- Feb 23
- 14 min read
As February unfolds, the Hamptons embraces a more subdued winter lifestyle and pace, but the primary season for real estate sales and rentals is coming into full swing. With more competition and more opportunity to explore, this is an ideal time to browse rentals or consider buying ahead of the busy season. I am expecting an uptick in sales inventory to replenish the shrinking inventory in late 2025. Rental inventory is plentiful, and so far this year, there has been very strong rental interest. Remember, 2/3rds of all rentals happen in February!
Events in the Hamptons
Mark your calendar for February!
Here’s what to enjoy all month long.
Buy or Rent Now!
February is the month when the Hamptons' primary sale and rental season is in full force, where buyers and renters come out East to find their dream homes. Whether you’re considering a purchase or a rental, starting now gives you a jump on those who decide to delay their search until spring.
Create a Clear Specs Wish List (Outline)
1. Price range - for sale or rent.
Bedroom and Bath count
3. Pool or no pool
4. with/without Tennis or Pickleball
5. Close to town
6. Private & Secluded
7. Water views
8. Farm views
9. Waterfront
10. Lawn setting
11. Wooded setting
12. Village living
13. Grassy yard
14. Near Beach
15. Near train or Jitney
16. What towns Out East
Start Browsing
Initial browsing helps you understand pricing, availability, and locations where you might want to live.
Working with a broker makes your life easy
Knowledge of the markets is key. Talk about your specs with your broker in order to choose the best home options for you!
Let’s Talk It Through
If you’re thinking about buying or renting this year, I’m happy to walk through your goals, answer questions, and help you plan your next steps.
Winter Blooms
Brighten the quiet February days with fresh blooms. Ready to deliver Valentine’s bouquets, seasonal arrangements, and thoughtful gifts for your loved ones.
East Hampton Florist
A classic Hamptons flower shop offering fresh bouquets, arrangements, gift baskets, chocolates, balloons and more — ideal for Valentine’s Day surprises or cozy late‑winter.
Sag Harbor Florist
Charming staple on Sag Harbor’s Bay Street crafting seasonal, garden‑inspired floral designs that capture the East End’s natural beauty. Great for Valentine’s bouquets and winter arrangements.
Bespoke Flowers - Southampton
Southampton‑based florist known for personalized bouquets, event and yacht floral services throughout The Hamptons. Pop in for Valentine’s Day gifting or fresh winter flowers.
Shelter Island Flowers
Family‑run florist serving Shelter Island with handcrafted arrangements and same‑day delivery. Lovely local choice for Valentine’s, anniversaries, or winter blooms. The owners, Kelci and Chris, are excited to open their first storefront at 59 North Ferry Road this spring, an extension to their Island Time Farm. But in the mean time, please reach out for your Valentine's Day flowers
425-879-6939
Cozy Tables, With Fireplaces
Even in February, the Hamptons offer plenty to savor with cozy dinners, winter specials, and quiet tables ready for you. Winter schedules can shift; calling ahead or booking online is recommended.
The 1770 House - East Hampton
Historic East Hampton inn and restaurant serving refined American cuisine. Perfect for a romantic February dinner or winter celebration. Open daily for dinner from 5:30 pm to 9:00 pm in February
Cowfish - Westhampton
Casual New American spot with seafood and coastal fare, great for winter lunch or dinner after a day exploring the area. Open daily for lunch and dinner, typically from 11:30 am to 9:00 pm in February
Page Sag Harbor
Chic Sag Harbor restaurant offering contemporary American dishes with seasonal ingredients. Open for lunch Mon–Fri 11 am–3 pm, dinner daily 5 pm–9 pm, and weekend brunch 11 am–3 pm
Claude's at the Southampton Inn
Classic inn restaurant with year‑round dining, ideal for breakfast, brunch, or dinner in winter. Breakfast daily 7 am–11 am, weekend brunch 11 am–2 pm, dinner 4 pm–9 pm.
Léon 1909 - Shelter Island
Rustic French‑Italian bistro known for cozy winter dining and seasonal menus. Friday–Sunday 5 pm–10 pm (closed Mon–Thu for dinner).
Bridgehampton Inn
Classic inn restaurant offering refined American cuisine in an intimate setting, known for year-round dining. Dinner typically Wednesday–Sunday, 5 pm–9 pm (closed Monday–Tuesday in winter).
Pierre's - Bridgehampton
Beloved French bistro and bakery on Main Street, popular for casual meals year-round. Serving breakfast 8 am–11 am, lunch 11:30 am–3 pm, and dinner 5 pm–9 pm. (closed every Wednesday)
Halyard - Greenport
Waterfront restaurant at Sound View Greenport focused on seasonal, locally sourced cuisine and seafood. Typically Thursday–Sunday, 5 pm–9 pm, with limited winter service.
