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The busiest market on the South Fork, from bayfront cottages in Springs to oceanfront estates, across five school districts and 70 square miles.
East Hampton is a town of roughly 28,400 year-round residents at the eastern end of Long Island's South Fork, covering about 70 square miles of land with close to 70 miles of shoreline on three sides. The name does three jobs at once, which is the first thing to sort out. There is the Town of East Hampton, the incorporated Village of East Hampton inside it, and the everyday use of East Hampton to mean the village and the streets immediately around it. The town also contains the hamlets of Amagansett, Montauk, Wainscott, Springs, and Northwest Woods. Anyone comparing East Hampton homes for sale needs to know which of those they are actually looking at, because the price difference between them is measured in millions.
Here is the clearest way to see it. In 2025, recorded sales data shows a median sale price of $1,850,000 across the East Hampton area, which includes Wainscott but not the village, on 317 closings worth $913 million. That was the highest number of sales of any of the twelve markets the brokerage tracks on the East End. Inside the incorporated village, the median for the same year was $5,625,000 on just 56 closings. Same name, roughly three times the price, and the line between them is a village boundary most buyers cannot place on a map. The town-wide market is also where the real depth is: 143 of those 317 sales landed between $1 million and $2 million, and 32 came in under $1 million, which is a set of price points the village has effectively none of.
That range is the reason to shop the whole town rather than one hamlet. Northwest Woods offers acre-plus wooded lots and contemporary architecture a few minutes from the village. Springs has bay frontage, working harbors, and the deepest art history on the East End. Three Mile Harbor is where the boats are. The streets just outside the village line give you the walk into town without the village tax. Farther out, Amagansett, Wainscott, and Montauk each run on their own logic, and each has its own page on this site. What all of it shares is the town's own infrastructure: a beach permit system covering dozens of ocean and bay accesses, roughly 70 miles of shoreline, and a large inventory of preserved land that will never be built.
Working a market this varied takes someone who transacts across all of it rather than in one pocket. The CeeJackTeam has covered the East End since 2006, from Westhampton to Montauk. 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, and have 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. The office at 84 Main Street in Sag Harbor sits about fifteen minutes from most of the town. Whether you are looking at a first house in Springs, a wooded parcel in Northwest, or an estate south of the highway, the starting point is the same conversation about which East Hampton you actually want. Responsive, respectful, real.
The town recorded 317 home sales in 2025 at a median of $1,850,000, with 143 of them between $1 million and $2 million and 32 under $1 million. That is a market with genuine entry points, which is not true of the incorporated village, where the 2025 median was $5,625,000. If you want a Hamptons address with a realistic price, it is almost certainly in the town rather than the village.
Actual Range in a Market Known for Having None.
The town recorded 317 home sales in 2025 at a median of $1,850,000, with 143 of them between $1 million and $2 million and 32 under $1 million. That is a market with genuine entry points, which is not true of the incorporated village, where the 2025 median was $5,625,000. If you want a Hamptons address with a realistic price, it is almost certainly in the town rather than the village.
The town has close to 70 miles of shoreline across the Atlantic, Gardiners Bay, Napeague Bay, and a chain of harbors and creeks. Three Mile Harbor and Hog Creek are lined with marinas, Accabonac Harbor is a paddling and birding harbor, and Town beaches run from ocean surf at Atlantic Avenue to shallow bay water at Maidstone Park, Sammy's Beach, Albert's Landing, and Fresh Pond.
Water on Three Sides.
The town has close to 70 miles of shoreline across the Atlantic, Gardiners Bay, Napeague Bay, and a chain of harbors and creeks. Three Mile Harbor and Hog Creek are lined with marinas, Accabonac Harbor is a paddling and birding harbor, and Town beaches run from ocean surf at Atlantic Avenue to shallow bay water at Maidstone Park, Sammy's Beach, Albert's Landing, and Fresh Pond.
Northwest Woods sits inside a large block of protected land, with the 600-acre Cedar Point County Park and its historic lighthouse, the Grace Estate Preserve, and Barcelona Neck nearby. In Springs, the Merrill Lake Sanctuary and the Accabonac Harbor preserves protect the marsh edge. The practical effect for buyers is low density and long sight lines that zoning alone would not produce.
