South Fork

The South Fork reported 434 single-family home sales in Fourth Quarter 2025, the same number of closings reported a year before. This was the fifth consecutive quarter without a year-over-year decline in reported activity, which has not happened since 2021.

Although all four submarkets west of the canal saw year-over-year declines in contract activity, only two submarkets east of the canal experienced the same slowdown. Sag Harbor/North Haven stood out on the upside, posting the largest nominal gain with 21 additional sales. Meanwhile, East Quogue/Hampton Bays sat at the opposite end, recording an equally-sized drop to claim the sharpest annual decline.

Median and average price climbed to record highs, propelling a 42% surge in sales volume. Across the region, ten submarkets posted year-over-year volume gains, while only four moved in the opposite direction. Amagansett saw the most dramatic percentage gain, boosted by a $115M sale on Further Lane, whereas a year ago the most expensive sale was $11M. At the other end of the spectrum, Quogue saw the steepest decline, with dollar volume sliding 61% compared to a year earlier because there were half as many sales at a lower average price.

Median price increased 33% to $2.4M, driven by annual gains in nine of the 14 South Fork submarkets. Average price also soared, rising 42% year-over-year. Amagansett posted the largest percentage increase for both price metrics. Average price was heavily influenced by the $115M sale, while median price rose as high-end transactions, particularly those over $5M, made up a larger share of the market.

North Fork

North Fork single-family home sales rose 14% year over year, reaching 113 reported closings in Fourth Quarter 2025. While this quarter’s performance was a rebound versus Fourth Quarter 2024, the second slowest fourth quarter since we started tracking in 2012, it was 23% below the ten-year fourth-quarter average of 147 sales. Four of the six submarkets reported either stable or higher closing counts compared to the prior year, with Mattituck/Laurel showing the strongest growth, adding eight additional sales. The two submarkets that experienced declines, Aquebogue/Jamesport and Cutchogue, each had only one fewer sale than a year ago.

Half of the submarkets experienced an increase in volume. Although Cutchogue reported one fewer sale than last year, it posted the largest gain in dollar volume, rising 85% to $28.792M, supported by a single transaction exceeding $11M. Southold/Peconic experienced the sharpest decline in volume, due to a reduction in sales above $3M in the submarket.

Overall median price was driven higher by a growing share of sales over $1.5M. This quarter marked the fourth consecutive annual gain in median price. In fact, median price has increased on an annual basis for all but two quarters in the last six years. In contrast, average price fell 5% from last year’s record high. Mattituck/Laurel recorded the steepest drop in average price, falling 34%, largely because the prior year’s figure had been elevated by a single $10M transaction.

The Residential Luxury Market

The luxury market is the top 10% of all home sales by price during the quarter. As various factors redefine the high-end market in any given period, price figures may exhibit more volatility than the market overall. However, because the luxury market is a fixed percentage of the overall market, its changes in the number of sales will always match the overall market.

In Fourth Quarter 2025, South Fork luxury average price surged 74% to $19.829M. The number of transactions above $20M expanded significantly, rising from just two last year to 11 this year. This increased concentration of ultra high-end sales, combined with a reduced share of transactions below $10M, also pushed the South Fork luxury median price up 23% to $13.46M. A year ago, 16 sales below $10M fell within the top 10% of the market; this year none did.

The most expensive sale of Fourth Quarter 2025 was an oceanfront residence on Further Lane in Amagansett, which traded off-market for $115M. Bridgehampton/Sagaponack recorded the highest number of South Fork luxury transactions, with eight closings reported during the quarter.

The average luxury sale price for the North Fork fell 22% annually, and median price declined 26% year-over-year. The decreases were a result of a much smaller share of sales over $4M than a year ago. The highest-priced North Fork sale was a 10,000-square-foot shingle-style home with 140 feet of bayfront that sold for $11.2M.