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Two ocean beaches, a working farm on Main Street, and one walkable crossroads between East Hampton Village and Montauk.
Amagansett is a hamlet of roughly 1,800 year-round residents in the Town of East Hampton, on the South Fork of Long Island, with the Atlantic Ocean along its southern shore and Gardiners Bay to the north. It sits between East Hampton Village to the west and the Napeague isthmus that runs east toward Montauk, and it has been settled since 1680. Buyers looking at Amagansett homes for sale are usually choosing it for one specific reason: it has ocean beaches and estate-scale land without the apparatus of an incorporated village. There is no village government reviewing plans and no separate village tax. The commercial center is a single crossroads on Main Street with a farm stand at one end and a music venue at the other.
The Amagansett market has the widest price range of any hamlet in the Hamptons. In the same ZIP code, 11930, a two-bedroom cottage on a quarter-acre side street can list near $1.2 million while oceanfront on Further Lane trades in nine figures. In July 2025, 408 Further Lane sold for $115 million, the highest price ever paid for a single residential parcel in the Hamptons, and a two-parcel Further Lane deal closed at $70 million the same year. Between those poles, reported medians move sharply because so few homes change hands. The most reliable read comes from recorded transfers rather than portal estimates: recorded transfers put the Amagansett median sale price at $4,247,500 across 68 recorded sales worth $535 million, with total volume up 91 percent year over year and sales above $20 million up from one to four. Consumer portals reported medians between roughly $2.3 million and $3.1 million over the same period, which is what happens when a handful of closings are averaged different ways.
What separates Amagansett from the markets on either side of it is how much land will never be built on. Napeague State Park and its Walking Dunes, the Atlantic Double Dunes Preserve, the Amagansett National Wildlife Refuge, Fresh Pond Park, and a working agricultural belt north of the highway wrap the hamlet on three sides. East Hampton Village offers institutions, Newtown Lane shopping, and a village government. Bridgehampton offers agricultural estates and an event calendar. Montauk offers a harbor and surf culture. Amagansett offers a shorter list: preserved land, seven miles of ocean frontage, a 1725 cottage on Main Street, and a farm that functions as the town square.
The CeeJackTeam has worked this market since 2006. The partnership of Cee Scott Brown and Jack Pearson, with Partner Agent Denise Wilder, brings over 60 years of combined experience and over $1.5 billion in sales volume, and has been named Top Producer 13 years in a row, with a place on the Top Producer Presidents Council for 10 of those years. Since joining Compass in 2020 the team has closed 425+ deals across the East End, from Westhampton to Montauk. Cee came from two decades in the New York art world and Jack from a senior career in luxury fashion retail, which is why the team tends to be good at properties with a point of view. Whether you are weighing an oceanfront purchase, a cottage on the Lanes, or the sale of a house you have held for thirty years, the approach is the same: responsive, respectful, real.
Amagansett has two lifeguarded Town of East Hampton ocean beaches within about half a mile of the crossroads: Indian Wells Beach at the end of Indian Wells Highway and Atlantic Avenue Beach at the end of Atlantic Avenue. Both are staffed 9 a.m. to 5 p.m. in season, both have concessions, and Atlantic Avenue hosts an annual sandcastle contest. Bay beaches at Albert's Landing, Fresh Pond, and Lazy Point sit minutes north.
Two Ocean Beaches, Both Walkable from Main Street.
Amagansett has two lifeguarded Town of East Hampton ocean beaches within about half a mile of the crossroads: Indian Wells Beach at the end of Indian Wells Highway and Atlantic Avenue Beach at the end of Atlantic Avenue. Both are staffed 9 a.m. to 5 p.m. in season, both have concessions, and Atlantic Avenue hosts an annual sandcastle contest. Bay beaches at Albert's Landing, Fresh Pond, and Lazy Point sit minutes north.
Amber Waves Farm at 367 Main Street is a nonprofit teaching farm, market, bakery, and cafe on the site of the historic Amagansett Farmers Market, which Pat Struk started on a card table in 1954. Amber Waves farms roughly 30 to 45 acres across Amagansett and East Hampton, is open year-round, and runs a CSA. Balsam Farms keeps a seasonal stand at 293 Town Lane.
A Working Farm as the Town Square.
Amber Waves Farm at 367 Main Street is a nonprofit teaching farm, market, bakery, and cafe on the site of the historic Amagansett Farmers Market, which Pat Struk started on a card table in 1954. Amber Waves farms roughly 30 to 45 acres across Amagansett and East Hampton, is open year-round, and runs a CSA. Balsam Farms keeps a seasonal stand at 293 Town Lane.
