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At the midpoint of summer, The Express News Group asked Hamptons real estate professionals from various brokerages to share their analysis of the state of the market to identify trends and the influencing factors.
Robert Nelson: We have very little inventory compared to pre-COVID levels, so we are still seeing that correctly priced properties are selling, and sometimes with multiple offers. Pricing correctly is paramount.
Judi Desiderio: Statistically, the first half of 2025 showed a steady ascent. We are finding that, particularly the high end, which is $10 million and up, is seeing the highest increase in interest and activity.
Gary DePersia: The 2025 sales season has been vibrant and full of momentum. Buyers at all price points are engaging. There is a renewed energy in the market driven by quality inventory, stabilized pricing and a strong desire to secure a home out east before the fall. It’s shaping up to be one of our strongest post-COVID years.
Barry McGovern: Wow, the 2025 sales season in the Hamptons has been absolutely electric. We’re talking about close to $200,000,000 in trades just this quarter, between myself and my colleagues here at Hedgerow Exclusive Properties, for on-market and off-market and in-contract deals. Heading into Q4, the energy is unreal, especially in the luxury space.
Dana Trotter: The year began on a cautious note. The first quarter was quieter than many of us expected, but by late spring the market shifted gears, and, personally, it hasn’t slowed down since. The market feels active and competitive, with well-priced properties moving quickly across all price points. It’s a healthy level of activity — not the frenzied pace of the pandemic, but certainly a strong, confident season.
Aimee Martin: July was a bit slow in terms of deal originations (perhaps due to the rainy spring weather and buyer uncertainty over mortgage rates and tariffs), but August has been more robust than in past years. This past week, 32 properties in the Hamptons went into contract, up 10 percent over the same week in 2024 and up 52 percent since the same week in 2023. Dollar volume was up 77 percent compared to this same week in 2023. Third quarter is looking strong, and we’re primed for a good fall season.
Enzo Morabito: A late bloomer! People have been told Washington, D.C., is going to stabilize, and they are acting like they believe it. People are feeling a lot more positive.
Robert Canberg: Summer 2025 in the Hamptons has certainly been active, and the demand is definitely there, but the buyers we’ve seen are more selective and value-driven than ever. Properties that are more turnkey and properly priced are moving, especially in the prime locations. But anything that’s overpriced or needing work, those options have been more challenging than normal. Inventory is still tight, and that’s kept pricing relatively stable, but we’re seeing more negotiation, at a slower pace overall compared to the frenzy of prior years.
Deirdre DeVita: The season has been erratic, with a lot of starts and stops. Now that we’re well into it, however, it is shaping up nicely. There have been fewer sales than last year, but the aggregate sales volume is up, and there is a lot of sales activity underway, especially in the luxury sector.
Robert Nelson: Pre-COVID had many more listings on the market, so, no, we are not back to pre-COVID. Due to low inventory, buyers have few options when looking. With people not wanting to part with their Hamptons home, we are not seeing much of a change in inventory.
Judi Desiderio: Well, it may feel as though the activity is comparable to pre-COVID levels. The truth is, the prices have continued to rise, and while inventory is ticking up slowly, it’s not making a dent in home sale prices.
Gary DePersia: It’s even better in many ways. While the frenetic pace of 2021 has normalized, today’s market reflects a healthy balance between demand and inventory. Buyers are more intentional. Sellers are realistic. This is creating a strong, steady rhythm reminiscent of — and even improving on — the pre-COVID market.
Barry McGovern: The South Fork market, especially the ultra-high-end properties, isn’t just back — it’s outshining its pre-COVID days. Top-tier homes are moving fast, with no signs of slowing down, thanks to strong inventory and a healthy economy. That said, it’s a split market. Gorgeous luxury homes are getting snapped up, but older, dated properties are sitting unless they get a major refresh. It’s not like the COVID frenzy, when everything sold, no questions asked.
Dana Trotter: In some ways, it’s stronger than it’s ever been. Before COVID, the median price hovered just under $1 million, with about 1,670 homes sold in 2019. During the peak of the pandemic in 2021, the median jumped to $1.6 million, and sales surged to over 2,500 transactions. Now, in 2025, the median is above $2 million and holding steady. We’re back to a more balanced, steady demand — without the panic buying — but with values that have clearly reset at a higher level. Quality inventory remains tighter, which is helping to keep prices firm.