January Hamptons & North Fork Stats
New Listings
Activity increased in January, reaching a mid-month high of 36 new listings before moderating to 19 at the end of the month. In-contract homes and closed sales ended strong in January. An early rise in new listings suggests sellers are beginning to prepare for increased competition and visibility ahead of the coming busier months.
In Contract
Contract activity improved steadily throughout January, rising from 10 to 31 by the final week. This gradual increase reflects renewed buyer engagement as the market transitions into its most active period. Buyers appear to be positioning early to take advantage of anticipated new inventory before competition intensifies later in the season.
Closed Sales
Closed sales ranged from 13 to 34, including deals carried over from late 2025. January is also the month when many buyers begin actively searching. We can expect a noticeable increase in closed sales in the months ahead as more buyers who started searching in January finalize deals and as these in-contract deals move toward completion.
Price Changes
Price adjustments increased following the New Year, moving from 17 to the 40–46 range in mid-January. This activity points to sellers recalibrating pricing as early buyers return, especially as competition increases with additional inventory expected to come on the market.
Inventory
Inventory declined from 1,293 to 1,272, as homes continued to sell or move off the market. While supply is currently lower, more listings are expected to enter in February to meet increased demand. I expect interest rates between 5 and 6% over the coming months, which will also increase both buyer and seller demand.
70 S Ferry Road, Shelter Island
5 Beds | 3 Baths | 2,300 SF
$1,950,000
⭐ Also available for rent!
RE-ENVISONED Iconic Captain Cartwright House - Shelter Island
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.
21 Cove Road, Sag Harbor
4 Beds | 3.5 Baths | 3,000 SF
NEW PRICE: $4,450,000Back on the Market with a Dramatic
Price Adjustment
Book an Appointment
Located in the coveted Redwood waterfront community of Sag Harbor Village, this architect-designed, Victorian-style home presents a striking, modern interior. Completely renovated and expanded with 2 primary bedroom suites, the 4 bed, 3.5 bath residence showcases luxurious updates alongside captivating harbor views. Set just two blocks from Sag Harbor's vibrant Main Street, this 3,000 +/- sq. ft. house exudes classic Hamptons allure with its inviting wrap-around porch, mahogany and stone patios, high-end finishes, and impeccable attention to detail. With an open concept design, the main level encompasses a sitting area centered around a fireplace, dining area, and exquisite kitchen with island seating. Set on the second floor, two guest bedrooms and bath plus the expansive primary suite includes a spacious bathroom and private balcony. The second primary suite with exceptional bath is accessed separately also on the second floor. The finished 9 foot ceiling lower level enhances the home's versatility with an additional 500sf +/- great room featuring a lounge alongside a gym area and a pool/ping-pong table.
54 Far Pond Road, Southampton
4 Beds | 4 Baths | 3,300 SF
$41K JUNE
⭐Around the corner from this year's US Open!
ENDLESS SOUTHAMPTON WATERFRONT VIEWS
Completely renovated chic modern classic perfect for a Summer getaway. Situated at the end of quiet road with a beach and endless water views, this 4 Bedroom, 4 Bath summer home boasts 2 large master suites each with private decks (perfect for morning coffee) and jaw dropping views of Far Pond and Shinnecock Bay. The open floor plan living areas have wonderful light and include a completely renovated kitchen with Bosch appliances, dining area, breakfast area and living room with fireplace. All have easy access to the wonderful deck which is set up for a zen like calm and incredible waterfront entertaining. Garage that doubles as gym/ping pong room, sauna, and attached shed (ideal for kayaks etc.) for a summer to remember.
142 Coopers Farm Road, Southampton
6 Beds | 6.5 Baths | 6,056 SF
$115K JUNE
$125K JULY
CONTACT ME FOR MORE RENTAL DATES
Well appointed and Spacious in Southampton Village
Stately well appointed 6 bedroom 6 1/2 bath home first time available for a summer rental on a quiet manicure street in the heart of Southampton Village. The impeccable grounds and outdoor dining areas with awnings are the perfect setup for a summer barbeque, pool party or a casual day of relaxation. Enjoy dining under the covered pagoda while the kids play on the elaborate jungle gym. Enter the first floor foyer which leads to the sun filled living and dining rooms and a grand professional kitchen with a table bulkheaded for seating 10-12 people comfortably all with access directly out to the patios, saltwater pool and grassed privetted yard. Also, on the main level is an en-suite junior primary bedroom and a very large lounge TV room/den. The second floor has 5 additional bedrooms all with their own baths double sink vanities, showers and tubs. The lower level has a game room and laundry room. A fully equipped gym is currently housed in the garage for your use. Just around the corner from the center of the village, shops, restaurants and proximity to multiple Southampton Town and Village Ocean Beaches including the top ranked Cooper's Beach. Must see this wonderful home for the convenience, style, and A+ Hamptons experience this summer.
