real estate.

Are Hamptons Home Prices Starting to Pick Up Again?

Are Hamptons Home Prices Rising Again? | 2026 Hamptons Real Estate Market Update

For the past year or so, we’ve all been hearing the same predictions: “Home prices are going to fall.” While some markets across the country have softened, that’s never told the whole story—especially here in the Hamptons.

The latest national data suggests home price growth may be starting to gain a little momentum again. It doesn’t mean we’re heading back to the frenzy of a few years ago, but it does reinforce something I’ve been saying all along: real estate is local.

Here on the East End, every town—and sometimes every neighborhood—has its own story. A waterfront home in Sag Harbor isn’t competing with a village cottage in East Hampton, and neither is competing with a new construction in Water Mill. That’s why national headlines only tell part of the story.

The Market Is Finding Its Balance

After a period of slower appreciation, price growth across the country appears to be stabilizing. Fewer housing markets are seeing prices decline, and economists are forecasting modest appreciation through the rest of the year.

That mirrors what many of us are seeing in the Hamptons. Well-priced homes continue to attract buyers. Properties that are priced for yesterday’s market are taking longer and often require adjustments. In other words, buyers are still here—they’re simply being more selective.

What It Means If You’re Buying

The past year has given buyers more negotiating power than we’ve seen in quite some time. If prices continue to firm up, today’s market could end up looking like a pretty good opportunity a few months from now.

More importantly, buyers have choices. Inventory has improved, giving people the chance to be thoughtful instead of feeling pressured into making rushed decisions.

What It Means If You’re Selling

If you’ve owned your home for several years, you’ve likely built substantial equity, even with the market becoming more balanced.

The key today isn’t simply putting a home on the market—it’s pricing it strategically from day one. The Hamptons buyer is incredibly informed, and the market rewards homes that are presented well and priced realistically.

I’ve often said the market doesn’t care what we want our home to be worth—it tells us what it’s willing to pay. The sellers who listen to that message are the ones who tend to have the most successful outcomes.

The Bottom Line

The headlines may finally be turning a bit more positive, but in the Hamptons, local knowledge has always mattered more than national averages.

Whether you’re thinking about buying, selling, or simply wondering what your home is worth in today’s market, I’d be happy to give you a realistic picture of what’s happening in your neighborhood—not just what’s making the national news.

Stretch Goals and Guest Lists: Lululemon and Zoe Club Make Summer a VIP Workout

Because nothing says “Hamptons summer” like sweating in $128 leggings, Lululemon is transforming a house out east into The Summer Club—and yes, you’re invited. From June 27 to July 6, expect poolside lounging, tennis that’s more social than competitive, and workouts intense enough to justify the green juice. It’s all to celebrate 10 years of the cult-loved Align™—aka the pants that launched a thousand yoga poses. Bonus: all class proceeds benefit local nonprofit i-tri, helping empower middle school girls through triathlon (talk about core strength). Space is limited, so sign up before your favorite slot is gone and you’re stuck doing downward dog in your driveway. More info and schedule at lululemonsummerclub.com.

Just when you thought dinner in the Hamptons couldn’t get any more exclusive, here comes Zoe—a new private dining club from celebrity chef Ralph Pagano (yes, that Ralph from Hell’s Kitchen and Pressure Cook). Housed in the former Robert’s restaurant in Water Mill, this century-old farmhouse has been reimagined as a Riviera-meets-Hamptons hideaway—complete with bocce, backyard tents, and a “curated casual” vibe. But don’t just show up hungry: access requires a $2,500 membership fee. Inside, expect globally inspired, family-style dishes served with a side of “I paid to be here.” It’s less scene-y than Surf Lodge, more social club for the foodie elite. Membership may have its privileges, but if you’re curious (or just nosy), peek the menu or apply here: zoehamptons.com.

“Tacos Fold, Traffic Flips, and Gurney’s Gets gigi-fied: Just Another Week in the Hamptons”

El Taco Bar going back to the burgers!

