The East End Real Estate Market Report: 2Q 2025
“The East End market continued its upward trajectory in the second quarter, with the South Fork posting its third consecutive quarter of annual sales growth — a milestone not seen since 2021. Amagansett stood out with a remarkable 144% surge in sales, while East Hampton led in total closings and luxury activity. On the North Fork, despite a modest dip in sales, rising prices and a 15% gain in dollar volume indicate that buyer demand remains strong. With inventory tightening for the first time in over a year across the East End, the market is showing signs of renewed momentum as we head into the second half of 2025.”
– Ernie Cervi, Regional Senior Vice President, East End
South Fork/Hamptons
With sales up 16% annually in the Second Quarter of 2025, sales have increased for three consecutive quarters for the first time since 2021.
- Though despite the annual increase, the 419 closings were 7% lower than last quarter.
- Compared to 2Q 2024, 11 of the 14 submarkets saw increased sales, while two were lower than last year and one remained level. Amagansett had the greatest increase in the number of sales, displaying a 144% YOY increase.
- Dollar volume trends followed the rise in sales, climbing 15% YOY to $1.409B. Amagansett also saw the largest percentage gain (148%), as closings reported over $10M doubled with one sale exceeding $24M.
Median price was level with 2Q 2024 after rising annually in six of the past seven quarters.
- Compared to a year ago, median price declined in eight of the 14 South Fork submarkets.
- East Hampton Village had the most notable increase, up 43% as four of its seven sales closed over $10M.
- Amagansett had the largest percentage decrease in median price, down 19% annually because of a smaller share of sales below $4M.
Residential Luxury Market (top 10% of all residential sales):
- On the South Fork, luxury average price fell 4%, down to $13.821M
- Median price increased by 7% to $11.250M due to a larger share of sales above $15M.
- East Hampton had the most expensive reported sale, an off-market compound on Further Lane for $48.5M, and also accounted for eight luxury sales this quarter, the most of any submarket.
North Fork
Sales on the North Fork fell 5% annually, marketing the third annual decline over the past four quarters.
- Majority of the submarkets reported year-over-year drops in sales, with Greenport experiencing the sharpest drop of 24%, a total of four fewer sales. Aquebogue/Jamesport had the strongest percentage gain up 45% annually.
- Four of the six North Fork submarkets saw sales volume increase versus 2024, driven by higher prices. Aquebogue/Jamesport saw the most significant increase in dollar volume, up 83% to $18.526M.
Median price increased 13% YOY to $999K, the largest annual percentage increase since 1Q 2023.
- Average price climbed more sharply, up 21% annually, the third consecutive annual increase, due to a 50% jump in the number of sales over $1.5M.
- Median price was up 50% in Cutchogue to $1.368M. Mattituck/Laurel was the only submarket with a decline in median price, down just 7% YOY to $830K.
In the residential luxury market (top 10% of all residential sales):
- The average luxury sale price on the North Fork increased 26% annually and median price increased 8% YOY.
- Two sales closed over $4M this quarter compared to none at this time last year.
- The highest priced sale on the North Fork was residence on Shelter Island Sound for $6.725M.