5 Scrimshaw Drive, Southampton
4 Beds | 4.5 Baths | 3,647 SF
$30K JUNE | $45K JULY
$70K JUNE/JULY$80K JUL/AUG-LD
Waterfront Community Summer with Tennis
Pristine 4-5 bedroom with pool and privacy abutting reserve in the premier Whalebone Landing waterfront community with community bay beach, cabana pavilion, tennis and beach volleyball. The newly refurbished 4,000sf home has all that you could wish for in a seasonal getaway in the Hamptons with easy access to ocean beaches, golf courses, Elizabeth Morton Wildlife Preserve, Southampton and Sag Harbor Village restaurants and shopping. The light-filled living-room, sitting room and dining room have french doors leading out to a substantial mahogany deck for outdoor entertaining that also extends to the pool area and lawn. Also, on the first floor is an oversized den/office, and a grand master suite with an ensuite newly renovated marble bathroom. The second floor has yet another sitting room for those that want their own privacy or kids space, a second master suite plus 2 additional well appointed guest bedrooms that share a bath. A separate entrance leads to an artist's studio/living space for the occasional guest. A fabulous opportunity to relax during your Hamptons summer while enjoying these endless amenities.
312 Ocean Road, Bridgehampton
5 Beds | 4.5 Baths | 3,525 SF
$270K MD-LD$110K JULY | $225K JUL/AUG-LD
SUMMER ON OCEAN ROAD BRIDGEHAMPTON
Come experience everything the Hamptons has to offer in this gorgeous 5 bedroom, 4.5 bathroom traditional in the estate section of Bridgehampton. This completely restored farmhouse set on .73 acre of picture perfect landscaping and gated entry. It is tastefully decorated with wide-plank floors, 2 fireplaces, a large living room, formal dining room, eat-in kitchen, and breakfast area with french doors leading to the pool. Outback, enjoy the 20x40 heated gunite pool, pool house with the fourth full bath, a back porch and patio, for classic Hamptons entertaining, accessed through the quintessential farm style kitchen. Head down the pristine and famous Ocean Road to world renown white sand ocean beaches and dunes indigenous to the Hamptons or make your way up the street to Bridgehampton's Main Street filled with History, restaurants with abundant outdoor dining and local shops for a magnificent summer get-a-way
172 Narrow Lane East, Sagaponack
Compound
7 Beds | 6.5 Baths | 6,500 SF
$200K JULY | $420K JULY-LD
$255K AUG-LD | $520K MD-LD
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?
54 Norris Lane, Bridgehampton
3 Beds | 2 Baths | 1,408 SF
$155K MD-LD
$35K JUNE | $57,500 JULY
$92,500 JUN/JUL | $120K JUL/AUG-LD
Bridgehampton Summer Rental
Bridgehampton - Set just north of the highway is this 3 bedroom, 2 bath Ranch style home. 1,400 square feet of living space includes a newly renovated kitchen, large living room with fireplace and sliding glass doors to the beautiful backyard with deck and pool. This property is .72 acre. Listing
55 Pine Neck Avenue, Sag Harbor
5 Beds | 5 Baths | 5,200 SF
$550K MD-LD
$140K 2 WEEKS
$140K JUNE
New Sag Harbor Waterfront Summer Rental
Beautiful Bucolic Waterfront -- Best Sunsets in the Hamptons. Overlooking Noyack Bay, this newly constructed, triple-mint, modern manor boasts breathtaking water views and stunning sunsets. The soaring floor to ceiling windows, expansive decking, heated gunite waterside pool, plush outdoor furniture, cozy fire pit, outdoor shower and Lynx professional grill, adorn the waterside veranda, creating a grand and sumptuous Hamptons experience. So, too, this property has a rare and coveted private deep water dock for backyard paddle boarding, kayaking or...bring your own boat. Ideal for entertaining, this home is appointed with an Il Forno pizza oven, sous vide technology, an outdoor herb garden and an enviable array of Japanese chef's knives, surely to fascinate the boldest of home chef's. With rich oak, warm walnut and modern steel finishes this property exudes serenity and grace and is sure to impress. Impeccably decorated and beautifully appointed, this modern retreat is mired among majestic marine sea grasses which, like a metronome, sway in time to the warm coastal breezes. Conveniently located in the up-and -coming beach community of Pine Neck. Minutes from ocean beaches, a stone's throw from historic downtown Sag Harbor and a short drive from Bridgehampton, this 5200 square foot, 5 bedroom, 6 bath jewel is not to be missed. List of Amenities · Private Deep Water Dock - 3.5 foot draft at low tide · Waterside Swimming pool with Automated Cover 