WELCOME to Hedgerow's 2024 Market Report, providing an inside look into the various market segments of the Hamptons over the last five years.
THE HEDGEROW data team has compiled information from numerous credible publishings to uncover pertinent trends and statistics, allowing us to provide the most accurate and valuable data to our knowledgeable clientele.
ON THE FOLLOWING PAGES, KINDLY FIND A COMPREHENSIVE ANALYSIS FOR EACH OF THE HAMPTONS' MAJOR MARKET SEGMENTS OVER THE LAST FIVE YEARS.
1 Pandion Road, Shelter Island
Exclusively Listed by Hedgerow
OCEANFRONT
The most unique and rare of all market segments, oceanfront product continues to be in high demand, but realistic pricing is more important than ever.
OCEANFRONT
2024 WAS A CHALLENGING YEAR FOR THE OCEANFRONT SEGMENT, WITH ONLY THREE OCEANFRONT TRADES. TWO OF THESE INCLUDED THE LA DUNE AUCTION IN SOUTHAMPTON AND THE THIRD, WAS A TURN-KEY BEACH HOME IN QUOGUE. THIS SHARP DECLINE WAS DUE IN PART TO THE ABSORPTION IN PREVIOUS YEARS AND A LACK OF NEW INVENTORY COMING TO MARKET.
OVER $15M
Over the last five years, we have seen a great deal of oceanfront inventory be absorbed, notably the record breaking years of 2020 and 2021. We are now starting to see a new wave of inventory come on, but struggle with quality product at fair market value.
OCEANFRONT
Compared to other market segments, oceanfront properties have a higher likelihood of transacting off market. As the value and rarity of a property increases, the desire for anonymity typically rises.
PUBLIC
46
OFF MARKET TRADES
PRIVATE
2020 - 2024
Over the last five years, we saw a resurgence in off market oceanfront transactions. A majority of these trades were facilitated off the public market, resulting in over 60% transacted privately.
325 bluff road
AMAGANSETT
SOLD BY HEDGEROW IN 2022
$32,000,000
187 dune road
BRIDGEHAMPTON
SOLD BY HEDGEROW IN 2020
$50,250,000
Below is a breakdown of the 76 total trades over $15M in the last five years, a majority of which were transacted off the public market.
30 PUBLIC TRADES
OVER $15M | 2020 - 2024 PRIVATE MARKET
46 PRIVATE TRADES
60.5%
OCEANFRONT
ON THE FOLLOWING PAGES, KINDLY FIND A COMPREHENSIVE OCEANFRONT ANALYSIS FOR EACH OF THE HAMPTONS' MAJOR HAMLETS
43 East Dune Lane, East Hampton
Co-Exclusively Listed by Hedgerow
23 OCEANFRONT SALES
Southampton continues to perform strongly on the ocean, with 23 beach trades over the last 5 years. This is the highest number of trades, more than any other hamlet on the East End. S O U T H A M P T O N
34.7% TRADED OFF-MARKET
$112.5M HIGHEST TRADE ON OCEAN
90 JULE POND DRIVE WATER MILL MOST EXPENSIVE TRADE
SOLD PRICE: $105,000,000
42 +/- ACRES WITH NEARLY 1,286 FT OF LINEAR FRONTAGE ORIGINALLY COMMISSIONED AND OWNED BY THE FORD FAMILY
20K +/- SQ. FT. PRINCIPAL RESIDENCE
Over the last 5 years, Water Mill saw only 2 oceanfront trades; one of which was 90 Jule Pond Drive which broke a hamlet record for highest trade when it transacted in 2021 for $105M.