The commercial center runs roughly from Windmill Lane to Miankoma Lane, a compact stretch the Town of East Hampton Hamlet Study treats as a walkable historic business area. Amagansett Square, Rowdy Hall, Il Buco al Mare, and Jack's Stir Brew Coffee are all inside it, along with the Amagansett Free Library and a municipal parking lot.
One Crossroads You Can Actually Walk.
The commercial center runs roughly from Windmill Lane to Miankoma Lane, a compact stretch the Town of East Hampton Hamlet Study treats as a walkable historic business area. Amagansett Square, Rowdy Hall, Il Buco al Mare, and Jack's Stir Brew Coffee are all inside it, along with the Amagansett Free Library and a municipal parking lot.
The Stephen Talkhouse at 161 Main Street has booked live music since 1987 in a room that holds a few hundred people. Nationally touring acts and East End musicians play the same small stage, and the venue is the reason a hamlet this size has a late-night calendar at all.
Live Music at the Stephen Talkhouse.
The Stephen Talkhouse at 161 Main Street has booked live music since 1987 in a room that holds a few hundred people. Nationally touring acts and East End musicians play the same small stage, and the venue is the reason a hamlet this size has a late-night calendar at all.
Napeague State Park and its Walking Dunes, the Atlantic Double Dunes Preserve held by The Nature Conservancy, the Amagansett National Wildlife Refuge, and Fresh Pond Park sit at the hamlet's edges, with a farm belt along Town Lane to the north. The practical result for buyers is low density and long sight lines that zoning alone would not deliver.
Preserved Land on Three Sides.
Napeague State Park and its Walking Dunes, the Atlantic Double Dunes Preserve held by The Nature Conservancy, the Amagansett National Wildlife Refuge, and Fresh Pond Park sit at the hamlet's edges, with a farm belt along Town Lane to the north. The practical result for buyers is low density and long sight lines that zoning alone would not deliver.
The Devon Yacht Club, a private member-owned club on Gardiners Bay, runs sailing instruction and racing out of a small marina, and the town launching ramp at the end of Lazy Point Road opens onto Napeague Harbor. South Fork Country Club on Old Stone Highway is a private course that traces back to a nine-hole layout opened in 1921 and was expanded to eighteen holes in 2000 by architect Gil Hanse.
Bay Access, Boating, and Golf.
The Devon Yacht Club, a private member-owned club on Gardiners Bay, runs sailing instruction and racing out of a small marina, and the town launching ramp at the end of Lazy Point Road opens onto Napeague Harbor. South Fork Country Club on Old Stone Highway is a private course that traces back to a nine-hole layout opened in 1921 and was expanded to eighteen holes in 2000 by architect Gil Hanse.
Further Lane holds the most valuable property in Amagansett and some of the most valuable in the country. The road runs parallel to the Atlantic from East Hampton Village into Amagansett, and its Amagansett stretch is where the hamlet's estate parcels sit, most of them behind mature hedgerows on multiple acres with private walkovers to the sand. The record here is public: 408 Further Lane, an 8.5-acre oceanfront parcel, changed hands off market on July 31, 2025 for $115 million, the highest price ever paid for a single residential parcel in the Hamptons. A separate two-parcel Further Lane transaction closed at $70 million in the same year. Meaningful oceanfront on this road generally starts around $30 million, and most of what trades never reaches a public listing, which is the single most important thing a buyer can understand about this street.
The Dunes is the local name for the Beach Hampton area south of Montauk Highway between Mako Lane and Napeague Lane, and it is the most community-minded pocket in the hamlet. Houses are mostly shingled cottages and modest contemporary beach houses on small lots along a mix of paved and unpaved beach roads, and the Amagansett East Association maintains six private roads and three member beach-access walkways. The culture here favors continuity over bidding wars, so listings often move through neighborhood networks. Buyers trade lot size and privacy for a boardwalk to the ocean and neighbors who know each other. Recent activity has commonly run from about $3 million to $10 million, with dune-front positions higher.
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The Lanes are the streets south of the highway framed by Indian Wells Highway, Atlantic Avenue, and Bluff Road, and they are the most balanced buy in Amagansett. Set perpendicular to Main Street, they put you within a short walk or bike ride of both the ocean and the crossroads, and they straddle two historic districts, so the housing stock mixes nineteenth-century houses, mid-century cottages, careful renovations, and a small number of new builds. This is the pocket that buyers who rented in Amagansett for a few summers usually end up in. Recent activity has commonly run from about $2.5 million to $8 million depending on lot, condition, and distance to the beach.