Aimee Martin: In terms of listing inventory, definitely not. Before COVID, the Hamptons usually had around 5,000 properties on the market or in contract at any time. After so many buyers purchased homes from Remsenburg to Montauk during COVID; our listing database dwindled to a shockingly low 1,000 properties at one point. Inventory has consistently remained low over the last five years; however, this year, we’re starting to see a trend of more listings coming on the market every week compared to the number of homes going into contract. This past week, 41 new listings came on the market, and the Hamptons listing database now stands at 1,986 properties (1,557 are active listings and 429 are in contract). While that’s still a lot less than the pre-COVID market, we’re hoping the upward trend in new listings every week continues.
Enzo Morabito: No, not yet. Still unsettled.
Robert Canberg: No, it’s evolving into something new. While we’re no longer seeing the frenzied bidding wars or panic buying of 2020-22, we’re also not back to the slower, seasonal pre-COVID pace, either. Inventory is still historically low, which is keeping prices elevated, especially for move-in-ready, well-located properties. Buyers are more intentional now. They’re looking for lifestyle, quality and real value, not just a zip code or a name. Sellers can no longer overprice with impunity; things need to show well, be priced right, and have a compelling story. So, while the urgency may have lessened, the demand hasn’t disappeared. It’s just more discerning.
Deirdre DeVita: I think that COVID has transformed our lifestyles to the point where our South Fork market will never be quite the same. We are benefiting from more year-round residents who are able to work remotely, but we are still suffering from a lack of inventory to sell, especially in our bread-and-butter price categories. The balance is off. We have buyer demand that is not met.
Robert Nelson: Each firm can only track their rentals accurately, with exclusives and opens. Some firms experienced that lower number of leases going out, and some firms experienced much less of a reduction in the number of leases. Many buyers in the past few years are not now in the rental market, so it will take a few years for new renters to come along.
Judi Desiderio: This year’s summer market is certainly off from ordinary years. I would say, greater than a 30 percent decrease. But as you can tell the traffic certainly has not decreased — so the question is, where is everyone staying?
Gary DePersia: While early headlines raised eyebrows, the reality has been far more optimistic. As the season got underway, rentals picked up dramatically, especially in premium locations with turnkey amenities. We’ve seen a solid surge late-season and strong interest into September. This is proof that demand is still very much alive.
Barry McGovern: Those early reports had me nervous, but the 2025 high-end rental market has been killing it. Stunning luxury homes are fetching record-breaking rental prices because the demand is so strong. On the flip side, tired, outdated places are just sitting there. It’s clear that renters want fresh, modern vibes, and properties that haven’t been updated since the COVID boom aren’t cutting it.
Dana Trotter: We’ve had a very strong rental season, personally, although the overall picture is more complicated. There’s more inventory, which can make the numbers look weaker, especially when you look at the ultra-luxury segment. In that tier, some properties have seen demand drop, but in the broader market, well-appointed homes that are priced correctly have rented without much trouble. It’s really a tale of two markets: the aspirational listings that overshoot on price are sitting, while the right properties still see strong competition.
Aimee Martin: Many homeowners who bought homes during COVID decided to rent them to either offset their carrying costs or maximize their investment. While sales inventory has remained low, rental inventory soared after COVID. That alone has caused some rentals to go unrented, since the supply of rentals outweighs demand. The claim of rentals being down 30 percent can’t really be substantiated through any central tracking system. When a house sells, the sale gets recorded at the county clerk’s office: That doesn’t happen with rentals. While exclusive rentals can be tracked on MLS, many rentals are open listings and there’s no means of tracking them. Each brokerage will have its own numbers. Saunders has had a good rental year so far, as have I.
Enzo Morabito: My team and I saw it. We thought it was down more than 30 percent, to be honest. But you wouldn’t know it by the crowds out here! Must be a lot of day-trippers and Airbnb rentals.
Robert Canberg: The rental market certainly had its ups and downs this year. I believe this season was certainly impacted by the broader global market conditions and ongoing worldwide uncertainties, which led to more cautious spending, which ultimately contributed to the softer demand. I also think that it translated into an overconfidence from the tenant prospects early on, which showed in late winter/early spring. That, unfortunately, caused some landlords to panic and make premature price reductions, which did not help the rental market. Thankfully, my team and I saw these signs early on, which allowed our landlord clients to pivot and adjust accordingly rather than panic and overreact. Therefore, we were able to successfully execute tenancy for most, if not all, of our landlord clients, despite the early signs and challenging headwinds.