Woods and Preserves You Can Walk Into.
Northwest Woods sits inside a large block of protected land, with the 600-acre Cedar Point County Park and its historic lighthouse, the Grace Estate Preserve, and Barcelona Neck nearby. In Springs, the Merrill Lake Sanctuary and the Accabonac Harbor preserves protect the marsh edge. The practical effect for buyers is low density and long sight lines that zoning alone would not produce.
In November 1945 Jackson Pollock and Lee Krasner bought a farmhouse on Springs Fireplace Road, and the barn behind it became the studio where the drip paintings were made. It is now the Pollock-Krasner House and Study Center, a National Historic Landmark run by Stony Brook University with tours from May through October. Willem de Kooning followed to Springs in 1963. Ashawagh Hall, an 1847 schoolhouse, still hosts the Springs Farmers Market and the Artists of Springs Invitational.
The Birthplace of a Movement.
In November 1945 Jackson Pollock and Lee Krasner bought a farmhouse on Springs Fireplace Road, and the barn behind it became the studio where the drip paintings were made. It is now the Pollock-Krasner House and Study Center, a National Historic Landmark run by Stony Brook University with tours from May through October. Willem de Kooning followed to Springs in 1963. Ashawagh Hall, an 1847 schoolhouse, still hosts the Springs Farmers Market and the Artists of Springs Invitational.
The town is served by five separate public school districts: East Hampton, Springs, Amagansett, Wainscott, and Montauk. Two of them run a single school and send older students on to East Hampton High School. Which district a house falls into is address-specific and does not follow the postal boundary, so it is worth checking early rather than assuming.
Five School Districts, One Town.
The town is served by five separate public school districts: East Hampton, Springs, Amagansett, Wainscott, and Montauk. Two of them run a single school and send older students on to East Hampton High School. Which district a house falls into is address-specific and does not follow the postal boundary, so it is worth checking early rather than assuming.
From most of the town you can reach the shops and restaurants of East Hampton Village, the harbor and dining of Sag Harbor, and the beaches at Amagansett inside about fifteen minutes. East Hampton station sits on the Long Island Rail Road Montauk Branch, the Hampton Jitney runs direct to Manhattan, and East Hampton Town Airport in Wainscott handles regional air traffic.
Everything Within Fifteen Minutes.
From most of the town you can reach the shops and restaurants of East Hampton Village, the harbor and dining of Sag Harbor, and the beaches at Amagansett inside about fifteen minutes. East Hampton station sits on the Long Island Rail Road Montauk Branch, the Hampton Jitney runs direct to Manhattan, and East Hampton Town Airport in Wainscott handles regional air traffic.
Northwest Woods, officially Northwest Harbor, is the wooded northwestern quarter of the town and the most common answer for buyers who want space near the village. It is framed by Northwest Harbor, Three Mile Harbor, and Gardiners Bay, but most houses sit inland under mature oak and pine, on lots that generally run an acre or more and get larger the farther from the village you go. The architecture skews contemporary, with a strong stock of mid-century and modern houses on wooded parcels alongside cottages, Capes, and ranches with bay views. Cedar Point County Park, 600 acres with a historic lighthouse and camping, sits at the northern edge, and the Grace Estate Preserve adds trail access. Renovated houses here have commonly run from about $2.5 million to $4.5 million, with larger modern builds and reserve-front parcels reaching roughly $5 million to $6 million. This area sits in the East Hampton school district.
Springs is the town's northeastern hamlet, wrapped by Accabonac Harbor and Gardiners Bay, and it is both the most affordable substantial pocket and the most culturally serious. Its history is a working one: residents were baymen, and the term Bonacker, taken from Accabonac Harbor, still describes longtime local families and is the East Hampton High School team name. From 1945 the hamlet became the center of American abstract expressionism, and the Pollock-Krasner House on Springs Fireplace Road is now a National Historic Landmark. The housing stock is Capes, ranches, cottages, and a growing number of architect-designed contemporary houses, on lots often under an acre inland and considerably more on the water. Waterfront on Accabonac Harbor and the creeks is the premium here. Springs has its own school district, Springs School, covering prekindergarten through grade 8.
