Hamptons Home Sales Reach $1.4 Billion in Just Three Months
I’ve been watching the Hamptons housing market closely for years—but what we just saw in the last three months wasn’t just strong. It was historic.
From April through June 2025, total home sales crossed $1.4 billion—a 15% jump over the same period last year, according to William Raveis. That’s not normal summer heat. That’s something else.
Sag Harbor alone feels like it’s rewriting the rulebook. The number of homes sold there spiked 200% in Q2. Median prices climbed nearly 80%, and total volume surged 774%. When your local agent says “Wow,” and it’s not an exaggeration, you pay attention.
What’s driving this? More people want in. Inventory in East Hampton rose 44% year-over-year. In Westhampton, it jumped 33%. The increase in choice is giving buyers more reason to act—and they are. Even with the median home price still hovering near $1.9 million, the energy is urgent. Homes aren’t just being listed—they’re being snapped up.
And this isn’t just some short-term bounce. From January to May, 675 homes sold across the Hamptons, up from 615 a year ago. That’s a 10.3% YoY rise, and that pace hasn’t let up going into Q3.
I know what you’re thinking: with prices this high, who’s still buying? We’ll get into that in the next section. But here’s what you should really take away right now—this market isn’t just active. It’s alive.
Who’s Buying—And What They’re Really After
Let me tell you what’s changed: this year, it’s not just hedge fund millionaires scooping up beachfront estates. It’s couples from Manhattan looking for a real weekend escape. It’s downsizers trading massive legacy homes for something easier to maintain—but still stunning.
According to Realtor senior economic research analyst Hannah Jones, over 675 homes were sold from January to May 2025, compared to 615 in the same period last year. That’s a 10.3% increase, even with prices holding firm or climbing in many areas.
But here’s the thing—you’re not just seeing ultra-luxury movement. The hottest segment right now is the “luxury middle”: homes priced between $2 million and $5 million. These aren’t fixer-uppers. They’re well-finished, manageable-size homes that still come with prestige, privacy, and location.
I’ve also heard more and more agents talk about what they’re calling “downsized luxury.” Think about it—if you’ve owned a $10 million mansion for 20 years, do you really want to maintain all that square footage anymore? A newer, tighter $3.5M home in the same neighborhood, move-in ready, starts to sound pretty attractive.
And if you’re a first-time Hamptons buyer, this is your lane. This is where the real action is.
Even with the median home price still hovering near $1.9 million, the energy is urgent. Homes aren’t just being listed—they’re being snapped up, especially at a time when median home prices across the U.S. are also setting records.
Move-In Ready or Nothing: Why Renovations Are Out
If you’re imagining snagging a deal and doing a full remodel—pause. That buyer mindset is shifting, fast.
People today don’t want to spend their weekends dealing with contractors. They don’t want to tear out kitchens or figure out what walls can be moved. They want done. They want to open the door, put their bags down, and live.
As Todd Bourgard, Douglas Elliman’s CEO for the region, recently told 27east.com, people who were previously on the sidelines are now jumping in because they’re finally seeing quality homes they can move into immediately. That’s the trigger.
And I get it. After what we all lived through the past few years, who wants the headache of managing a gut reno while juggling life in the city?
If you’re a seller right now, this is your competitive edge: turnkey sells.
If you’re a first-time Hamptons buyer, this is your lane. This is where the real action is. You might want to check out smart ways to save for a first or second home—even in high-cost areas like the Hamptons.
The Ultra-Rich Aren’t Slowing Down—They’re Doubling Down
Now let’s talk about the top of the pyramid. You’d think in this market, with interest rates and global uncertainty, the ultra-rich might pull back a bit. Not even close.
In fact, sales in the $20+ million category are up 33% this quarter, according to fresh data shared by Judi Desiderio with Realtor.com. That’s not a small bump—that’s serious money moving.
The median sale price in the ultra-luxury segment is now $11.35 million, and it’s places like Bridgehampton, Sagaponack, and Water Mill that are pulling those numbers up. Median listing prices in those towns in June were $7.94M, $7.3M, and $6.7M, respectively.
So what does that mean for you?
If you’re looking above $10M, yes, competition is heating up. But if you’re not in that tier, this is actually a good sign—because it shows long-term confidence in the Hamptons isn’t going anywhere. When billionaires are still buying, it says something about the market’s staying power.
