, buyers are concentrated in the $3 million to $5 million range — reflecting the deep pockets required to purchase in Southampton, East Hampton, and surrounding villages. West of the canal, the $1 million to $2 million segment dominates, attracting buyers seeking Hamptons access without the ultra-luxury price tag.

East of the Canal: Sales by Price Tier

Homes priced between $3 million and $5 million had the largest share of sales east of the Shinnecock Canal in Q1 2026 at 23.8%, followed closely by the $1 million to $2 million segment at 22.4%. Notably, 11.2% of transactions came in above $10 million — a meaningful share that speaks to the continued strength of the ultra-luxury tier in communities like East Hampton Village, Sagaponack, and Water Mill.

West of the Canal: Sales by Price Tier

West of the Shinnecock Canal, the $1 million to $2 million price range accounted for 39.1% of all transactions — more than any other segment — reinforcing its role as the primary entry point into the Hamptons housing market. The $500K to $1 million range also represented a meaningful 27.5% share, indicating that value-oriented buyers remain active in areas like Hampton Bays and East Quogue.

Where the Volume Went: Year-Over-Year Sales Shift

One of the most revealing data points from Q1 2026 is the dramatic shift in where Hamptons home sales occurred across price tiers. Lower-priced segments saw sharp declines in transaction count — a direct result of inventory depletion — while the highest price tier posted meaningful gains. The only price category that saw an increase in year-over-year closings was the $10 million and above segment, which grew 41.2%. Every other tier declined, with the $500K to $1 million segment falling 64.4% — a reflection of near-total inventory exhaustion at entry-level Hamptons price points.

This data tells a clear story: buyers with the capital and conviction to transact at the ultra-luxury level are doing so, while the middle and lower tiers are constrained by supply. For buyers targeting the Hamptons luxury market, this creates a window of opportunity — there is less competition among ultra-high-net-worth buyers relative to available inventory than in the sub-$3 million segment, where every well-priced listing draws multiple offers. For guidance on navigating this environment, connect with me directly to discuss your specific goals.

North Fork Real Estate: A Market on the Rise

The neighboring North Fork posted a strong start to 2026, reinforcing broader East End real estate market trends. While the North Fork operates at a different price point than the Hamptons luxury market, its continued momentum reflects growing buyer interest in the region's vineyard lifestyle, waterfront properties, and quieter second-home communities.

The North Fork recorded 10 additional transactions compared to Q1 2025, with total sales volume rising 31.4% to $142.9 million. The average home price increased 19.3% to $1.46 million — meaningful appreciation that reflects growing demand from buyers priced out of the Hamptons proper or seeking a calmer, more agricultural setting. For buyers exploring the full range of East End real estate options, the North Fork represents a compelling alternative to the Hamptons luxury market, particularly for those seeking vineyard estates, waterfront cottages, or primary residences with strong year-round communities.

Key Community Highlights: East of the Canal

Bridgehampton Area

Bridgehampton posted one of the most dramatic price gains of any Hamptons community in Q1 2026. The average sold price more than doubled to $10,318,833 — up from $4,754,822 in Q1 2025 — driven by a concentration of ultra-luxury transactions. With 12 closings and six sales above $5 million, Bridgehampton reaffirmed its reputation as one of the most exclusive addresses on the East End. The median sale price of $9,934,000 tells the same story.

East Hampton Area

East Hampton remained the highest-volume community east of the canal with 51 transactions in Q1 2026, averaging $2,925,142 per sale. While this reflects a more accessible price point than neighboring villages, it still represents a 19.7% increase in average price from Q1 2025. The $1 million to $2 million range led all price tiers with 18 closings, indicating strong mid-market activity alongside the higher-end transactions.

Southampton Village

Southampton Village delivered one of the most impressive performances of any Hamptons community, with an average sold price of $11,167,353 — nearly double the $5,856,619 recorded in Q1 2025. Seven closings above $5 million, including multiple transactions above $10 million, drove the surge. At the top of the Hamptons luxury real estate market, Southampton Village remains the undisputed benchmark for East End property values.

Sagaponack

Sagaponack, consistently among the most expensive zip codes in the United States, recorded an average sold price of $12,164,286 in Q1 2026 — up from $7,382,125 in Q1 2025. With 7 closings and four transactions above $10 million, Sagaponack's pricing reflects the extreme scarcity of available parcels in this oceanfront community where land alone commands multi-million-dollar premiums.

Key Community Highlights: West of the Canal

East Quogue

East Quogue recorded 14 closings in Q1 2026 at an average price of $1,393,464 — up 48.2% from Q1 2025's average of $940,540. The $1 million to $2 million range dominated with eight transactions, reflecting the community's growing appeal among buyers seeking Hamptons lifestyle access at a more accessible price point. East Quogue continues to be one of the most active west-of-canal markets by transaction volume.

Hampton Bays

Hampton Bays remained the highest-volume community west of the Shinnecock Canal with 22 closings in Q1 2026. The average sold price rose modestly to $1,126,364, with the $500K to $1 million range accounting for 12 of those transactions. Hampton Bays attracts buyers seeking Long Island waterfront access, boating communities, and proximity to both the Hamptons and New York City — all at a fraction of the cost of east-of-canal real estate.

West Hampton Dunes

West Hampton Dunes saw notable price strength with an average sold price of $4,100,000 — among the highest west of the canal — reflecting the premium buyers are willing to pay for oceanfront and oceanview properties in this unique community. The four closings included two transactions between $5 million and $10 million, demonstrating that luxury demand extends well into the western Hamptons for the right property and location.

Outlook for the Hamptons Real Estate Market

The 2026 Hamptons housing market outlook remains defined by three forces: low inventory, strong demand for luxury homes, and sustained pricing strength across the East End. As we move into the spring and summer selling season — the Hamptons' most active period — buyers can expect continued competition for well-priced listings, waterfront estates, and turnkey luxury homes.

For sellers, the current environment represents a significant opportunity. With so few quality listings available and buyers positioned with capital and urgency, well-presented properties that are priced correctly relative to recent comparable sales are moving decisively. The days of extended market times and heavy discounting are largely behind us in the Hamptons luxury segment.

For buyers, the key insight from Q1 2026 is that waiting for a price correction is unlikely to be rewarded. The Hamptons luxury market is fundamentally supply-constrained — there are only so many oceanfront parcels, village-adjacent estates, and turnkey properties of real quality. When one becomes available at a fair price, competition is immediate and decisive. Preparation, decisive action, and expert local knowledge are the critical advantages in this market.

Whether you are tracking the Hamptons market as a buyer, a seller, or an investor, pricing strategy, property quality, and location within the East End market remain the key drivers shaping Hamptons real estate trends throughout 2026. For context on how the broader luxury market is performing, see my Q1 2026 Manhattan Luxury Market Report and the 2026 NYC Real Estate Market Forecast for a comprehensive view of where the market is heading.

Data sourced from SuffolkVision.com, East End LI, and OneKey MLS. Q1 2026 data is preliminary and subject to revision in future reports. For personalized guidance on buying or selling in the Hamptons or New York City luxury market, contact me directly.