Deirdre DeVita: Our rental inventory has always — except during COVID — been larger than our tenant pool, and it has traditionally been that properly priced houses, in any given price category, that were in a good location and excellent condition were consistently rented. Also, rental prices have remained high, and some tenants are not tolerating that.
Robert Nelson: Generally, interest rates are not as important here due to cash purchases, but everyone reads the news, and some people think holding the Hamptons asset is a good long-term strategy.
Judi Desiderio: As always, the stock market is our driver. And the stock market had quite a ride. We see some people choosing to take money off the table — the stock market table — and putting it in the hard asset of real estate, which is the best hedge against inflation.
Gary DePersia: Tailwinds range from continued lifestyle-driven interest and strong equity markets to the enduring allure of the Hamptons brand. Headwinds like higher interest rates and limited new inventory do play a role. Yet they are being met with creative deal structures and a willingness from both buyers and sellers to meet the moment.
Barry McGovern: Headwinds: Inventory is tight, which is a real challenge, and construction costs are sky high, making things tough for some buyers and developers. Tailwinds: The economy is in a great spot, and the Hamptons towns are buzzing like never before. There’s a huge wave of year-round buyers who see the Hamptons as their forever home, not just a summer spot. That demand is keeping the market red-hot.
Dana Trotter: On the positive side, there’s still strong demand for the Hamptons lifestyle. Limited inventory in the most desirable locations continues to support prices. On the other hand, the geopolitical climate is weighing on consumer confidence. The sharp increase in rental inventory has also softened pricing power for some landlords. It’s a market that rewards sellers and owners who are realistic and strategic.
Aimee Martin: Qualified buyers are out there and actively looking, but some are not pulling the trigger due to the concerns over the tariffs and their impact on the economy. July’s weaker-than-expected jobs report had a positive effect on mortgage rates, however. Conventional fixed-rate mortgages dropped by 0.25 percent in two days. No one has a crystal ball, but real estate in the Hamptons has historically been a good investment. I’ve been in this business long enough to marvel at the appreciation I see on many homes I sold years ago. My advice: The house you like today will most likely be priced higher next year, so buy it now, enjoy it, and sell it when the time is right.
Robert Canberg: Despite all the challenges in the world right now, the Hamptons market is still holding strong. Although we’re seeing a more thoughtful and discerning buyer pool, demand remains quite high for quality, move-in-ready homes, especially new construction in the prime locations either side of the canal. Inventory is still tight, which continues to support pricing and create opportunity for well-prepared sellers. The lifestyle appeal of the Hamptons hasn’t faded; if anything, it’s getting even more attention. The buyers are more intentional than ever. With many paying cash and prioritizing design, layout, comfort and location, homes that check those boxes are selling. It’s a healthy, active market, just with a much smarter rhythm.
Deirdre DeVita: The main thing that I am hearing from buyers and sellers right now is that uncertainty is giving them pause.
Robert Nelson: We have not seen much of an effect. Sunny days bring people out and rainy days bring people to open homes. We can only hope for a nice close of summer with sunny days to come.
Judi Desiderio: While my gardens have enjoyed all the rain that we had through the spring and early summer, it has certainly had a negative impact on rentals. I heard one weather person say that we had seven out of eight weekends of rain.
Gary DePersia: Beautiful weather always creates a buzz around open houses and after-beach showings. It helps those who are still looking to truly fall in love with the Hamptons all over again. Even with the number of weekends when it did rain, it didn’t stop demand or desire by buyers or renters who want to be in the Hamptons.
Barry McGovern: The weather in 2025 has been gorgeous as always, which really boosts the Hamptons’ appeal and brings in buyers and renters. My advice to clients is to visit in the shoulder months, like spring or fall. The weather’s still beautiful, traffic’s a breeze, and the towns aren’t packed, making it the perfect time to check out properties.
Dana Trotter: It has. This spring brought rain almost every weekend and a late start to warmer temperatures, which delayed some of the momentum we usually see heading into summer. Showings were rescheduled, buyers pushed back their timelines, and some deals took longer to come together. But as soon as the weather turned, things picked up quickly, and that energy has carried through into the season.
Aimee Martin: There’s no doubt that all that rain we got in the spring/early summer kept some buyers and renters away. As a result, July’s numbers were lower than usual. Rentals started early this year and stalled a bit in the spring due to the weather. I’m seeing some last-minute activity for short-term August rentals. It’s been a sunny, beautiful summer, so buyers are out looking.