2
OCEANFRONT SALES
$105M
HIGHEST TRADE ON OCEAN
0% TRADED OFF-MARKET
W A T E R M I L L
Since 2020, Bridgehampton has produced 7 oceanfront trades none of which occurred during the 2024 calendar year. We expect 2025 to perform stronger as there are already two oceanfront properties under contract. B R I D G E H A M P T O N 7 OCEANFRONT SALES
16.6% TRADED OFF-MARKET
$50.15M HIGHEST TRADE ON OCEAN
7 FAIRFIELD POND LANE SAGAPONACK MOST EXPENSIVE TRADE
SOLD PRICE: $50,000,000
3+/- ACRES WITH 300 +/- FT OF OCEAN FRONTAGE
10k +/- SQ. FT.
DESIGNED BY BATES MASI ARCHITECTS
Over the last 5 years, Sagaponack had 7 oceanfront trades; none of which traded over the last 2 years and 4 of which were faciliated during the COVID year of 2020.
7
OCEANFRONT SALES
$50M
HIGHEST TRADE ON OCEAN
57.1% TRADED OFF-MARKET
S A G A P O N A C K
A I N S C O T T
Over the last decade, Wainscott has seen a large turnover of oceanfront property, notably in 2021 with 3 beachfront transactions. Since then, however, it has been quiet without a single ocean trade in the last 40+ months.
OCEANFRONT SALES
0% TRADED OFF-MARKET
$45M
HIGHEST TRADE ON OCEAN
$45,000,000
2.55 +/- ACRES WITH 230 FT OF FRONTAGE 11K +/- SQ. FT. ESTATE DESIGNED BY BARNES COY ARCHITECTS
MOST EXPENSIVE TRADE
153 LILY POND LANE
EAST HAMPTON
SOLD PRICE: $84,500,000
9.25 +/- ACRES WITH 385 FT OF FRONTAGE
OCEANSIDE POOL
TENNIS COURT
Over the last five years East Hampton has consistently performed with a minimum of 3 oceanfront trades per year. However, not a single oceanfront transaction occurred within the hamlet throughout 2024.
$84.5M
HIGHEST TRADE ON OCEAN
17
OCEANFRONT SALES
41.1% TRADED OFF-MARKET
E A S T H A M P T O N
M A G A N S E T T
Over the last 5 years, Amagansett has performed strongly with 6 oceanfront trades. Half of these transactions were faciliated off market, with 2 over $30M.
OCEANFRONT SALES
50% TRADED OFF-MARKET
$42M HIGHEST TRADE ON OCEAN
42 OLD MONTAUK HIGHWAY MONTAUK MOST EXPENSIVE TRADE
SOLD PRICE: $25,000,000
35 +/- ACRES WITH 485 FT OF FRONTAGE
7K +/- SQ. FT. RESIDENCE
UNOBSTRUCTED OCEAN VIEWS
Montauk saw consistency in the oceanfront segment over the last five years, with 6 trades happening on the beach. None of these transacted off market and only 2 exceeded the $20M pricepoint.
$25M
HIGHEST TRADE ON OCEAN
OCEANFRONT SALES
0% TRADED OFF-MARKET
M O N T A U K
West of the Canal, comprised of Westhampton Beach, Quogue and East Quogue, has seen an uptick in both beach transactions, as well as increased price points for these deals. The last 5 years saw consistency at the high end with new benchmarks including multiple $20M oceanfront trades in Quogue.
E S T O F T H E C A N A L 5 OCEANFRONT SALES
0% TRADED OFF-MARKET
$22.5M HIGHEST TRADE ON OCEAN
WATERFRONT
In addition to oceanfront, the off-ocean waterfront segment of the market has seen a resurgence in regard to desirable locations such as Sagg Pond, Mecox Bay, and Georgica Pond.
WATERFRONT
THE OFF-OCEAN WATERFRONT SEGMENT HAS CONSISTENTLY PERFORMED OVER THE LAST FIVE YEARS, WITHIN THE RANGE OF 17 TO 19 TRADES over $10 M EACH YEAR. THE 2021 CALENDAR YEAR SAW ALMOST DOUBLE THIS NUMBER WITH A COVID SPIKE OF 32 TRADES FACILITATED ON THE WATER ABOVE $10 M.
