The East End of Long Island saw its two regions head in opposite directions during the last three months of 2025. The Hamptons saw prices climb to all-time highs, even as the number of deals went down a bit. The North Fork, on the other hand, had more sales close, but prices weren’t as strong as the year before. This shows that even close by, these markets can act differently.
In the Hamptons, the median price for condos and houses jumped to $2,337,500, a 33.6 percent increase from the same time last year. That’s the highest it’s ever been, according to The Elliman Report. The average price was $3,762,062, up 25 percent.
Despite the higher prices, the number of completed sales in the Hamptons dropped slightly by 2.3 percent, to 470. The report said that prices rose a lot, but overall sales dipped a bit, but were still better than the average for the last ten fourth quarters.
The number of homes for sale stayed about the same, with 1,070 listings, up just 0.6 percent from the year before. The report made clear that the number of homes available was still much lower than the average for the last ten fourth quarters.
One thing that changed was how long homes stayed on the market. The average time on market (from the most recent listing date) went up to 127 days, compared to 102 days the year before. Sellers also didn’t have to drop their prices as much: the average discount was 9.4 percent, less than the 10.5 percent from the same period last year.
At the high end of the market, the quarter was marked by big-money deals. The report pointed out that sales above $5 million were the highest ever recorded. In the luxury segment (the top 10 percent of sales), the average price was $14,921,563, up 34.3 percent from the year before. The median luxury price was $11,400,000, up 10.1 percent. To get into that luxury category, you needed to spend at least $7,375,000.
The types of homes being sold also showed that the Hamptons is still mostly about single-family houses. They made up 96.4 percent of the sales and 98.1 percent of the total money spent during the quarter. Only 14.4 percent of homes sold for more than the asking price, while 71.6 percent sold for less. So, the market still favored discounts, but not as much as it had in the past.
On the other hand, the North Fork’s quarter was more about the number of sales than the prices.
The number of closed sales rose to 166, which is 18.6 percent higher than the year before. The report said that lower mortgage rates since the summer helped cause the increase.
Prices didn’t follow the same pattern. The median price on the North Fork was $987,000, down 1.3 percent from the year before. The average price was $1,392,931, a 6.3 percent drop from the previous year.
The number of homes for sale went up a lot more than in the Hamptons. There were 109 listings, a 29.8 percent increase, giving buyers more options and probably more power to negotiate. Still, the report mentioned that the number of homes for sale was still half of what it usually is in the fourth quarter, meaning that more listings didn’t necessarily mean a lot of listings compared to the past.
Homes on the North Fork also took longer to sell. The average time on market went up to 111 days, from 90 days the year before. Sellers had to offer bigger discounts, too: the average discount was 10.4 percent, compared to 8.0 percent in the same period last year.
At the high end, the luxury market on the North Fork was busy but mixed. The median luxury price was $3,250,000, up 8.3 percent from the year before, while the average luxury price was $3,877,659, down 11.2 percent. This kind of difference can happen when there are a few really expensive deals that skew the numbers. The report noted that sales above $2 million were the highest ever.
Across the East End, the Hamptons continued to lead in both sales and value: 73.9 percent of the sales and 89.7 percent of the total money spent came from the Hamptons, according to the report.
The detailed information shows that conditions can vary a lot from place to place. In the Hamptons, towns like Amagansett had median prices above $7 million, while others saw big changes that might just be due to small sample sizes rather than actual market shifts. On the North Fork, towns like Cutchogue and Greenport had very different outcomes, again showing that the North Fork is really a collection of different markets.
The reports, which were prepared for Douglas Elliman by Miller Samuel Real Estate Appraisers & Consultants, paint a picture of a region that has settled into a normal pattern after a boom. There are fewer bidding wars, homes take longer to sell, and prices are still going up in the Hamptons. But on the North Fork, prices are more mixed and depend more on interest rates.
The Hamptons Report
The North Fork Report
