August is one of the most vibrant months in the Hamptons and Shelter Island. Whether you're soaking up beach days, exploring local festivals, or discovering new places to dine and unwind, this edition is filled with seasonal highlights and helpful guides to enjoy the best of the East End.
Buyers continue to come to the Hamptons although inventory has continued to be in a narrow range since Q1 2021 and sellers must remain vigilant about pricing to entice the buyers.
Mark your calendar for July!
Here's what to enjoy all month long.
August is the perfect time to enjoy the night sky, especially with the Perseid Meteor Shower peaking on August 12–13. Thanks to this year's new moon, skies will be darker, creating ideal conditions for stargazing and meteor watching. While any beach along the East End offers a great opportunity to enjoy the night sky, here are a few of my favorite spots.
SkyView App
If you're into stargazing, check out SkyView! It's a fun app that
lets you point your phone at the sky to identify stars, planets,
constellations, and more. Click the button below
to learn more and download the app.
Cooper's Beach - Southampton
Wide, open ocean views with minimal obstructions.
Arrive after the beach crowds have left for darker skies.
Shinnecock East County Park
A quiet stretch of oceanfront managed by Suffolk County,
offering expansive views and minimal light pollution.
Montauk Point State Park
The easternmost point of New York State offers expansive,
unobstructed skies and minimal light pollution.
Foster Memorial - Sag Harbor
Calm waters and reduced ambient lighting make
this a comfortable viewing location.
Crescent Beach - Shelter Island
A beautiful bayside beach with wide-open views across Peconic Bay
and relatively low light pollution, making it an excellent place to
stargaze and also enjoy the Perseid Meteor Shower
Fresh catches, waterfront dining, and local favorites to savor this August.
LUNCH Lobster Roll
A Southampton favorite for classic lobster rolls, fried seafood
platters, chowder, and other East End staples.
They also have a branch in Amagansett.
Cowfish - Hampton Bays
Waterfront dining overlooking Shinnecock Bay, known
for sushi, oysters, fresh seafood, and sunset views.
Sundays on the Bay - Hampton Bays
A longtime local favorite serving seafood,
cocktails, and panoramic waterfront views.
Bostwick's on the Harbor - East Hampton
An upscale waterfront dining experience featuring
seasonal seafood with views of Three Mile Harbor.
Bell & Anchor - Sag Harbor
A neighborhood favorite specializing in fresh
seafood, oysters, lobster, and seasonal East End cuisine.
Salt Waterfront Bar & Grill
Fresh seafood, lobster rolls, and outdoor
dining overlooking the marina.
Dockers Waterside - Westhampton Beach
Marina & Restaurant
A waterfront restaurant serving fresh seafood, sushi,
a raw bar, and seasonal favorites with beautiful
views overlooking Quantuck Bay.
Claudio's Waterfront - Greenport
An iconic Greenport destination serving fresh local seafood,
lobster, oysters, and waterfront classics. Established in 1870,
it's one of the East Coast's oldest family-owned restaurants.
The Hamptons residential real estate market entered the second quarter of 2026 with continued pricing strength despite a notable slowdown in transaction volume. A total of 378 properties sold during the 2nd quarter, representing a 21.1% decline from the same period last year. The primary factor behind the decrease was a persistent shortage of inventory, particularly for homes priced below $3 million, which limited opportunities for buyers rather than signaling weaker demand. As a result, overall dollar volume fell 11.9% to approximately $1.45 billion, reflecting fewer closings rather than declining property values.
July Percent Discount
Total active listings decreased to 1,509 from 1,578, and new listings remained virtually unchanged at 206 and 118 homes sold. 148 homes went in-contract substantially lower than last July's 296, while price changes at 234 were also substantially lower than last year at 382.
Homes closed at a 3.94% discount from the last list price compared to 7.44% from the original list price. Even with less choices available, demand remains steady for homes that are well priced as noted in the percent discount figures.
As we move toward late summer, I expect buyers to remain active while sellers who price their homes appropriately will be best positioned before we transition into the fall selling season.