15x31 · Professional Lynx Outdoor BBQ · Membership to Yacht Hampton Included for Reduced Rate Yacht Rental · Sun loungers & Outdoor Seating · Balcony on Primary bedroom · Alfresco dining area with seating for 8 · Seasonal Fresh herb garden · Driveway parking - 4 spaces · Two Stand Up Paddle Boards · Outdoor Fireplace · Outdoor Shower · Two Minute Stroll to Circle Beach · Il Forno Wood-burning pizza oven · Lawn Games including Bocce Ball and Bean Bag Toss · Beach Chairs Umbrellas and Cooler · Fully equipped professional kitchen with breakfast bar · Formal dining area with seating for 8-10 · Drip coffee machine + Nespresso Pod espresso machine · Geo Mesh Wi Fi · Wood-burning fireplace · Ping Pong and Pool Table · Smart TV's (6) with Streaming services · Media room · Office Area · Air conditioning · Security System · Radiant floors bathroom entry & lower level · Washer/Dryer (two each) · Home Gym including Peloton Bike · Wine Cellar + 50 Bottle Wine Cooler · Smart Home Technology including Somfy Auto Blinds Sonos + Lutron · Custom Closets · Linens & Towels · Pre-Stocked with basics coffee sodas mixers · Beach Access · New Construction · Oversized Windows · EV Car Charger + Tesla Charging Station · Bathrobes Provided
60 Bay View Drive East, Sag Harbor
4 Beds | 4 Baths | 4,850 SF
$9,500,000 | Last Ask
Waterfront Peninsula in Bay Point Sag Harbor
Waterfront boaters' paradise with a full-service deep-water dock and access to Sag Harbor Bay awaits your arrival. This Nautical property with a sparkling waterside pool and views over the harbor to Sag Harbor Village, offers 4 bedrooms, 4 baths, and water views from every room. Bright and airy, this open concept first-level floor plan includes a living room, chef's kitchen, dining area, and private den ~ media room with an en suite bedroom option. The second floor has a very spacious primary suite, 2 oversized walk-in closets, and gorgeous water views from its waterside balcony. Wake up to panoramic water views while lounging in the morning! The en-suite guest bedroom is also spacious, with a waterside balcony overlooking this lush waterfront property. Two additional bedrooms are offered with this wonderful property design. A renovated beach Cabana is located perfectly off the expansive back patio deck, along with many sun-drenched lounge areas. This spectacular property is surrounded by 2 waterfront bulkheads and is well-appointed for entertaining. Featuring an outdoor bar pavilion, a saltwater solar pool, and one of the longest docks permitted in Sag Harbor. Enjoy relaxing and dining by the waterside pool with views galore of Sag Harbor and the Bay. Sail your boat/yacht for the most incredible westerly sunsets over Foster Memorial Long Beach or under the bridge into Sag Harbor Village with award-winning restaurants and Marinas. Visit Bay Street Theater and community cultural center or take a stroll down the historic Main Street of this popular Old Whaling Village. This waterfront property is a sublime retreat on the peninsula of Bay Point and is truly a rare gem and one-of-a-kind in Sag Harbor
3 Deerfield Drive, Sag Harbor
4 Beds | 2 Baths | 2,200 SF
$1,100,000 | Last Ask
Sag Harbor Village Beach House
This is your investment opportunity to have a home in Sag Harbor Village only 1/2 mile from Main Street with 2 bedrooms on the top floor and additional low egress living and 2 legal bedrooms in the lower level. Renovate or start fresh on this fully cleared property in the village very close to Havens Beach, Sag Harbor Elementary and 8 minutes to East Hampton and Sagaponack ocean beaches.. Room for pool
31 Bayberry Lane, Sag Harbor
3 Beds | 2 Baths | 1,305 SF
$1,495,000 | Last Ask
Sag Harbor Classic Renovated Beach House and Garage
Fabulous Classic 3 bedroom, 2 bath, 1 story home on a quiet street with an oversized detached garage in the heart of Sag Harbor's North Haven. Beautifully maintained, landscaped and expanded into a 3 bedroom home. Includes a full basement, central air conditioning, sound system, all new Andersen windows, cedar shake exterior, brand new furnace and water holding tank. Keep this charming and immaculate house as-is or expand. Many options to make this wonderful home your own. Down the street from bay beaches, Foster Memorial Long Beach, Sag Harbor Village and ferry to Shelter Island, also the gateway to the North Fork.
Cynthia R Barrett
Licensed Associate Real Estate Broker
Brown Harris Stevens of the Hamptons, LLC
2408 Main St., PO Box 683, Bridgehampton, NY 11932
917-865-9917
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