Fifteen years of Hamptons prices.
The record runs to an all-time high in 2025, on a market that has spent decades taxing its own sales to retire land permanently from circulation. Sixty-four South Fork and North Fork places, each to a single published number.
- Median, 2025
- $2.08M
- Since 2011
- +207.7%
- Places
- 64
- On record
- 2011–25
The median tripled while the supply shrank.
The Hamptons median sale price has more than tripled since 2011, reaching an all-time high of $2.08 million in 2025. It rose through the 2020 surge and kept rising after — the binding constraint here is inventory, not demand.
Volume tells the other half of the story: Hamptons sales nearly halved between 2020 and 2023, from 2,186 to 992, while the median kept setting records. When the constraint is supply, price and volume come apart.
The scarcity is engineered.
Supply is legally, permanently constrained. Since April 1999 the Community Preservation Fund has taken roughly $2 billion out of the transaction stream and spent it removing land from the market forever. Nearly half the housing stock in East Hampton is seasonal. This is a market where the buyer pool is national and the inventory is finite and shrinking.
Collected by the Peconic Bay Community Preservation Fund since 1999 — a 2% buyer-side transfer tax across the five East End towns, spent buying land out of the market for good.
Permanently protected in Southampton alone by that fund — supply that never comes back.
Of East Hampton's housing stock is seasonal, recreational or occasional use (Census ACS, 2020–2024).
The entire Hamptons for-sale inventory at the end of 2025, down from about 1,730 in 2011 — a national buyer pool against barely a thousand listings.
Three moments that shaped the record.
- 1999The market starts buying itself
The Peconic Bay Community Preservation Fund takes effect on 1 April 1999: a 2% buyer-side transfer tax on East End sales, earmarked for permanent land acquisition. Cumulative collections across the five East End towns now exceed $2 billion, roughly $881 million of it in Southampton alone. Every dollar collected is a dollar of demand converted into permanently withdrawn supply.
- 2020-2021The migration quarter
The Hamptons market went vertical in the spring of 2021. Q2 closed 675 sales against 433 a year earlier, inventory fell 43% to 1,081 homes, and months of supply dropped from 13.2 to 4.8, the tightest in the record. National buyers arrived faster than the East End could list.
- 2022-2023The market held
Demand cooled in 2022, and the market held. Sales slowed sharply, but listings stayed scarce and the median went on to a new high in 2025. A market with a permanently shrinking supply holds its price on scarcity alone, so long as its owners are never forced to sell.
The villages behind the median.
The Hamptons trades as a single median. Underneath it are sixty-four markets that do not move together — each a single published number for the stated year, with the base year shown wherever a change begins later than its label.
Sag Harbor
Single Family · median price · 2015–2025 on record · The Roebling Research Desk
East Hampton
Single Family · median price · 2015–2025 on record · The Roebling Research Desk
Southampton
Single Family · median price · 2015–2025 on record · The Roebling Research Desk
The full South Fork and North Fork record.
Villages & hamlets
| Place | Sale price | Change · base year | Sales |
|---|---|---|---|
| Westhampton Dunes | $6.85M’25 | 1y +86.5%’22 +107.7%’16 +178.6% | 2 |
| Bridgehampton | $6.81M’25 | 1y +0.9%’22 +98.4%’16 +134.8% | 15 |
| Amagansett | $6.76M’25 | ’22 −28.8%’16 +246.8% | 9 |
| Sagaponack | $5.8M’25 | 1y −31.8%’22 −4.9%’16 +307.0% | 5 |
| Wainscott | $5.22M’25 | 1y −44.1%’22 +201.7%’16 −27.6% | 4 |
| Water Mill | $4.96M’25 | 1y +6.8%’22 −33.3%’16 +65.3% | 16 |
| Westhampton Beach | $3.38M’25 | 1y +87.5%’22 +134.4%’16 +508.1% | 12 |
| Montauk | $2.7M’25 | 1y +31.9%’22 +61.2%’16 +105.3% | 17 |
| Northwest Woods· single source | $2.57M’25 | 1y −4.3%’23 +41.1% | 12 |
| North Haven | $2.48M’25 | 1y −57.0%’22 −38.1%’16 −57.0% | 11 |
| Noyac· single source | $2.3M’25 | 1y +47.0%’23 +53.3% | 9 |
| Sag Harbor | $2.17M’25 | 1y +24.3%’22 −7.0%’16 +111.2% | 21 |
| North Sea· single source | $2.08M’25 | 1y +30.0%’23 +71.6% | 22 |
| Remsenburg | $1.86M’25 | 1y −12.5%’22 −9.0%’16 +70.7% | 5 |
| Southampton | $1.8M’25 | 1y +18.8%’22 +16.1%’16 +46.6% | 37 |
| Orient | $1.75M’25 | 1y +3.0%’22 +40.8%’16 +37.9% | 3 |
| East Hampton | $1.75M’25 | 1y +14.8%’22 +2.9%’16 +106.7% | 60 |
| Shelter Island | $1.66M’25 | 1y −22.8%’22 −28.6%’16 −0.7% | 15 |
| Westhampton | $1.41M’25 | 1y +13.5%’22 +0.4%’16 +158.8% | 10 |
| Springs· single source | $1.41M’25 | 1y +12.8%’23 +8.5% | 13 |
| East Marion | $1.32M’25 | 1y +52.3%’22 +68.2%’16 +126.5% | 9 |
