The East End Real Estate Market Report: 2Q 2026
“The East End market demonstrated its resilience this quarter, with limited inventory and sustained buyer demand continuing to support rising home values. On the South Fork, median price climbed 26% year over year to $2.4 million, driven by strong interest in premier properties and several ultra-luxury sales.
On the North Fork, notable high-end transactions highlighted continued demand among luxury buyers, reinforcing the region’s enduring appeal. Well-positioned properties continue to attract strong interest across the East End, reflecting confidence in the market’s long-term outlook.”
– Ernie Cervi, Regional Senior Vice President, East End
South Fork sales eased, even as pricing kept climbing.
- Single-family closings fell 16% YOY to 354 — the lowest second-quarter total in more than a decade.
- East Hampton Village sales more than doubled (+114% YOY); Shelter Island (+42%) and Water Mill (+23%) also posted gains.
- Median price rose 26% YOY to $2.4M; average price climbed 15% to $3.857M.
- Sales volume slipped just 3% to $1.365B — Shelter Island volume more than tripled YOY, driven by two sales at or above $10M, versus none a year ago.
North Fork sales softened, with pricing diverging.
- Single-family sales fell 9% YOY to 89 closings — the softest second quarter in more than a decade.
- Sales volume held flat YOY at $130.372M, as rising average price offset fewer transactions.
- Greenport was the only submarket to post a sales gain.
- Median price slipped 7% to $927K; average price rose 10% to $1.465M.
Luxury pricing took different paths on the South and North Forks.
- South Fork luxury (top 10%) average price rose 10% to $15.169M due entirely to a single $72M sale — an oceanfront home in East Hampton Village and the quarter’s top sale overall — while median price slipped 2% to $10.970M.
- North Fork luxury average price jumped 77% and median price climbed 82%, led by a $15M, 78-acre Peconic compound.
Condo sales softened on both forks.
- South Fork condo sales fell 37% YOY to 22 closings; average price rose 12%, but dollar volume still dropped 29% because of a smaller share of sales over $1M.
- North Fork condo activity was light with just one sale, down 75% from four a year ago. Median and average price rose 56% and 25%, respectively.
Land and commercial sales pulled back, but pricing was mixed.
- South Fork land sales fell 38% YOY to 26 closings; median price rose 21% to $1.350M because of an increased share of sales above $2M.
- North Fork land sales fell 22% YOY; median price slipped 3% to $535K.
- South Fork commercial sales fell 25% to 15 closings; fewer sales over $10M and more under $1M drove double-digit declines across volume (-35%), median price (-34%), and average price (-13%)
- North Fork commercial closings rose to 5, all above $1M; average price more than tripled, median price rose 77%.
Inventory kept tightening.
- East End listings totaled 1,866 at the end of June, down 8% YOY, just 3% below the five-year second-quarter average.