The village core and the streets running north of Montauk Highway are the entry point to Amagansett. Along Cranberry Hole Road, Abraham's Path, Windmill Lane, and the lanes off Old Stone Highway you will find postwar ranch houses, converted farmhouses, renovated shingle-style cottages, and newer construction on lots that typically run a quarter acre to about an acre. What buyers get for the money is the same daily life as an oceanfront owner: the same two beaches, the same farm stand line, the same walk to dinner. Many of the hamlet's year-round households live on these streets. Recent activity has commonly run from about $1.2 million to $4 million.
Devon Colony is the oldest planned summer enclave in Amagansett and sits on the ridge of the Amagansett Highlands, between Gardiners Bay and the Atlantic. It was founded in 1908 by four Cincinnati businessmen, among them William Cooper Procter of Procter and Gamble. Together they acquired roughly 1,000 acres in the Amagansett Highlands and built a cluster of summer houses. The founders also established the Devon Yacht Club, which still operates on the bay. The character is large stucco and shingled houses on generous lots, preserved farmland, horse properties, and elevation that produces water views on two sides, all of it a short drive from the crossroads and from South Fork Country Club. Recent activity has commonly run from about $3 million into the mid teens for new construction on the larger parcels.
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Napeague and Lazy Point are the hamlet's bayside frontier, and they work differently from everywhere else on the South Fork. Napeague is the low isthmus east of the crossroads where the highway narrows between ocean and bay, home to the roadside seafood institutions and a handful of oceanfront and bayfront houses. Lazy Point, at the end of Lazy Point Road on Napeague Harbor, is a settlement of roughly fifty privately owned cottages built on land leased from the East Hampton Town Trustees, a holdover from the era of the Smith Meal fish factory. In April 2019 the Trustees extended those land leases from one year to thirty-five years, which made mortgages practical for the first time, and eligibility is restricted to established year-round Town of East Hampton residents. Anyone considering Lazy Point should treat the lease terms, the transfer fee, the eligibility rules, and shoreline conditions as the central diligence items, not the house itself.
Browse current Amagansett homes for sale, from village cottages and Lanes houses to Dunes beach houses, Devon Colony properties, and Further Lane oceanfront.
177 Main Street, is the hamlet's common room. The pub and bistro moved here from East Hampton Village in late 2023 after 26 years there, kept the black facade and the Rowdy burger, French onion soup, and fish and chips, and stays open seven days a week, year-round. It marked 30 years in business in 2026.
231 Main Street, is the East End outpost of the Manhattan il Buco, open since Memorial Day 2021. The kitchen runs on local seafood and produce out of a wood-burning oven, with ancient-grain focaccia and imported tinned fish, and there is an adjoining shop for espresso and pantry goods.
146 Montauk Highway, opens at 6 a.m. and is the closest thing Amagansett has to a morning roll call. Coffee, pastry, and the egg sandwich, with benches out front.
367 Main Street, serves breakfast and lunch daily out of its kitchen until mid-afternoon, cooked from what is growing in the fields behind the counter.
better known by the neon LUNCH sign at 1980 Montauk Highway, has been serving its cold lobster roll since the early 1970s and is a landmark that tells drivers they are nearly in Montauk. It opened for the 2026 season on April 24, Thursday through Monday in spring, seven days from mid-June.
2025 Montauk Highway, marked 45 years in 2026 and opened for the season on April 17. Yellow umbrellas, warm lobster rolls, chowder, and fried clams, all of it outdoors.
Amagansett Square, just off Main Street, is a small outdoor courtyard of boutiques, a specialty grocer, and a yoga studio around a green that locals treat as a park.
Amber Waves runs a year-round market with produce, flowers, bread, dairy, and pantry goods
Balsam Farms keeps a seasonal farm stand at 293 Town Lane that opened in 2003 and is known for its roasted corn.
The Amagansett IGA on Main Street handles everyday groceries
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Indian Wells Beach and Atlantic Avenue Beach are the two lifeguarded ocean beaches, both requiring a Town of East Hampton parking permit in season,
on the bay side Albert's Landing, Fresh Pond, and Lazy Point offer calm shallow water, crabbing, and a launching ramp. The Town of East Hampton runs summer sailing instruction at Fresh Pond.
