Inside the Hamptons’ and the North Shore’s priciest deals

In 2025, Hamptons agents completed the first nine-figure sale in three years.

Nothing has sold for so much yet in 2026, but a stream of eight-figure deals is powering luxury markets on Long Island, according to The Real Deal’s list of the 10 most expensive sales in Nassau and Suffolk counties that closed between June 1, 2025 and June 1, 2026. The data pointed out where luxury properties in each market cluster: the Hamptons in Suffolk and North Shore towns in Nassau.

Suffolk: Hamptons high points

Six of the 10 deals on the Suffolk list closed at $50 million or more, increasing the average and median sales prices in the Hamptons to record levels in 2026’s first quarter.

The median sale price was $2.4 million, and the average was $4.3 million, according to an analysis by appraiser Jonathan Miller.

Nothing so far indicates that buyers will hit a ceiling at those prices, said Compass’ Terry Cohen, who represented the seller at 43 East Dune Lane (No. 1) and brought the buyer for 125 Mid Ocean Drive in Bridgehampton (No. 5).

“Just look at what’s happening in Silicon Valley,” Cohen said (see page 62). “We have three giant IPOs that are making people a lot of money. People want assets, people want to invest. And the Hamptons historically are a great place to park money.”

The town of East Hampton, which includes the hamlets of Amagansett and Wainscott, claimed six of the the top transactions. The other four were in the town of Southampton, which includes Bridgehampton. Two were on Meadow Lane, where several high-end properties have recently changed hands, including 1010 Meadow Lane, bought by Roger Barnett, CEO of natural nutrition company Shaklee, for nearly $56 million in April. 

The geographic split doesn’t hide much meaning, Cohen said: “It’s only a matter of inventory and product. It all depends on the property.”

At the very top of the Hamptons market, inventory can be tight. As Bespoke’s Cody Vichinsky once put it, listings often happen only because of “death, divorce or distress.” That held true at 43 East Dune Lane, 105 & 111 Lily Pond Lane and 24 & 36 Jeffreys Lane, which were sold soon after the death of an owner.

“At the high end, life events drive the inventory much more than price,” said Tyler Mattson of Hedgerow, who represented the seller at 55 Dunes Lane (No. 8 on the list). “But often it’s as simple as a lifestyle change.” 

Hamptons buyers of top-priced homes split into two camps, agents said.

East End buyers look for either legacy estates, like 105 & 111 Lily Pond Lane, built in 1916 for Franklin D. Roosevelt’s Secretary of the Treasury William H. Woodin, or ultra-modern new houses such as Joe Farrell’s 165 Surfside Drive, purchased by the Boston Celtics co-owner and CEO Wyc Grousbeck. 

Not a single home built between 1916 and 2008 made the list of most expensive sales.

“The middle-aged house is often the most vulnerable product in the Hamptons,” said Mattson. “If it doesn’t have architectural significance, it often becomes a renovation candidate, a land play or a teardown.” 

Is the next $100 million-plus trade coming?

“You will definitely see that,” said Cohen, the agent behind 39 Fairfield Pond Lane, listed by billionaire hedge fund manager Zach Schreiber in June for $153 million.

Nassau: North Shore domains

A small handful of neighborhoods on the North Shore command the highest prices in Nassau County, with the 10 priciest deals spread among villages and hamlets on three peninsulas that jut out into Long Island Sound. They include Great Neck, less than 20 miles to Midtown Manhattan as the crow flies; Sands Point, where Rachel King of Serhant made an $8.25 million sale in March (ninth in the rankings); and Locust Valley, Mill Neck and Centre Island, where four of the top 10 sales occurred.

Even so, inventory is limited, a challenge for agents.

“There just wasn’t much movement in early 2026,” Compass’ Lisa Fasano said, thanks to low inventory. “It’s not robust,” she said.

Great Neck’s Kings Point is well-known as the hub for a highly successful Persian Jewish community, many of whom built fortunes in New York City real estate, and listings in the area made up more than a third of the list.

Buyers in this area typically seek views of New York’s skyline and proximity to Manhattan, according to Fasano, who is the listing agent for 20 Martin Court, the eighth priciest home sold in Nassau in the past year.

Kings Point properties frequently change hands between members of the community without hitting the market. That was the case for the second priciest sale on the list, 190 West Shore Road, which transferred from a trust named for Albert Kalimian, whose extensive family portfolio includes 150 West 47th Street and 340 East 29th Street in Manhattan, to an LLC linked to the Hematian family, the dynasty behind Effy Jewelry, which owns Midtown office buildings 590 Fifth Avenue and 145 West 45th Street.

Meanwhile, the Nassau County inland estates on the list, such as 339 Duck Pond Road in Locust Valley, had about twice as much acreage as coastal Kings Point homes at similar price points. 

Known for an equestrian culture, Locust Valley is filled with well-preserved, historic mansions built by America’s wealthiest families in the early 20th century.

But Nassau County’s splashiest deal in the past 12 months didn’t exactly fit the norms. In February, after nearly a year on the market and more than $6 million in price cuts, Billy Joel finally sold his estate, called MiddleSea, a 14-acre property with a 20,000-square-foot, five-bedroom home that also has a spa, a ballroom and a wine cellar. A guest house on the property contains a bowling alley, while the grounds are complete with a pool, private dock, tennis court, six-car garage and helipad.

The $23.25 million price tag pumped Nassau’s average sale price to $1,107,000 in the first quarter of 2026 compared to the previous three months, despite a 21.5 percent drop in the number of closed sales during the period.

Without the outlier Piano Man mansion, the numbers would better reflect the tone of the Nassau luxury market, which, Fasano said, is “very slow.”