By Noble Black & Partners
A budget of $5 million means something different on every stretch of the South Fork. In some hamlets it sits far above the typical sale, and in others it lands right at the median. We compare the numbers town by town so you can see where your money stretches and where it simply keeps pace.
Here is how the East End looks right now, using the latest broker data we could verify.
Key Takeaways
- Wide spread: Corcoran’s Q3 2026 medians range from $1.115 million in East Quogue and Hampton Bays to $7.6 million in Southampton Village.
- Peak towns: Southampton Village and Bridgehampton/Sagaponack posted medians well above $7 million, the highest on the South Fork this quarter.
- Extra costs: East End transfer taxes and New York’s mansion tax add real dollars to a purchase.
- Small samples: Several hamlets recorded under 20 sales in the quarter, so medians can swing sharply from one quarter to the next.
Westhampton Beach and Hampton Bays
Corcoran’s Q3 2026 report shows a median of $3.476 million in Westhampton Beach, up sharply from the prior quarter, and $1.925 million in Westhampton and Remsenburg. East Quogue and Hampton Bays recorded a median of $1.115 million, while nearby Quogue posted $3.15 million on a small sample of six sales.
Where $5 Million Goes Furthest
- East Quogue/Hampton Bays:The $1.115 million median shows how much more land or square footage a large budget can command here.
- Westhampton/Remsenburg:The $1.925 million median still leaves meaningful room for larger lots and upgrades.
- Westhampton Beach:At $3.476 million, this hamlet’s median climbed well past where it stood last quarter, narrowing the gap with a $5 million budget considerably.
These western hamlets offer the most room for the money on the South Fork. Confirm current listings, since a single quarter can shift the picture.
Hamptons Homes $5 Million Reaches in Southampton Village and Water Mill
Southampton Village posted a $7.6 million median in Corcoran’s Q3 2026 data, a sharp jump from the prior quarter, while Water Mill came in at $4.5 million. A $5 million budget now clears the Water Mill median but falls well short of a typical Southampton Village sale.
A Budget at the Middle of the Market
- Southampton Village:The median jumped to $7.6 million this quarter, up 77% year-over-year, on a smaller sample of 17 closings, so a $5 million budget now sits meaningfully below the typical sale here.
- Water Mill:At $4.5 million, the median actually eased from last quarter, putting a $5 million budget at or slightly above the middle of the market.
- New construction: A new six-bedroom home on Magee Street in Southampton was listed at $7.25 million.
Expect to compare recent sales closely in these areas. A good local agent can show which streets and features move the price.
Hamptons Home Prices by Town in Bridgehampton and Sagaponack
Bridgehampton and Sagaponack combined for a $7.55 million median in Q3 2026, up 56% year-over-year and among the highest on the South Fork this quarter. A heated-pool Bridgehampton house with five bedrooms on about half an acre was listed at $4.195 million.
How to Read the Numbers
- High median:At $7.55 million, a $5 million budget now falls well below the typical sale in this market.
- Smaller lots: The listed Bridgehampton home shows what lower-priced options can look like.
- Sample size:Only 20 sales were recorded this quarter, so the median can move quickly from one period to the next.
Premium hamlets reward patience and preparation. We help clients line up proof of funds and move quickly when the right property appears.
East Hampton Village and Amagansett
East Hampton Village recorded a $5.55 million median in Corcoran’s Q3 2026 data, and Amagansett recorded $4.235 million. A $5 million budget now sits below the East Hampton Village median but above Amagansett’s, with room for more space or a better location in the latter.
What the Budget Can Target
- East Hampton Village:At $5.55 million, the median now sits just above a $5 million budget, a shift from prior quarters.
- Amagansett:A $5 million budget clears the median by roughly $765,000.
- Recent listing: A Frank Lloyd Wright-inspired East Hampton home was listed at $5 million in October 2026.
Features such as ocean proximity and acreage push prices well above the median. Ask for comparable sales before you set your target.
Sag Harbor, Montauk, and Shelter Island
Sag Harbor and North Haven recorded a $3.225 million median, Montauk $2.2 million, and Shelter Island $2 million. A $5 million budget clears the median by a wide margin in all three.
Variety in the Outer Markets
- Sag Harbor: A seven-bedroom home on 4.3 acres near the village was listed at $5.6 million.
- Montauk: A non-oceanfront home on Fort Pond Bay sold for $23 million, a record for that category.
- Shelter Island: The $2 million median this quarter is the lowest of the three, though sample size here is especially small at nine sales.
Outliers shape headlines, but medians describe the typical sale. We look at both when we advise clients.
FAQs
What can Hamptons homes $5 million buy today?
It depends on the town. A $5 million budget clears the median comfortably in most hamlets, including East Quogue/Hampton Bays, Westhampton/Remsenburg, Westhampton Beach, Amagansett, Sag Harbor/North Haven, Montauk, and Shelter Island. It lands close to the median in Water Mill, and falls well short of the typical sale in Southampton Village, Bridgehampton/Sagaponack, and East Hampton Village.
Where can I find Hamptons home prices by town?
Brokerages such as Corcoran, Douglas Elliman, and Saunders publish quarterly reports with median prices by hamlet. Figures differ by report, so compare methods before you rely on a single number.
What closing costs should I expect on a $5 million purchase?
In Southampton, East Hampton, Shelter Island, and Southold, a 2.5% transfer tax applies, and no exemption is available at $2 million or more, which works out to about $125,000 at $5 million. New York’s 1% mansion tax adds about $50,000, so confirm both with a title company.
Contact Us at Noble Black & Partners
Contact us at Noble Black & Partners to compare Hamptons towns and build a search around your $5 million budget.