Inland, Napeague State Park protects the Walking Dunes, a set of migrating parabolic dunes you can hike,
and the Atlantic Double Dunes Preserve and the Amagansett National Wildlife Refuge protect the rare double-dune system behind the ocean beaches.
Stony Hill Stables sits west toward East Hampton for riding.
South Fork Country Club and the Devon Yacht Club cover golf and sailing for members.
For history, the Amagansett Life-Saving Station Museum at 160 Atlantic Avenue is the restored 1902 station that stood watch over this beach until 1944, open Saturdays and Sundays from 11 a.m. to 3 p.m., May through October, with docent tours.
Miss Amelia Cottage, built in 1725 at Main Street and Windmill Lane and listed on the National Register of Historic Places, is run by the Amagansett Historical Association alongside the c.1850 Lester Barn and the Richard S. Jackson Carriage House.
just off Bluff Road documents the area's whaling and fishing history through real artifacts, panoramic diagrams, and rotating exhibitions. It is the kind of local institution that is easy to overlook and genuinely worth a visit.
Amagansett is served by two public school systems, and the arrangement between them is unusual enough that buyers should understand it before they make an offer. The Amagansett Union Free School District runs one school for prekindergarten through grade 6, and students then finish grades 7 through 12 at East Hampton Middle School and East Hampton High School under a tuition agreement between the two districts rather than through a district boundary. Amagansett voters approved a five-year renewal of that agreement running from July 1, 2025 to June 30, 2030.
Amagansett School at 320 Main Street is the district's only school and one of the smallest public schools on Long Island, with roughly 125 to 135 students and a student-to-teacher ratio of about 8 to 1. The district dates to 1813 and covers Amagansett and Napeague. Niche describes it as highly rated, and independent test-score rankings place it in the top fifth of New York public schools. The building sits on Main Street inside the walkable center, which is why the Town's hamlet plan includes a crosswalk warning system at the school.
Amagansett students enter East Hampton Middle School in grade 7 and continue to East Hampton High School at 2 Long Lane, about three miles west. East Hampton High School enrolls roughly 1,030 to 1,070 students in grades 9 through 12 with a student-to-teacher ratio of about 12 to 1, is the easternmost high school in New York State, competes as the Bonackers, and carries a GreatSchools rating of 7 out of 10. It also educates students from Wainscott, Springs, and Montauk under the same kind of tuition contract, so an Amagansett student's class is drawn from across the whole town.
The independent options are close. Ross School runs a coeducational day and boarding program with an Upper School on Goodfriend Drive in East Hampton for grades 7 through 12 plus a postgraduate year, and a Lower School on a farmland campus in Bridgehampton for early childhood through grade 6, enrolling roughly 320 to 350 students in total. The Hayground School in Bridgehampton is a small progressive school of about 65 to 70 students. For higher education, Stony Brook University maintains its Southampton campus about 30 minutes west, and Suffolk County Community College's Eastern Campus is in Riverhead.
Approximately 1,824 year-round (2020 Census, Amagansett CDP); summer population is several times higher
Approximately 6.6 square miles
11930
Approximately 59 years
Approximately $172,000
Approximately $4,247,500 across 68 recorded sales (Suffolk Vision Inc. recorded sales, year-end 2025); consumer portals reported lower figures over the same period
Approximately $1,460 to $1,990, depending on source
Town of East Hampton. Amagansett is unincorporated, so there is no village government and no separate village tax
Amagansett station on the LIRR Montauk Branch; Hampton Jitney stop on Main Street with direct Manhattan service; Montauk Highway, Route 27, is the through road
The Amagansett median sale price was $4,247,500 in 2025 across 68 recorded sales, according to recorded sales data for 2025. That single number hides more than it shows, because Amagansett has the widest price range of any Hamptons hamlet. Village-core cottages and side-street houses generally run from about $1.2 million to $4 million, the Lanes commonly from about $2.5 million to $8 million, the Dunes from about $3 million to $10 million, and Devon Colony from about $3 million into the mid teens. Oceanfront on Further Lane starts far above all of it, and a single parcel there sold for $115 million in July 2025. Consumer portals reported medians between roughly $2.3 million and $3.1 million for the same period, which is what averaging a small number of closings produces. Use the recorded-transfer figure and check current MLS data before relying on any of it.
