Right now, it’s not just buyers calling the shots in the Hamptons housing market — renters are changing the game, too.
Rental agreements are more flexible, renters want more, and this is changing everything from how things are priced to what people fix up in their houses. Renters want to be able to rent for a week, just for July, or change when they come and go. But they still want a great experience, like they’re staying in a hotel: nice furniture, a heated pool, a great kitchen, and Wi-Fi that works without fail. On top of that, people who bought houses during the pandemic and are now renting them out have put many more rentals on the market, mostly recently built houses. Because of this, older houses have to improve, offer something special for the price, or change their rental rules to keep up.
So, what does this mean if you want to buy a place? We talked to brokers and asked them two important things: How is the rental market changing? And what things in a house are people willing to pay more for now, compared to what used to be important?
Zellman Lambert Team, Saunders & Associates
The rental market is seeing a big change: renters really want flexibility. Instead of signing long leases, lots of people now want to rent by the week or just for a month, like July. Because of this, owners are having to rethink their prices, how they market their places, and how they handle things.
Also, renters now want places that are more like fancy hotels. They expect nice stuff like updated rooms, good Wi-Fi, fancy kitchens, and perks like heated pools. They also want more freedom with when they can arrive and leave. One more thing changing things up is the number of rentals out there. People who bought houses during the pandemic and then turned them into rentals have added a bunch of places to the market, especially newer ones. So, older houses have to work harder to keep up. They might need to get upgrades, change their prices, or offer better deals to stay in the game.
When it comes to buying, the things that still get top dollar are the things you can’t fake: where you are, being on the water, and having access to the beach. Views of the ocean, private beaches, and being close to shops, restaurants, and transportation are still at the top of people’s lists. Renters and buyers will pay more for these things. Also, anything that lets you live well outside is a plus. Things like heated pools, outdoor kitchens, fire pits, patios, grills, and outdoor living rooms that add to the home’s living space are big wins. Feeling good is now a value, too. Spa-like bathrooms, saunas, steam rooms, and cold plunge pools are getting popular, along with gyms, yoga spaces, and wellness areas. Buyers will pay extra for rooms that can be used in different ways, like home offices or studios with good light, privacy, and solid internet.
At the same time, some things that used to be must-haves aren’t as important anymore. For instance, not as many people care about tennis courts. They would rather have smaller spaces where they can do different activities, like pickleball. Big formal dining rooms and closed-off floor plans aren’t as popular since buyers now like open layouts. Even in the best locations, old houses that don’t have updated kitchens, nice main bedrooms, and fresh bathrooms don’t go for as much money as they used to, unless the price and deal are really good for the buyer.
Sebastian Mobo, Christie’s International Real Estate
What I’m seeing in the Hamptons is that strong rental demand continues to shape how buyers think about value. Many purchasers want the flexibility to enjoy a home personally while knowing it can be rented well if needed. Homes that are turnkey, well-designed, and offer great outdoor living tend to perform best, which gives buyers confidence when stepping into higher price points. There’s also more interest in longer seasonal and shoulder-season stays, making thoughtfully designed, easy-to-manage homes especially appealing.
Buyers are paying up for features that enhance everyday lifestyle and wellness. Spa-like bathrooms, gyms, saunas or cold plunges, seamless indoor-outdoor living, pools, and private entertaining spaces are all high on the list. Move-in readiness and a calm, intentional design matter more than ever. On the other hand, overly flashy or complicated features — like large theaters or novelty rooms — are becoming less important unless they truly add to daily living. Today’s buyers want homes that feel comfortable, effortless, and ready to enjoy from day one.
Sarah Minardi, Saunders & Associates
Jake Sinacori, The Corcoran Group
In the Hamptons, I’m observing two key trends driving renters to become buyers. Long-term year-round renters are increasingly motivated to build equity through property ownership, recognizing that accumulated rental payments could instead fund a down payment on a valuable asset. Additionally, seasonal renters — who traditionally lease for a month — are opting to purchase properties they can enjoy while renting them out during other months to help offset carrying costs. Real estate here remains a strong long-term investment, and these clients often realize the benefits of ownership over time.
Buyers are willing to pay a premium for prime locations and newly constructed homes — timeless elements that never go out of style. Personal tastes vary, of course, but features like gourmet chef’s kitchens and generous outdoor dining and entertaining spaces are highly sought after, perfect for hosting and making the most of our summer weather. Finished basements with additional bedrooms and ample recreation areas are increasingly expected and add significant value. On a different note, investors are highly driven by location. When the right opportunity for land development comes along, location is always at the top of mind.