July Hamptons & North Fork Stats
New Listings
Although total new listings for the month remained relatively unchanged, activity picked up toward the end of July, with weekly new listings increasing from 29 at the start of the period to 47 by the final week. While many buyers looking to settle in before the Fourth of July had already made their purchases, sellers continued bringing fresh inventory to market, creating new opportunities for buyers entering later in the summer season.
In Contract
Contract activity improved significantly after the holiday week, climbing from 17 to 30s before holding steady through the end of the month although lower than last July 2025. This suggests that buyer interest remains healthy, with serious purchasers continuing to transact as people will be settling before fall.
Closed Sales
Closed sales improved steadily after an early dip, rising from 14 to 26 by the end of the month as earlier negotiations continue to close while new contracts gradually moved. Despite the seasonal slowdown, the market continues to generate a healthy pace of buyers and completed sales.
Price Changes
Price adjustments peaked at 69 before gradually declining during the second half of July. This trend suggests that sellers became more responsive to market competition early in the month, with many making pricing adjustments to maintain buyer interest.
Inventory
July Inventory remained relatively stable where weekly numbers fluctuated between 1,502 and 1,528 before ending at 1,514 showing a reduction in inventory from July 2025's 1,578. The consistency in available inventory provides enough new inventory to keep prospective buyers in the market.
70 S Ferry Road, Shelter Island
5 Beds | 3 Baths | 2,300 SF
$1,950,000
⭐ Also available as a winter rental! RE-ENVISONED ICONIC CAPTAIN CARTWRIGHT HOUSE
Enter by way of a circular drive to this Designers own fabulous reconstruction and renovation of the Classic and Iconic Captain Cartwright House handsomely landscaped in Shelter Island. This classic 5 bedroom home, detached garage, covered porches, blue stone patios and heated 20 x 40 gunite pool with all the bells and whistles is centrally located between the South and the North Ferries and across the street from the 2350 acre Mashomack Preserve on Shelter Island. The very private setting is ideal for relaxing by the chic lounging areas around the pool or entertaining summer guests on the beautifully landscaped grounds perfect for intimate dinners. An oversized outdoor shower is a show stopper. Dine at the many new and established restaurants including Leon 1909, Vine Street Cafe, 1901, The Pridwin, The Chequit, Rams Head Inn, Isola, Sunset Beach, Marie Eiffel, Stars Cafe and Eccentric Bagel and more on the island. Golf, sail, motorboat, tennis or pickleball and enjoy the spectacular beaches the Shelter Island has to offer. This so very special get-away retreat summer or all year round is now available for sale for the first time since the re-construction and will not last.
172 Narrow Lane East, Sagaponack
Compound
7 Beds | 6.5 Baths | 6,500 SF
Call for winter pricing 2026 / 2027 - Cottage
Get a Jump on renting Summer 2027 - Full Compound
Sagaponack Horse Farm Views
Enjoy quintessential Sagaponack farm views all Summer! This newly built Modern farm style 7 bedroom Compound for rent is a rare find in the Hamptons. It includes a 4,000sf 4 bedroom Main Farmhouse and an adjoining 2,500sf 3 bedroom Cottage exquisitely designed by Val Florio set on 1.7 pasture-like acres indicative of Sagaponack's agricultural history. The grounds boast a magnificent lawn, specimen trees and landscaping, a heated gunite pool, pool/zen pavilion with bar and a state-of-the-art pickle-ball court and volleyball station. Located across from Wolffer Estate Stables,Sagaponack's premier horse farm, around the corner from Wolffer Estate Vineyards, close to Sagaponack's world class Sagg Main Beach, the compound is a few miles from Bridgehampton and Sag Harbor Main Street shops, restaurants and marinas. The Main House first floor double height foyer sets the stage for an easy flow into the great room, dining area and open kitchen with center island , double sinks and breakfast nook. The sun filled living room opens out to an elegant covered porch for casual outdoor dining, enjoying cocktails and lounging while watching the spectacular sunsets. The upstairs includes a spacious master suite, an outdoor deck allowing for southern facing views of the horse farm and 3 additional king and queen guest bedrooms. The lower level game room is set up for endless pool and ping pong competitions or a Peloton bike ride! The 2 homes are connected via the lower level tunnel. There is also an option to rent either the Main House or the Cottage separately for your Hamptons summer to remember. What more could one ask for?