Three Mile Harbor is where East Hampton keeps its boats, and the streets around it are the town's boating market. Marinas line the harbor and Hog Creek to the east, and the harbor gives protected access out to Gardiners Bay and beyond. Housing runs from modest older cottages on interior streets to substantial waterfront houses with docks or mooring access, plus a stretch of bay-facing properties along Sammy's Beach Road toward the harbor mouth. Maidstone Park sits at the harbor entrance with a bay beach, ball fields, and boat ramp. Buyers here are usually choosing water access over walkability, and dock rights or mooring availability should be confirmed property by property rather than assumed. Waterfront and dock-access properties command a substantial premium over inland houses in the same area.
East Hampton Village is the incorporated village at the center of the town, with its own government, five village beaches, and the highest median sale price on the South Fork. Amagansett sits east of the village with two ocean beaches, a working farm on Main Street, and a market that ranges from village cottages to record-setting Further Lane oceanfront. Wainscott is the town's western edge, bordering Sagaponack, with farmland, ocean access, and the town airport. Montauk is the eastern tip, a working fishing port with surf beaches and its own school district. Each has a full guide on this site.
The streets immediately north and east of the incorporated village are the compromise a lot of buyers end up making. Around Pantigo Road, Accabonac Road, Cedar Street, and the roads near the school campus you get the walk or short bike into the village, the East Hampton school district, and Town beach permits, without the village tax or the village architectural review process. The housing is more varied and generally smaller than inside the village: capes, ranches, older shingle houses, and renovated cottages on lots often under half an acre. Confirm the village line by address, because a home a block on either side of it has a different tax bill, a different beach permit, and a different renovation approval path.
Browse current East Hampton homes for sale, from cottages and contemporary houses in Springs and Northwest Woods to waterfront on Three Mile Harbor and estates south of the highway.
136 North Main Street, opened in 1988 and remains the restaurant most identified with East Hampton, with a Tuscan farmhouse room and a wood-burning oven. Reservations are essential in season.
on Main Street, is an inn and restaurant in a building that has served as lodging since 1770, with a formal room upstairs and a tavern below that is the better winter choice.
on Pantigo Road, is the year-round neighborhood restaurant just outside the village core, with a bar that stays busy off season.
on Three Mile Harbor, is the seafood-and-sunset option on the water, and the reason a lot of boating households never bother driving into the village in July.
also on Three Mile Harbor in Springs, does the same trick with a slightly quieter room and the same water views.
on Newtown Lane, handles mornings with naturally leavened bread and pastry, and Springs and Northwest households treat it as the halfway stop into the village.
Retail concentrates in the village, where Newtown Lane and Main Street carry a designer corridor alongside long-standing independents, galleries, and BookHampton.
Outside the village the pattern is different and more practical: neighborhood markets and delis serve the hamlets, Springs has its own small cluster of shops and a wine store,
and the Springs Farmers Market runs Saturdays at Ashawagh Hall in season.
Sag Harbor Village, roughly ten to fifteen minutes from most of the northern hamlets, gives you a second walkable downtown with its own shops and restaurants.
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Town of East Hampton beaches are the ones most of this page's readers will use, and they are a separate system from the village beaches. Town ocean beaches include Atlantic Avenue and Indian Wells in Amagansett, and the bay beaches include Maidstone Park at the mouth of Three Mile Harbor, Sammy's Beach, Albert's Landing, Fresh Pond, and Lazy Point. A Town of East Hampton parking permit is required in season and is not valid at the five village beaches, which run on a separate village permit. Confirm which permit your address qualifies you for before the season starts.
On the water, Three Mile Harbor and Hog Creek carry the marinas and give protected access to Gardiners Bay
Accabonac Harbor is the paddling and birding harbor, with Gardiners Island visible offshore, granted to Lion Gardiner in 1639 and still privately held and closed to the public.