Just a few short seasons ago, El Taco Bar in Sag Harbor salsa’d onto the scene with a flurry of fanfare, promising handmade tortillas, curated cocktails, and “authentic Mexican cuisine” courtesy of Chef Laurent Tourondel. But now? The only thing sizzling is the rumor mill. Despite signs on the door boldly declaring they’ll be back this spring, brown paper over the windows tells a different story—the first clue that a makeover is clearly underway. And spoiler alert: it’s not a fresh coat of lime paint. Word on the street is that El Taco is folding faster than a soft-shell tortilla and making way for an revamped —LT Burger (not sure if they’re actually keeping the name). Yep, they’re shelving the tacos and tequila and going back to burgers and fries. It’s a full circle moment, or should we say a full patty comeback. Apparently, they couldn’t taco the pressure. Forgive me while I add one final comment on this makeover, maybe add some smiles to the staff and management.

More food news: Gurney’s Montauk is shaking things up this summer with the debut of not one, but two new dining spots. Coming early summer 2025, they’ll unveil gigi’s montauk—yes, all lowercase, because it’s casual but make it fancy. Billed as their new flagship, gigi’s promises New-American fare where “coastal charm meets seasonal innovation” and menus inspired by the sea and local ingredients. Meanwhile, a more laid-back café called Dune will serve breakfast, lunch, and dinner—perfect for post-beach bites or a pre-spa latte. But while Gurney’s is riding the rebranding wave, it’s hard to ignore the fact that Scarpetta, once their culinary crown jewel, has since taken up very stylish residence at the Maidstone Inn in East Hampton. Will gigi’s make the same splash? Or is it just another tide rolling in? Time—and reservations—will tell.

Get ready, Hamptons commuters—traffic on County Road 39 is about to get a major remix. Starting Monday, April 21, and running for two weeks, Southampton Town is rolling out a bold traffic experiment. From 4 to 7 p.m. on weekdays, key intersections between North Main Street and Sunrise Highway will be switching things up: think blinking yellows, steady greens, and absolutely no left turns. That’s right—cross traffic and left turns at Sandy Hollow, Magee, and Tuckahoe Roads are getting the red light (literally), all in the name of easing the eastbound crawl. Police will be out in full force—on the ground and in the air, thanks to drones—making sure no one pulls a sneaky U-turn. If you live on a side street, brace yourself: you’ll need to plan alternate routes and make peace with the right turn. The hope? A smoother, faster commute. The reality? We’ll see and it’s ONLY APRIL!

PROPOSED NEW RULES COULD KILL YOUR PROPERTY VALUES… PLUS, IT’S TIME TO DINE OUTSIDE!

Oh, the drama! All that’s missing is Susan Lucci! East Hampton Town is buzzing with controversy over proposed zoning changes that could shake up property values and development norms. Picture this: the maximum size of swanky single-family homes might get sliced in half, and finished basements and attached garages could be counted in floor area calculations. But hold onto your hats, because this isn’t just about square footage—it’s about power struggles and neighborhood dynamics. While some are cheering for more modest homes and better community standards, others are fretting over the potential impact on property prices and the ability to expand. It’s a real-life soap opera playing out in town halls and public meetings, complete with builders, real estate agents, and lawyers duking it out over the future of East Hampton’s skyline. So grab your popcorn and settle in, because this brouhaha is far from over!

If you want more information about what’s going on and how it could impact you, come to my second Hamptons Homeowners Forum this coming Wednesday at LTV Studios in Wainscott at 6pm. Click here for more details and to reserve your space!

As the Hamptons unfurls its sun-soaked banners, signaling the arrival of the al fresco dining season, it’s like watching a grand theatrical production where the stars of the show aren’t just the chefs but also the seagulls eyeing your seafood platter. Bostwick’s on the Harbor has flung open its doors, beckoning patrons with promises of fresh seafood and sunset views. Rita Cantina in Springs is now ready to spice up your evenings with margaritas and tacos, while Duryea’s in Montauk tantalizes taste buds with the promise of lobster salads galore. But hold onto your sunhats, folks, for Duryea’s in Orient is joining the culinary extravaganza next Thursday, ensuring that no corner of the Hamptons is left untouched by the gastronomic frenzy. And as if that weren’t enough, Beacon in Sag Harbor is gearing up for a grand entrance on the 15th of May, adding another jewel to the crown of Hamptons sunset dining. Finally, with Moby’s set to open its doors on May 22nd, it’s clear that the Hamptons’ dining scene is not just heating up—it’s sizzling and a sign that bumper to bumper traffic is just a breath away.