Where the Real Heat Is—Town by Town
Let’s break it down—because not all of the Hamptons is moving at the same speed.
Right now, Sag Harbor is stealing the show. It’s not just about waterfront homes either. It’s the lifestyle. It’s vibrant, walkable, and has that year-round buzz that a lot of buyers want.
Home sales in Sag Harbor are up nearly 40% year-over-year. In Water Mill, they’re up 115.4%, and Bridgehampton isn’t far behind at +43.5%.
That’s not just random fluctuation. That’s a shift in how people are choosing to live.
And if you’re watching inventory, here’s something important: East Hampton listings are up 44% YoY, Westhampton up 33%, and luxury inventory overall is up 8.2%.
So if you’ve been sitting back waiting for the right window to buy, this might actually be it. There’s more to choose from, and momentum is strong in the exact towns you probably already love.
By the way, I recently came across a WhatsApp channel where buyers are sharing quick updates on off-market listings, local buzz, and which towns are heating up—it’s been surprisingly helpful for spotting shifts before they hit the headlines.
Post-Pandemic Psychology: This Market Isn’t About Panic Anymore
I remember how frenzied 2020 felt—when buyers were throwing cash at anything with a roof just to get out of the city. That chaos drove the Hamptons market to nearly $1 billion in sales in just one quarter.
But this isn’t that.
Today’s Hamptons buyer is calmer, more strategic, and focused on lifestyle. They want a space they can enjoy, not just a panic pad.
In fact, prices hit an all-time high earlier this year, with median sales topping $2 million for the first time. Even though that number dipped slightly in Q2 (-7.1%), the appetite hasn’t cooled. Homes are still moving fast—even in areas where prices jumped sharply, like Quogue (+18%), Westhampton (+51.5%), and Hampton Bays (+12.8%).
And here’s what’s wild: despite those jumps, homes are selling faster than they did last year—in some cases, 20+ days faster.
If you’re thinking about buying out here, this isn’t a market fueled by FOMO anymore. It’s buyers who are clear, committed, and ready to act. And that clarity is changing everything.
What about you—are you still seeing the Hamptons as a lifestyle buy or more of an investment play? I’d love to hear your take in the comments.
Should You Buy, Sell, or Wait? Let’s Get Real
Let me be honest with you—I don’t believe in hype-based investing or pressure buying. But I also don’t believe in analysis paralysis.
If you’re looking in the $2M–$5M range, and you find something turnkey in Sag Harbor or Water Mill? It might be time to move. Inventory is better than last year, but still competitive. Waiting six more months could mean higher pricing or fewer options.
For sellers, especially those sitting on mid-range luxury homes, this is the moment. Buyers want move-in-ready, downsized elegance. If that’s what you’ve got, list it while the demand is there. Don’t wait for a potential slowdown that could cool the vibe next spring.
And if you’re an investor, keep your eye on North Fork spillover, especially Greenport and Southold. They’re not as flashy, but appreciation is climbing, and you’re not battling with $10M buyers for the same square footage.
If you’re an investor, keep your eye on North Fork spillover, especially Greenport and Southold. They’re not as flashy, but appreciation is climbing, and you’re not battling with $10M buyers for the same square footage—though certain rental markets like California’s Inland Empire are drawing investor attention too.
Why the Hamptons Still Have That Pull?
If there’s one thing that hasn’t changed since 2020, it’s this: people still dream about owning here. And even with shifting trends, that emotional pull hasn’t faded—it’s just evolved.
We’re no longer in panic-buy mode. We’re in purpose-buy mode. People want homes they can actually use, in communities they feel connected to. Places like Sag Harbor aren’t just hot for the stats—they’re hot because they feel alive year-round.
Yes, prices are high. Yes, inventory is tight. But when you look past the spreadsheets, you see something deeper: lifestyle wins. That’s what buyers are really chasing—and what sellers need to understand.
So whether you’re looking to buy, list, or just watch the market—pay attention to who’s moving, what’s selling, and why it matters now.
Looking for more sharp insights like this? Head over to our Real Estate & Homeownership section and explore more trends shaping the real estate market.
Disclaimer: This article is for informational purposes only and does not constitute financial or real estate advice. Market conditions can change rapidly—always consult with a licensed agent or advisor before making property decisions. Data cited is accurate as of Q2 2025.