| Greenport | $1.23M’25 | 1y +78.4%’22 +48.6%’16 +228.0% | 11 |
| Eastport | $1.23M’25 | 1y +69.0%’22 +68.4%’16 +167.4% | 4 |
| Speonk | $1.23M’25 | 1y +206.3%’22 +63.6%’16 +151.3% | 1 |
| East Quogue | $1.16M’25 | 1y +26.1%’22 −1.4%’16 +99.5% | 15 |
| Orient Point· single source | $1.13M’25 | — | 6 |
| Laurel | $1.1M’25 | 1y +51.7%’22 +58.7%’16 +83.4% | 5 |
| Mattituck | $1.09M’25 | 1y +8.9%’22 −5.4%’16 +81.3% | 12 |
| Cutchogue | $1.08M’25 | 1y +20.2%’22 +9.1%’16 +78.6% | 14 |
| Southold | $1.05M’25 | 1y −2.5%’22 +0.5%’16 +84.6% | 20 |
| New Suffolk | $1.05M’25 | 1y −7.7%’22 +47.1%’17 +70.7% | 1 |
| Hampton Bays | $892K’25 | 1y +4.7%’22 +12.6%’16 +102.8% | 30 |
| Peconic | $840K’25 | ’22 +0.6%’16 +7.7% | 2 |
| South Jamesport | $835K’25 | ’22 −9.7% | 3 |
| Quogue | $825K’25 | 1y −2.4%’22 +25.0%’16 +5.1% | 2 |
| Aquebogue | $812K’25 | 1y −13.6%’22 +29.9%’16 +67.4% | 8 |
| Jamesport | $775K’25 | 1y −16.0%’22 −29.2%’16 +103.9% | 5 |
| Riverhead· single source | $508K’24 | 1y +0.6%’22 +23.2%’16 +63.7% | 58 |
| Calverton· single source | $472K’18 | 1y +56.0%’16 +47.9% | 11 |
| Wading River· single source | $310K’18 | 1y −26.4%’16 −29.5% | 17 |
| Baiting Hollow | $300K’18 | 1y −24.1%’16 −48.5% | 8 |
Combined & sub-market areas
| Place | Sale price | Change · base year | Sales |
|---|---|---|---|
| Bridgehampton + Sagaponack· single source | $6.84M’25 | ’16 +226.0% | 22 |
| East Of The Canal Total· single source | $2.75M’25 | 1y +10.3%’23 +17.0% | 319 |
| East Of The Canal· single source | $2.65M’25 | — | 319 |
| North Haven + Sag Harbor· single source | $2.5M’25 | ’16 +111.3% | 61 |
| Hamptons East Of Shinnecock Canal· single source | $2.2M’24 | — | — |
| Remsenburg + Westhampton· single source | $1.98M’25 | ’16 +123.2% | 14 |
| Quogue + Quogue Village· single source | $1.88M’20 | 1y −10.5%’16 +41.9% | 18 |
| West Of The Canal Total· single source | $1.8M’25 | 1y +80.7%’23 +80.5% | 101 |
| West Of The Canal· single source | $1.57M’25 | — | 115 |
| East Marion + Orient· single source | $1.54M’25 | ’17 +103.8% | 15 |
| Orient + Orient Point· single source | $1.13M’25 | 1y +5.1% | 6 |
| Jamesport + South Jamesport· single source | $992K’25 | 1y +15.8% | 6 |
| East Quogue + Hampton Bays· single source | $980K’25 | ’16 +125.3% | 68 |
| Laurel + Mattituck· single source | $975K’25 | ’22 −24.3%’17 +63.6% | 26 |
| Peconic + Southold· single source | $950K’25 | — | 28 |
| Hamptons West Of Shinnecock Canal· single source | $950K’24 | — | — |
| East Hampton + Wainscott· single source | $925K’17 | 1y +5.5% | 143 |
| Aquebogue + Jamesport· single source | $845K’25 | ’16 +89.9% | 15 |
| Hamptons· single source | $765K’12 | 1y −1.9% | 405 |
| North Sea + Noyac· single source | $675K’18 | ’16 +13.4% | 1 |
| East Marion + Orient + Peconic· single source | $550K’14 | 1y +20.9% | 28 |
| Cutchogue + Laurel + Mattituck· single source | $547K’14 | 1y +30.2% | 47 |
| North Fork· single source | $419K’12 | 1y −6.9% | 156 |
In the smallest hamlets a year can rest on a handful of sales; read the direction, not the decimal. Where a figure rests on a single reporting source it is marked as such and is never presented as corroborated.
Sources & method
The Roebling Research Desk maintains this record from published market reports and public data — the Hamptons market series for the price record, Census figures for the seasonal-housing and protected-land data, and the seasonal brokerage and MLS record for the place-level numbers.
Every figure is shown as published for its stated year. Nothing is averaged, interpolated or estimated: where two sources report the same place, the Desk leads with a single canonical series rather than blending numbers that would describe no market that exists. Percent changes carry their real base year wherever a series begins later than the label — so a move is never silently relabelled.
Buying or selling in the Hamptons?
The record tells you where a place has been; a Compass East End specialist tells you what it means for your transaction. A 30-minute consultation gets you the framework — the village-level comps, the CPF and mansion-tax math, and the right introduction.
The Roebling Team at Compass is a New York–licensed practice concentrated in Manhattan. For Hamptons transactions, we typically collaborate with Compass agents specializing in the East End market — clients get on-the-ground expertise on local inventory and dynamics while keeping the analytical framework consistent across their NY portfolio. This calculator is an informational research tool, not solicitation of representation.
For trans-market clients (Manhattan + Hamptons portfolios) or to discuss your specific transaction, schedule a consultation. Where appropriate, we’ll introduce you to a vetted Compass agent specializing in the East End.