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What Can You Get In The Hamptons For Under $1M Right Now? 05.14.2026
As Memorial Day draws near, the Hamptons enter that final quiet stretch before summer fully settles in — and the real estate market begins shifting with it. With demand and urgency growing, there is still some inventory that hasn’t been completely picked over. Want in? Want a deal? Now is the time to to negotiate with sellers.
This is a brief, in-between moment, just before the season hits its full stride. Demand is building, weekend visitors are returning, and buyers are re-entering the market with a growing sense of urgency. Yet inventory still exists that hasn’t been completely picked over, and sellers remain more open to negotiation than they likely will be just a few weeks from now.
For buyers, this marks one of the last opportunities to maintain real leverage before the market changes tone entirely. There is still room to negotiate pricing, enough time to thoughtfully evaluate opportunities, and the ability to move strategically rather than reactively. Once summer officially arrives, that flexibility tends to disappear quickly. Activity accelerates, competition intensifies, and homes begin trading faster — often with less negotiation and higher expectations.
At the same time, the Hamptons market under $1 million continues to quietly shrink. What once served as an entry point for buyers is now becoming increasingly scarce, turning these properties into some of the market’s most strategic long-term opportunities. Whether renovated, repositioned, or simply held as appreciation plays, these homes represent a narrowing segment with growing upside potential.
By mid-summer, much of that optionality disappears. The pace moves faster, pricing hardens, and hesitation becomes considerably more expensive.
529 Montauk Highway, Westhampton Beach
2 Bedrooms / 1 Baths / 724 SF / $825,000
Welcome to this charming cottage located in the Quiogue Hamlet of Westhampton Beach. Set on just shy of a quarter acre, this property offers a wonderful opportunity to create your perfect getaway. The home features two bedrooms and one full bath, along with an eat-in-kitchen and a comfortable living room offering a cozy and functional layout. An unfinished basement provides additional space with potential for storage or future improvements.
Fran Puch
Real Estate Salesperson
+1 516.659.0972
frances.puch@sothebysrealty.com
50 Squires Avenue, East Quogue
3 Bedrooms / 2 Baths / 1200 SF / $879,000
Freshly renovated and thoughtfully reimagined, this charming retreat offers effortless living moments from town and pristine beaches. Spanning approximately 1,200 square feet, the home blends modern comfort with timeless coastal appeal, featuring 3 bedrooms and 2 full bathrooms in a bright, open-concept layout designed for easy entertaining and relaxed everyday living. Sun-filled interiors flow seamlessly between the living room, dining area, and updated kitchen, creating an inviting central gathering space with a clean, contemporary feel. The private primary suite is thoughtfully positioned and features an ensuite bathroom along with sliding glass doors that open directly to the rear yard, inviting indoor-outdoor living throughout the warmer months. Two additional guest bedrooms share a beautifully appointed hall bathroom. Outside, a newly added pool transforms the property into a private summer escape, ideal for lounging, entertaining, or unwinding after a day at the beach. Perfectly located close to charming boutiques, celebrated restaurants, and village shops, this turnkey offering captures the ease and simplicity of coastal living in a beautifully renovated setting.
Thomas Cavallo
Licensed Real Estate Salesperson
631.871.1401
tcavallo@elliman.com
170 Little Fresh Pond Road, Southampton
2 Bedrooms / 1 Baths / 500 SF / $799,000
Located just one house from picturesque Little Fresh Pond, the property enjoys a peaceful atmosphere while remaining exceptionally convenient to both Southampton Village and Sag Harbor Village – each located roughly six miles away – as well as easy highway access. The property is also less than a ten-minute drive to both the ocean beaches of Southampton and the bay beaches of North Sea, offering easy access to some of the East End’s most beloved waterfront destinations. It’s a location that combines tranquility with accessibility, a rare balance in the Hamptons. The existing home is being sold as-is and will require either a full renovation or redevelopment, making it an ideal project for investors, builders, or buyers looking to design a custom retreat from the ground up. Adding to the value, the current owner has already begun the approval process for a new two-bedroom residence and successfully obtained Zoning Board approval. Remaining permits and approvals will be the responsibility of the next owner. Whether restoring the existing cottage or starting fresh with a new vision, this is a compelling opportunity to secure a foothold in one of the most sought-after markets on the East End.
Kellie Baranovich
Compass
kellie.baranovich@compass.com
631 255 2942