The center of the Hamptons market just took the lead. If you are planning to buy or sell in Suffolk County this year, the action is concentrated between 1 million and 5 million dollars. Understanding why will help you position your next move with confidence. Here is what shifted, what it means for you, and how to act with clarity.
Let’s dive in.
Q1 2025 snapshot: momentum in the middle
- The median Hamptons sale price hit $2,040,000 for the first time in Q1 2025. That is up about 13 percent year over year. Miller Samuel’s Q1 report
- Closed sales surged to 423 transactions, an 85.5 percent jump from Q1 2024. Miller Samuel
- Active listings reached 1,181, with 8.4 months of supply, 132 days on market, and an average ~11 percent listing discount. Miller Samuel
- The 1 million to 5 million dollar band accounted for 54.6 percent of all sales, a record share that drove the higher median. Miller Samuel
Meet the “Hamptons Middle” (1M to 5M)
This is where most buyers and sellers are engaging right now.
- Share of sales in this bracket rose from about 39 percent in Q1 2024 to 54.6 percent in Q1 2025. Miller Samuel
- Near 1 million, you are often looking at renovated cottages, smaller single-family homes, and townhome-style condos that appeal to a broad buyer pool. Miller Samuel
- Toward 3.5 to 5 million, many sales are turn-key second homes in desirable villages, and activity in 3.5 to 4.99 million grew notably. Local coverage
Why activity surged
More inventory, more matches
Rising listing inventory over recent quarters enabled more transactions, easing the scarcity seen earlier in the cycle and helping buyers find better fits. Miller Samuel
Financing confidence returned
Analysts and local reporting point to buyers in the 1M to 5M bracket using mortgage financing again as markets and sentiment stabilized. Real Estate News
Wealth flows supported demand
Press coverage links activity in the Hamptons to gains among financial-sector buyers, which historically boosts second-home demand. Business Insider
South Fork led the gains
Regional reporting shows the South Fork drove the larger jump in median prices, while the North Fork also improved at lower price levels. Corcoran’s East End report
What this means for buyers
- Get fully pre-approved and be clear on your budget. The middle market is active, and strong financing signals help you compete. Miller Samuel
- Expect selective competition. Standout, turn-key homes can draw multiple offers, yet the overall 132 days on market and ~11 percent average discount show room to negotiate when pricing and presentation are off. Miller Samuel
- Use village-level comps to guide offers. Conditions vary by micro-location and property type, so tie your bid to recent, local sales.
What this means for sellers
- Price to the market, not to aspiration. The middle is busy, and well-priced listings can move quickly. Overreach can widen the discount and add weeks to your timeline. Miller Samuel
- Lean into presentation. Buyers in this band value turn-key condition. Staging, design-led updates, and complete listing collateral help command stronger results.
- Consider timing. Spring and summer draw the widest audience. Use pre-market outreach to prime interest before you launch.
Village-level perspective
Median prices vary widely by village and quarter.
- Recent Q1 medians included Sagaponack around $7.4M, Wainscott around $6.28M, Bridgehampton around $2.9M, Southampton around $2.426M, and Sag Harbor around $2.25M. Sample sizes are small in some areas, so treat these as directional, not definitive. Miller Samuel
The bottom line
The Hamptons Middle is setting the pace. With inventory up and financing active, buyers have more choice and sellers have a larger audience. If you align price, presentation, and timing, you can move with confidence in 2025.
For a tailored plan that pairs design-forward presentation with local market intelligence, connect with Deborah Srb to get started.
FAQs
What is the “Hamptons Middle” price range and why does it matter?
- It is the 1 million to 5 million dollar bracket, which reached a record 54.6 percent of Q1 2025 sales and helped push the median above $2.04M. Miller Samuel
How competitive is the Hamptons market right now for buyers?
- Selective competition exists for turn-key homes, while overall 132 days on market and ~11 percent listing discounts show not every listing sells over asking. Miller Samuel
How did prices and sales change in Q1 2025 across the Hamptons MLS?
- The median price reached $2,040,000 and closed sales jumped to 423, an 85.5 percent year-over-year increase. Miller Samuel
Which Hamptons areas posted higher medians last quarter?
- Examples include Sagaponack around $7.4M, Wainscott around $6.28M, Bridgehampton around $2.9M, Southampton around $2.426M, and Sag Harbor around $2.25M, with small sample caveats. Miller Samuel
Should Hamptons buyers wait for lower mortgage rates before acting?
- Many buyers in the 1M to 5M bracket proceeded with financing in early 2025, suggesting willingness to transact at prevailing costs while watching future rate moves. Real Estate News
What can sellers do to stand out in the 1M to 5M bracket?
- Price to recent comps, present a turn-key product with thoughtful staging, and launch in-season with strong pre-market exposure to capture the largest pool of qualified buyers. Miller Samuel
