2026
Q2
EAST END MARKET REPORT
Tim Davis
The Hamptons Luxury Market Leader
258 HORSEMILL LANE, WATER MILL | $45,000,000
495 OX PASTURE ROAD, SOUTHAMPTON | $35,000,000
SINGLE FAMILY SOUTH FORK
2ND QUARTER REPORT 2026 The South Fork reported 354 single-family home sales in Second Quarter 2026, a 16% decline from a year ago. The drop was enough to put the number of reported closings at their lowest second-quarter number in more than ten years. It also marked the second consecutive quarter of year-over-year decreases, following a five quarter stretch with higher or steady sales. Across the South Fork, eight of the 14 submarkets posted year-over-year declines in reported closings, with several showing steep pullbacks. Nearly all submarkets west of the canal saw annual declines, except Westhampton Beach, which saw no change. East of the canal, results were more mixed. East Hampton Village more than doubled its reported closings, up 114% year-over-year, from a low point one year ago to the second-highest figure in more than three years. Shelter Island and Water Mill also had notable increases, up 42% and 23%, respectively. However, other hamlets saw pronounced declines: Amagansett dropped 41%, Bridgehampton/Sagaponack fell 36%, and Montauk slid 30%. Southampton Village experienced the largest fall, down 44% year-over-year to its lowest second-quarter figure in at least 10 years. Despite the broad decline in sales, pricing strengthened meaningfully. Median price rose 26% year-over-year to $2.4M and average price climbed 15% to $3.857M. However, sales volume was down 3% because of the nominal decrease in closings. Across the region, six submarkets posted year-over-year dollar volume gains, while eight moved in the opposite direction. Shelter Island saw the most dramatic gain with more than three times as much dollar volume as a year ago. This increase was driven in part by two reported sales at or above $10M whereas a year ago no sales exceeded
ANNUAL CHANGE
354
$1.365B
$3.857M
$2.4M
Sales
Volume
Average Price
Median Price
-16%
-3%
+15%
+26%
that threshold. Shelter Island also reported the largest percentage increase for both average price and median price. Average price was heavily influenced by a nearly $16M sale, while median price rose as high-end transactions, particularly those over $2M, made up a larger share of the market.
2
T I M DAV I S H AM P T O N S .CO M
T I M D AV I S HA M P T O N S . CO M
3
4
T I M DAV I S H AM P T O N S .CO M
T I M D AV I S HA M P T O N S . CO M
5
6
T I M DAV I S H AM P T O N S .CO M
T I M D AV I S HA M P T O N S . CO M
7
8
T I M DAV I S H AM P T O N S .CO M
T I M D AV I S HA M P T O N S . CO M
9
10
T I M D AV I S H AM P T O NS .CO M
T I M D AV I S HA M P T O N S . CO M
11
LUXURY MARKET THE RESIDENTIAL LUXURY MARKET
The luxury market is the top 10% of all home sales by price during the quarter. As various factors redefine the high-end market in any given period, price figures may exhibit more volatility than the market overall. However, because the luxury market is a fixed percentage of the overall market, its changes in the number of sales will always match the overall market. In Second Quarter 2026, South Fork luxury average price jumped 10% to $15.169M The increase was due entirely to one sale at $72M. Without it, average price would have decreased 2%. While the share of sales over $15M stayed the same, an increase in the share of sales under $10M resulted in a 2% decrease in median price to
$10.970M. The most expensive sale of Second Quarter 2026 was an oceanfront residence on East Dune Lane in East Hampton Village, which traded for $72M. Sag Harbor/North Haven recorded the highest number of South Fork luxury transactions, with six closings reported during the quarter. The average luxury sale price for the North Fork swelled 77% annually, and median price grew 82% year-over-year. The median increase was due to a greater share of sales over $3M. While 77% of North Fork luxury sales this year were over $3M, just 22% were a year ago. The highest-priced North Fork sale was a 78-acre Peconic compound with direct access to a deep-water creek off Little Peconic Bay that closed for $15M.
111 COBB ISLE ROAD, WATER MILL | $31,995,000
6 OX PASTURE ROAD, SOUTHAMPTON | $11,950,000
LAND MARKET & INVENTORY LAND MARKET The South Fork recorded 26 vacant land closings this quarter, down 38% annually. Sales volume followed the same trend, dropping 13%. However, median price increased 21% to $1.350M because of an increased share of sales over $2M, and average price jumped 40% to $2.818M because of a $14.5M sale in Water Mill, offering water views and direct access to Mecox Bay.
INVENTORY Inventory is the number of East End properties listed for sale at the end of the quarter. At the end of June, there were 1,866 active listings, down 8% annually. This figure falls just 3% below the five-year second-quarter average.
12
T I M D AV I S H AM P T O NS .CO M
T I M D AV I S HA M P T O N S . CO M
13
TimDavisHamptons.com
Methodology & Source For the purposes of the South Fork market comparison, this report contrasts the villages and hamlets from Remsenburg to Montauk, plus Shelter Island, while the North Fork encompasses the area extending from Aquebogue to Orient. The Corcoran Report uses market-wide data from Suffolk Vision Incorporated, based in Smithtown, NY and is based upon transactions reported from October through December 2024. It compares data to that reported in the same period of 2023 as well as the prior quarter. There can be a significant period between when a contract is signed, the sale is closed, and then reported publicly. As a result, many transactions in this analysis actually occurred prior to being reported.
Real estate agents affiliated with The Corcoran Group are independent contractors and are not employees of The Corcoran Group. The Corcoran Group is a licensed real estate broker located at 24 Main St., Southampton, NY 11968.. All material presented herein is intended for information purposes only and has been compiled from sources deemed reliable. Though information is believed to be correct, it is presented subject to errors, omissions, changes or withdrawal notice.