2221 Scuttle Hole Road, Bridgehampton
6 Beds | 4.5 Baths | 3,788 SF
$86K AUG-LD - RENTED
$30K SEPT.
DETAILS AVAILABLE FOR WINTER AND YEAR ROUND
BRIDGEHAMPTON WITH POOL & TENNIS
Well appointed Classic Hamptons home in Bridgehampton with 5/6 bedrooms heated 20 x 40 pool. loungers, patio tables, grandstand dining and har-tru tennis. The first floor is set up with an Open Floor concept , country style gourmet kitchen, breakfast nook, sitting area with TV and double glass doors out to the expansive deck, formal living and dining area, brick fireplace and den/guest option. The second floor has 4 additional bedrooms and the primary suite with ensuite bath and a private deck overlooking the beautifully landscaped grounds, pool and tennis. Also, a inished lower level with full bath and lounge area is another added plus. Conveniently located near Bridgehampton, Sag Harbor Village and ocean beaches.
24 S Midway Road, Shelter Island
4 Beds | 4 Baths | 2,775 SF
10K SEPT 8 - 31
SPECTACULAR WATERFRONT RENTAL & DOCK
Spend your summer looking at the magnificent sunsets over the expansive Menantic Creek or take a cruise around Shelter Island towards the North or South Forks with your boat or kayak and pull into the house's own deep water dock. This 4 bedroom boater's paradise was completely rebuilt and renovated in 2019. Enjoy the open floor plan with walls of glass doors leading to the waterfront deck spanning the length of the house. The light filled home has 2 primary bedrooms and two guest bedrooms on the first floor off of the vaulted and beamed great room, open and chic stainless chef's kitchen. An additional living and lounging area in the lower ground level is perfect for overflow guests with glass doors leading directly to the dock. The lower level also includes a gym, additional lounge and TV area, and a double wood burning fire hearth and pizza oven with cozy seating after a day on the water. So close to numerous beaches, intimate hotels with newly opened and refurbished restaurants including Leon1909, , Isola, The Pridwin, The Chequit, Ramshead Inn and Sunset Beach on Shelter Island or take a day trip to Sag Harbor on the South Fork or Greenport on the North Fork both serviced by 3-8 minute ferries.
50 Bucks Path, East Hampton
4 Beds | 3 Baths | 2,000 SF
$25K AUG-LD
Winter Available
EAST HAMPTON SUMMER FUN
Well maintained 4 bedroom home with oversized pool. Private setting new not far from East Hampton Main Street. A special light filled home. Excellent choice for an enjoyable summer.
691 Sagg Road, Sagaponack
4 Beds | 3 Baths | 2,600 SF
$32K Winter$4,900 Off-Season Monthly
MODERN BARN SAGAPONACK
Perfectly located between Sag Harbor night life and Sagg Main Beach day life, this chic white modern barn is completely renovated Enjoy the quiet serene setting and the fresh new sensibility. 4 bedrooms 3 baths with a media room, full guest room, full bath and laundry room in the lower level. The primary bedroom with gorgeous primary bath and mezzanine office on the second floor Living room with fireplace, dining ang open kitchen with counter seating overlook the pool and large deck. The first floor also includes 2 additional bedrooms and full bath. Fabulous summer home in Sagaponack just down the street from Wolffer Estate Vineyard and farm stands. Close to pristine white sand ocean beaches of Sagaponack, Sag Harbor and Bridgehampton.
104 Sayres Path, Wainscott
2 Beds | 1 Bath | 1,200 SF
August-LD $38K$20K Two weeks of August
MAGICAL BEACH COTTAGE WITH FARMVIEWS
Relish the spectacular westerly sunsets over corn fields and open vistas from this well appointed beach cottage south of the highway in Wainscott close to Beach Lane's magnificent ocean beaches. The cottage has 2 light filled bedrooms, a farm-style kitchen, a chic perfectly proportioned living room and a grand screened-in-porch. Your summer will be magical here.
GET IN TOUCH
Cynthia R. Barrett
LICENSED ASSOCIATE REAL ESTATE BROKER
cbarrett@bhsusa.com
917-865-9917
Ranked in the Top 1.5% of Agents Nationwide
REAL TRENDS America’s Top Real Estate Professionals
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