On land, Cedar Point County Park covers 600 acres with a historic lighthouse, camping, and trails
the Grace Estate Preserve and Barcelona Neck add miles of woodland walking
The Merrill Lake Sanctuary protects the Accabonac marsh edge.
For culture, the Pollock-Krasner House and Study Center on Springs Fireplace Road preserves the studio where the drip paintings were made, with tours May through October
Green River Cemetery nearby is the burial place of Pollock, Krasner, Elaine de Kooning, and Frank O'Hara.
Ashawagh Hall in Springs runs exhibitions, the farmers market, and the annual Fishermen's Fair.
The Leiber Collection displays sculpture in a Palladian-inspired building.
In the village, Guild Hall anchors the theater and exhibition calendar and the East Hampton Historical Society operates a cluster of eighteenth and nineteenth-century sites.
LongHouse Reserve, on Hands Creek Road, opens its sculpture garden seasonally.
The Town of East Hampton is served by five separate public school districts, which is unusual and is the single most important thing to check before making an offer here. The districts are East Hampton, Springs, Amagansett, Wainscott, and Montauk. They are independent of each other, they do not follow the postal boundary, and two of them run one school and send older students to East Hampton High School under tuition agreements rather than through district lines. A house and the house across the street can be in different districts.
The East Hampton district is the largest and the only one in the town covering the full span from elementary through high school. It serves the incorporated village, Northwest Woods, and much of the surrounding area, and it runs three schools: John M. Marshall Elementary, the middle school, and the high school. East Hampton High School sits at 2 Long Lane just outside the village boundary, enrolls roughly 1,030 to 1,070 students in grades 9 through 12 with a student-to-teacher ratio of about 12 to 1, competes as the Bonackers, and is the easternmost high school in New York State.
The four smaller districts each run a single school. Springs School covers prekindergarten through grade 8, and its students then attend East Hampton High School. Amagansett School covers prekindergarten through grade 6, with students continuing to East Hampton Middle School and East Hampton High School under a tuition agreement between the two districts. Montauk School covers prekindergarten through grade 8, also sending high school students to East Hampton. Wainscott School is one of the smallest districts in New York State and likewise sends its older students on. Because East Hampton High School therefore draws from across the whole town, a student's class comes from every hamlet in it.
The independent options are unusually strong for a community this size. The Ross School runs an Upper School on Goodfriend Drive for grades 7 through 12 plus a postgraduate year, with a Lower School on a farmland campus in Bridgehampton for the younger grades. The Hayground School, a short drive west in Bridgehampton, is another small independent option. For higher education, Stony Brook University maintains its Southampton campus about half an hour west, and Suffolk County Community College's Eastern Campus is in Riverhead. Stony Brook also operates the Pollock-Krasner House in Springs as a study center.
Approximately 28,385 year-round in the Town of East Hampton (2020 Census); summer population is far higher
Approximately 70 square miles of land, with close to 70 miles of shoreline on three sides
317 closings worth approximately $913 million in 2025, the highest number of sales of the twelve East End markets tracked
143 of those 317 sales fell between $1 million and $2 million and 32 were under $1 million
Village of East Hampton, plus Amagansett, Montauk, Wainscott, Springs, and Northwest Woods
Five: East Hampton, Springs, Amagansett, Wainscott, and Montauk
Town ocean and bay beaches on a Town of East Hampton permit; the five village beaches require a separate village permit
East Hampton station on the LIRR Montauk Branch; Hampton Jitney direct to Manhattan; East Hampton Town Airport in Wainscott; Montauk Highway, Route 27, is the through road
Approximately $1,850,000 across the East Hampton area including Wainscott (Suffolk Vision Inc. recorded sales, year-end 2025), against $5,625,000 inside the incorporated village
The median sale price across the East Hampton area was $1,850,000 in 2025 according to recorded sales data for 2025, on 317 closings worth about $913 million. That figure covers the town area including Wainscott but not the incorporated village, where the 2025 median was $5,625,000 on 56 closings. The gap between those two numbers is the most important thing to understand about pricing here, because both are correctly called East Hampton. Within the town area, 143 of the 317 sales fell between $1 million and $2 million and 32 came in under $1 million, so there is genuine mid-market and entry-level inventory, which the village effectively does not have.
