Hamptons Real Estate Market Predictions For 2026 Q1

This report combines the most recent closed-sales data for the Hamptons with a current weekly market update and the latest mortgage rate information to show what the market looks like as the quarter begins.

Pricing remains historically high. The market rewards quality and location while giving buyers more room to negotiate compared to the peak frenzy years. In the last closed-sales quarter (Q3 2025), the Hamptons recorded a $2,000,000 median sale price and a $3,505,284 average sale price, with 421 closed sales and 108 days on the market. Conditions also indicated significant negotiating behavior: the report showed an average 10.1% discount from listing prices, with 1,256 listings in inventory and 9.0 months of supply. This indicates a market that can feel balanced in some areas and slower in others, depending on price point and product type.

For seasonal context, the Hamptons’ Q1 2025 report (the most recent first-quarter closed-sales benchmark available) showed a $2,040,000 median and a $3,175,197 average sale price, with 423 closed sales and 132 days on market. Inventory stood at 1,181 listings, with 8.4 months of supply and an 11.0% discount from listing prices. This reinforces that, even at high price levels, buyers have been negotiating effectively for several quarters.

The early Q1 2026 data suggest steady off-season absorption. During the week of December 23, 2025, 13 listings went into contract while 6 new listings came to market, resulting in a net inventory decline of 7 for that week. The same weekly report showed overall inventory as of January 2, 2026, at 1,554 total listings (active and in contract), which included 1,195 active listings and 359 in-contract listings.

“The past year in the Hamptons has been one with more sales, helped by more listing inventory and more high-end sales,” said Jonathan Miller, a market report leader in the nation. “The driver of the market has been a combination of a fairly robust Manhattan housing market and record compensation and profits on Wall Street. The year 2024 was good for the securities industry, which is closely tied to the performance of the East End housing market. The year 2025 has been even better than record-setting 2024, suggesting that 2026 will be another active year out east.”

Mortgage rates provide modest support to buyers who need financing. Freddie Mac’s Primary Mortgage Market Survey reported the average 30-year fixed rate at 6.15% as of December 31, 2025, a slight decrease from the previous week. While many transactions in the Hamptons are cash deals, changes in rates typically matter most in the segment of the market that uses mortgages, and they can impact demand in the spring.

For buyers, Q1 is often the time to secure better terms before spring competition rises. Recent quarters indicate discounts and longer marketing times, which usually create leverage on price as well as inspection credits, closing timelines, and other deal terms—especially for homes that have been on the market longer or aren’t fully turnkey. At the same time, it’s essential to monitor weekly contract activity: when in-contract activity consistently exceeds new supply, negotiating leverage can tighten quickly on the best properties.

For sellers, the main takeaway from recent quarters is that pricing and presentation matter in a market with more options. With listing discounts near 10% in recent reports, sellers typically benefit from entering the market with a strategy that reflects current buyer expectations rather than depending on peak-era comparisons. Listing early in the quarter can still be beneficial, especially before the spring rush. However, the best results usually come from homes that are in good condition, well-staged, and priced appropriately.

*Jonathan Miller and Douglas Elliman’s 2025 Q3, and Q4 were read for context. Learn more about Jonathan Miller at www.millersamuel.com.