Enzo Morabito: I wouldn’t blame anything on the weather; it’s the global economy.
Robert Canberg: No, not at all. Rain or shine, my team and I rise to any occasion. We don’t let setbacks slow us down. If anything, challenges only sharpen our focus. We stay positive, adaptable, and committed to delivering results no matter what nature throws our way.
Deirdre DeVita: It has always amazed me that buyers who are earnestly searching for properties are affected so much by weather. You would think that nothing would hold them back from their quest, especially in the run-up to the summer season. But this winter and spring proved, once again, that wind, rain and dark skies inhibit sales activity.
Robert Nelson: People like when they can feel good about a home not ridiculously harming the environment. Solar and energy efficiency is helpful.
Judi Desiderio: Not as much as you would think.
Gary DePersia: More than ever. Today’s buyers, especially millennials, ask about solar, geothermal systems and sustainable materials. Homes that blend luxury with smart and green living are not just attractive, they are seen as forward-thinking and valuable for the long term. Yet there are also buyers, regardless of sustainability, who are more driven by location, amenities and the quality of construction. A great listing in a wonderful location trumps green building features and sustainability most of the time.
Barry McGovern: It really depends on the buyer. Some folks are super into eco-friendly features and green builds, and I love their enthusiasm for it. But, for most, it’s not a deal-breaker. If they find a property that checks all their boxes, they’re not going to walk away just because it’s not ultra-sustainable. Still, I’m noticing more interest in green practices, which is exciting.
Dana Trotter: They’re becoming more common, and buyers do appreciate the lower running costs and environmental benefits. Still, most aren’t actively searching for them as the main reason to purchase. It’s more of a welcome bonus when the right home happens to include those features.
Aimee Martin: Truthfully, I rarely have clients tell me that they want a green home, and that surprises me a bit. I do think it’s a selling bonus if a buyer hears that solar panels mean no electricity bills, but it’s not something they generally put on their wish list.
Enzo Morabito: No, but practical building materials — quality windows, etc. — are always a good investment.
Robert Canberg: Yes, 100 percent. In fact, sustainability is no longer just a trend, it’s a major selling point. Buyers in the Hamptons, particularly younger and high-net-worth individuals, are paying closer attention to energy efficiency, eco-conscious design and building materials. Features like geothermal systems, solar panels, high-efficiency HVAC aren’t just nice-to-haves; they’re really differentiators. While not every buyer demands a fully “green” home, many see long-term value in lower operating costs, reduced environmental impact and future-proofing their investment. New construction that emphasizes that sustainability without compromising luxury or lifestyle is especially attractive and now key to getting a deal done.
Deirdre DeVita: Yes. These are desirable practices, and some buyers insist on them. We have a lot of inventory that predates such properties, however, so there is not a large set of options to offer them.
Robert Nelson: Not working with a local agent and attorney who can advise correctly.
Judi Desiderio: Most of the municipalities on the East End have adopted the requirement for an updated certificate of occupancy. If the seller has not had a survey or an updated certificate of occupancy in years, this could cause delays that could certainly spoil the deal.
Gary DePersia: Lack of preparation. For example, a buyer not having lined up financing or a seller not addressing minor issues before listing. Small oversights can create unnecessary friction. Most of all, time kills deals. Issues with the house, title or permitting can delay a deal. The longer a deal remains unsigned, the less likely it is going to happen. Success in today’s market hinges on being proactive and well-advised from day one.
Barry McGovern: For development deals, particularly south of the highway, tennis courts are a huge factor. If you can’t get a tennis court approved, it can really hurt a project’s value. Trust me, tennis is a game-changer out here.
Dana Trotter: It’s the details that get you. A deal can fall apart over something small if it’s not addressed early. Permits, surveys, title issues, and even simple miscommunications can derail an otherwise solid transaction. Staying on top of every moving piece and keeping open lines of communication with all parties is the best way to keep a deal together. Having a seasoned, well-respected, well-connected and deeply knowledgeable broker is key — they can anticipate potential pitfalls before they become problems and navigate the complexities with ease.
Aimee Martin: Oh, there are so many! I always tell clients that “time kills deals.” If you want to buy a house, you need to have all your ducks lined up in a row — have your financing in place, hire a responsive local attorney before you put in an offer, have your home and termite inspection done quickly, don’t let the negotiations drag on, and sign the contract quickly. Buyers sometimes forget that a deal isn’t a deal until the contract is signed. Also, never discuss furniture until the contract is signed!