OVER $10M
YEAR-OVER-YEAR WATERFRONT TRADES | 2020 - 2024
In 2024, Sag Harbor performed the strongest of any hamlet with over 41% of all $10M+ waterfront trades. This included the most expensive off-ocean waterfront trade for the calendar year.
$60,000,000
SOLD BY HEDGEROW IN 2021
70 & 71 COBB LANE
WATER MILL
$118,500,000
70 & 71 Cobb Lane sold collectively for $118,500,000 in 2021, marking the most expensive brokered trade ever in the Hamptons; facilitated by Hedgerow.
WATERFRONT
Below are the most expensive trades on the water (non-ocean) for each Hamptons hamlet over the last five years.
TOP TRADES
BY HAMLET | 2020 - 2024
INLAND
Along with the ocean and waterfront (non-ocean) segments, is the inland portion of the market which holds the highest quantity of trades year over year, as there is the widest range of value and opportunity for prospective purchasers.
THE $10 M+ SEGMENT OFF WATER CONTINUES TO APPRECIATE, NOTABLY FOR LARGE ACREAGE ESTATES CLOSE TO THE BEACH. 2024 WAS A STRONG YEAR AS WE FINALLY SAW A SPIKE IN NEW INVENTORY SINCE 2021 , WHICH HELD A RECORD BREAKING NUMBER OF $10 M+ TRADES.
In 2024, there were 15 trades over $10M that occurred north of the highway, which broke a single year record. This was in large part due to the new construction speculative market identifying certain areas in Amagansett North and the prime strech of Bridgehampon/Water Mill North to pioneer and break numerous records within their respective micro-markets.
SOLD BY HEDGEROW IN 2023
180 ROSE HILL ROAD WATER MILL
$20,000,000
Below are the most expensive off-water trades for each Hamptons hamlet over the last five years.
TOP TRADES
BY HAMLET | 2020 - 2024
PRIVATE MARKET
The private market segment has shown substantial growth year over year, as public inventory continues to be unable to meet buyer demand.
MARKET
Below are the eight highest off-market trades over the last five years. Since 2020, Hedgerow facilitated over 50% of the top trades referenced below.
$118,500,000
EXCLUSIVELY LISTED BY HEDGEROW
SOUTHAMPTON OCEANFRONT
PRICE UPON REQUEST
Below are the most expensive off-market trades for each Hamptons hamlet over the last five years.
TOP TRADES
HAMLET | 2020 - 2024
PRIVATE MARKET
At Hedgerow, our commitment to providing umatched real estate services transcends the confines of the ordinary market. With a discerning eye for hidden gems and a network that extends far and wide, we specialize in uncovering off-market listings and private opportunities that
BEHIND
Hedgerow
THE HEDGEROW GAZETTE
WINTER 2025 EDITION
Designed to keep our clients informed and engaged across a variety of industries, the Hedgerow Gazette serves as a guide to all things luxury.
Circulated on a half-yearly basis, this editorial-style publication incorporates Hedgerow’s new brand partnerships and provies valuable insights and perspective on the Hamptons and other pertinent markets.
Featured Topics:
- Hamptons Local - Architectural Design
- Hedgerow Collection - Luxury and Lifestyle
- Hamptons Real Estate - Food and Drink
Hedgerow continuously assesses the Hamptons’ marketplace and compiles valuable statistics pertinent to our ‘ clients’ portfolios and interests.
Assembled by our internal data team on a bi-annual basis, the Neighborhood Watch reports provide an inside look into each of the micro-markets through the last five years.
SUMMER 2024 EDITION
NEIGHBORHOOD WATCH
At Hedg erow, we leverage decades of experence and relationships to meet the unique needs of each client. Our model is based on deep buy-side relationships and off-market listings, allowing us to see what opportunities really exist in the Hamptons.
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