It depends on whether you want the ocean, the crossroads, or the bay. Further Lane is the estate address, oceanfront and almost entirely off market. The Amagansett Dunes, in the Beach Hampton area between Mako Lane and Napeague Lane, trades lot size for beach-access walkways and a close-knit road association. The Amagansett Lanes, between Indian Wells Highway, Atlantic Avenue, and Bluff Road, are the balanced choice, walkable to both the beach and Main Street. The village core and the streets north of the highway are the entry point. Devon Colony, on the Amagansett Highlands, offers elevation and bay views. Napeague and Lazy Point are the bayside pockets, with Lazy Point built on land leased from the East Hampton Town Trustees.
Yes, and it holds the Hamptons record. Amagansett has roughly seven miles of ocean frontage and includes the Amagansett stretch of Further Lane, where 408 Further Lane sold for $115 million in July 2025, the highest price ever paid for a single residential parcel in the Hamptons. The practical difficulty is supply. Most significant oceanfront in Amagansett trades off market, meaningful oceanfront on Further Lane generally starts around $30 million, and dune-front houses in the Amagansett Dunes rarely reach a public listing. Buyers at this level need a broker with access to what is not advertised, and they should also budget diligence time for coastal erosion, dune regulations, and Town of East Hampton coastal permitting.
Amagansett is served by two districts with an unusual arrangement between them. The Amagansett Union Free School District operates one school, Amagansett School at 320 Main Street, for prekindergarten through grade 6, with roughly 125 to 135 students and a student-to-teacher ratio of about 8 to 1. Students then attend East Hampton Middle School and East Hampton High School for grades 7 through 12 under a tuition agreement between the districts, most recently renewed for July 1, 2025 through June 30, 2030, rather than through a district boundary. East Hampton High School enrolls roughly 1,030 to 1,070 students and is the easternmost high school in New York State. Independent options nearby include Ross School in East Hampton and Bridgehampton and The Hayground School in Bridgehampton. Buyers should verify the assigned district for a specific address.
Amagansett is almost entirely single-family, and the housing stock spans three centuries. On Main Street and the Lanes you will find nineteenth-century houses and shingle-style cottages, some restored and some waiting for it, alongside a 1725 cottage that is now a museum. The Dunes and Beach Hampton run to modest shingled beach houses and mid-century cottages on small lots, with contemporary rebuilds mixed in. North of the highway there are postwar ranch houses, converted farmhouses, and newer construction on larger lots. Devon Colony has large stucco and shingled houses from the early twentieth century plus horse properties. Further Lane has contemporary and traditional estates on multiple acres behind hedgerows. Town of East Hampton zoning and the Amagansett Historic District have kept the scale down, so the hamlet has not filled with oversized new construction the way some East End areas have.
Quiet, and genuinely quiet in winter. The year-round population is roughly 1,800 and the commercial center is one walkable crossroads, so the rhythm of the place changes completely between February and July. Rowdy Hall, Jack's Stir Brew, Amber Waves, and Il Buco al Mare stay open through the winter, while the Napeague seafood institutions and the farm stands are seasonal, opening in April and May. Daily errands mean a short drive to East Hampton Village. Amagansett station sits on the LIRR Montauk Branch and the Hampton Jitney stops on Main Street with direct Manhattan service, but service is limited enough that most households drive. What year-round residents tend to name as the tradeoff worth making is the beach in October, the trails in the Walking Dunes in November, and a Main Street where the coffee line is the morning news.
The CeeJackTeam is a long-established Hamptons partnership rather than a single agent, and it has been working the East End since 2006. Cee Scott Brown and Jack Pearson, with Partner Agent Denise Wilder, bring over 60 years of combined experience and over $1.5 billion in sales volume, have been named Top Producer 13 years in a row, and have held a place on the Top Producer Presidents Council for 10 of those years. Since joining Compass in 2020 the team has closed 425+ deals from Westhampton to Montauk. Cee came out of two decades in the New York art world and Jack out of a senior career in luxury fashion retail, which shows up in how they market houses with real architecture or real history. In a market like Amagansett, where much of the best inventory never reaches a public listing, that established local network matters more than a search portal. The team also works from the Compass office in East Hampton, minutes west of the hamlet, so there is someone working this market from close by rather than driving in for showings. The team also runs a dedicated rental operation, which is how many Amagansett buyers start.
The CeeJackTeam has been selling the East End since 2006, from village cottages and houses on the Lanes to Devon Colony properties and Further Lane oceanfront. If you are buying, we can show you what is listed and tell you about what is not. If you are selling, we will tell you what your house is actually worth in a hamlet where a dozen sales set the market. Call 516-457-7111 or email ceejackteam@compass.com to talk it through.