The Town of East Hampton is the municipality covering about 70 square miles at the eastern end of the South Fork; the Village of East Hampton is a separate incorporated village of about 4.8 square miles inside it; and in everyday speech East Hampton often means the village and the streets immediately around it. The town also contains the hamlets of Amagansett, Montauk, Wainscott, Springs, and Northwest Woods, none of which are in the village. The distinction is practical, not academic. Village property owners pay a village tax on top of town and county taxes, go through the village architectural review board for exterior work, and use village beaches on a village permit, while everyone else in the town uses Town beaches on a Town permit. A 11937 mailing address does not tell you which side of that line a house sits on.
Springs is generally the most affordable substantial pocket in the town, followed by the interior streets around Three Mile Harbor and parts of Northwest Woods away from the water. In 2025 the town area recorded 32 sales under $1 million and 143 between $1 million and $2 million, and most of that inventory sits in those areas rather than in the village or south of the highway. What you trade for the price is walkability to the village and ocean proximity, and what you get is bay access, larger lots in the woods, and in Springs a genuine year-round community. Prices move quickly at this end of the market, so current MLS data matters more here than a published median.
It depends on what you are optimizing for. Northwest Woods gives you acre-plus wooded lots, contemporary architecture, and preserve access a few minutes from the village. Springs offers bay frontage on Accabonac Harbor, the town's deepest art history, and the most attainable pricing. Three Mile Harbor is the boating market, with marinas and dock or mooring access. The streets just outside the village line get you the walk into town, the East Hampton school district, and Town beach permits without the village tax. Inside the village you get five village beaches, a walkable Main Street, and the highest prices on the South Fork. Amagansett, Wainscott, and Montauk each run on their own logic and each has a full guide on this site.
The Town of East Hampton is served by five separate public school districts: East Hampton, Springs, Amagansett, Wainscott, and Montauk. Only the East Hampton district covers the full span from elementary through high school, running an elementary school, a middle school, and East Hampton High School. The other four each run a single school and send their older students on to East Hampton High School, in Amagansett's case under a tuition agreement between the districts. East Hampton High School sits at 2 Long Lane, enrolls roughly 1,030 to 1,070 students in grades 9 through 12, and competes as the Bonackers. Because district boundaries do not follow the postal boundary, buyers should verify the district for a specific address before relying on it.
Yes, and there are two separate systems, which is the mistake buyers and renters make most often. The Town of East Hampton issues permits for Town beaches, which include the ocean beaches at Atlantic Avenue and Indian Wells in Amagansett and bay beaches such as Maidstone Park, Sammy's Beach, Albert's Landing, Fresh Pond, and Lazy Point. The Incorporated Village of East Hampton issues a separate permit for its five beaches, Main, Georgica, Two Mile Hollow, Egypt, and Wiborg, and the Town permit is not valid at any of them. Which permit you qualify for, and at what price, depends on whether your address is inside the village, elsewhere in the town, or outside it entirely. Sort this out before the season rather than during it.
The CeeJackTeam works the entire East End rather than one hamlet, which matters in a town where the same name covers a $1.85 million median in one place and a $5.625 million median a mile away. 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. It also works from the Compass office in East Hampton, 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 East Hampton buyers begin, and works from 84 Main Street in Sag Harbor, roughly fifteen minutes from most of the town.
East Hampton is not one market, and the first useful conversation is about which part of it fits what you want and what you want to spend. The CeeJackTeam has covered the East End since 2006, from Springs cottages and Northwest Woods contemporaries to waterfront on Three Mile Harbor and estates south of the highway. For buyers, we will be straight with you about what your budget actually reaches here. For sellers, we will price your house against closings in your hamlet rather than a town-wide median that may flatter or undersell it. Call 516-457-7111 or email ceejackteam@compass.com to talk it through.