Enzo Morabito: There are a few, but the No. 1 is the engineer’s report — that can change a deal substantially! I often recommend to sellers to have one done before putting their house on the market, to take care of any unforeseen issues ahead of time.
Robert Canberg: I have so many answers for you! But first, let’s start with the basics. Having the right local representation and the right team with the local knowledge and experience representing you whether you’re buying or selling in the Hamptons is ultimately the most important. So not having that in place from the get-go can sink your deal right out the gate. Once a potential deal is in place, so often, one overlooked factor that can sink a deal in the Hamptons is a poorly handled certificate of occupancy situation. Navigating the ins and outs of any Hamptons real estate transaction can be challenging. Whether you’re dealing with an unpermitted finished basement, pool house or even a deck, missing or outdated COs can easily derail a deal late in the game, especially with thorough attorneys and even more risk-averse buyers. In a market where luxury buyers expect turnkey and compliant, even small “paperwork” issues can become deal-breakers. It’s a detail that seems minor, until it’s not.
Deirdre DeVita: Some of the most basic, avoidable things can sink a deal, including illegal components of a property, like a finished basement that hasn’t been permitted. A buried oil tank, a fixture that is excluded from a sale, or a dispute over furnishings, can also cause buyers to walk. It is important for us agents to be aware of these issues and get out in front of them when representing a seller or a buyer. If everyone understands the situation before bidding on a property or having it inspected, there is usually a path to resolution.
Robert Nelson: Motivation I get from talking to people. Inspiration I get from seeing and hearing new things.
Judi Desiderio: Inward.
Gary DePersia: I don’t have to look far — just stepping outside in the Hamptons is inspiration in itself. Whether it’s an early morning walk on Sagg Main Beach, a quiet drive down a tree-lined lane in Wainscott, or seeing the light hit a field in Bridgehampton just right, I am constantly reminded why people dream of owning here. The natural beauty, the history, the range of architectural styles and characteristics that make each village and hamlet so special fuel my passion for what I do every single day.
Barry McGovern: Personal: I’m a huge Tony Robbins fan. His videos and seminars get me so fired up. He’s just the best at sparking that drive. Professional: I make it a point to hit up as many open houses as I can. It keeps me sharp on what’s out there and what’s trending in new construction. There’s nothing like walking through a stunning Hamptons property to get inspired.
Dana Trotter: I try to simply take a moment to look around at what we get to call home, the beaches, the bays, the farm fields. It’s hard not to feel inspired when you’re surrounded by that kind of beauty every day.
Aimee Martin: Real estate can be a very stressful 24/7 job. Some clients call at all hours, and real estate follows you whether you’re on vacation or if you’re sick. For me, I find inspiration when I escape to our 1930s lake cabin in the Catskills. Just sitting on the dock and staring out at the water lets me focus and clear my mind. I’m still working remotely, and I have great colleagues/friends who help out for any showings when I’m away. I also find motivation taking real estate continuing education classes to enhance my real estate skills and knowledge.
Enzo Morabito: Truthfully, I take a drive down Dune Road. Just the sheer beauty of where we live along the barrier beach. I love to snap photos of the marshlands and the wildlife, especially the osprey.
Robert Canberg: First and foremost, for me it starts at home. As a husband and father of four, I take immense pride in being the absolute best example I can be for my family. That sense of responsibility sets the tone for everything I do. It’s my foundation, no matter what the day brings. That is a nonnegotiable! When it comes to real estate, I’m inspired by the fact that no two properties and no two clients are ever the same. I thrive on the challenge, the unpredictability, and the opportunity to bring clarity, confidence and results to my clients, especially in a market as dynamic as the Hamptons. I’ve always been a positive person. I don’t wait for motivation, I create it. Each day brings new opportunities to solve problems, guide people through meaningful decisions, and deliver outstanding results that exceed expectations. I take great pride in meeting every challenge head-on and turning potential obstacles into successful outcomes. For me, real estate isn’t just a career, it’s a daily pursuit of excellence.
Deirdre DeVita: For inspiration and motivation, my go-to is nature. Nature is so fierce, beautiful, and myriad — it always uplifts me. In fair weather, I get out on the water as often as possible — ideally, as the sun is setting — either in my trusty kayak or on my dear Sunfish. I return renewed. We are lucky to have such beautiful natural surroundings here.
