- Jan 10
- 11 min read
A new year begins, and Hamptons real estate starts gearing up for summer. January embraces invigorating winter beach walks and low-key dining with minimal crowds, Ideal for recharging before the season.
In this issue, we’re sharing ways to reset and enjoy the East End at its most understated and low-stress atmosphere.
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Events in the Hamptons
Mark your calendar for January!
Here’s what to enjoy all month long.
The Off-Season Reset
Winter in the Hamptons offers space to slow down and recalibrate. These wellness tips are designed to feel sustainable, grounding, and easy to maintain through the colder months.
Build warmth into your routine
Hot drinks, warm meals, and cozy layers help your body stay regulated and make outdoor time more enjoyable.
Indulge in comfort and renewal
Off-season means spa time without the crowds. Warm massages, saunas, and hydrotherapy at local retreats can help melt tension and restore energy. Even 20 minutes in a hot steam room feels like a deep sigh for your body.
Move in ways that feel good
Off-season fitness doesn’t have to be intense. A gentle yoga class, pilates session, or bike ride and pickleball in a not so cold day and you can do these indoors as well keeps your body active without overdoing it. Warm up indoors, then step outside—your body will thank you.
Bringing your summer sports indoors during winter
Tennis, Padel, and Bowling
Track, Basketball, Working out/Gym, Pickleball, Squash
Kids programs
Indoor Pool programs, master programs, Kids instruction,
Exercise classes
Indoor Pickleball & Tennis, Full fitness center
Indoor biking
Indoor Seawater spa & Bath House
Gym & Indoor Pool
January Reset: East End Fitness
As the new year begins, the Hamptons settles into its most focused fitness season. From strength training to Pilates and performance-driven workouts, these gyms and studios remain open year-round.Whether you’re building a routine or refining one, these East End favorites make it easy to start strong.
New York Pilates - East Hampton
A refined Pilates studio known for precise, high-intensity reformer classes that emphasize form, strength, and control. Ideal for those looking to build long, lean muscle and improve posture. Open Mon–Fri: 7:00 AM – 7:00 PM, Sat–Sun: 8:00 AM – 4:00PM
SoulCycle - East Hampton
Stay warm this winter with high-energy indoor cycling classes that keep your cardio strong even when it’s cold outside. Classes are reservation-only, so book early to secure your spot in East Hampton’s winter cycling lineup. Schedules are released weekly you can check their website.
Carpe Diem Fitness - Southampton
A full-service gym offering strength training, cardio equipment, and group fitness in a supportive, no-frills environment. A reliable choice for consistent workouts all winter long. Open Mon–Fri: 5:00 AM – 9:00 PM, Sat–Sun: 7:00 AM – 6:00 PM
Sag Harbor Gym
A classic, community-focused gym equipped for weight training, cardio, and functional workouts. Popular with locals who value flexibility and straightforward training.Open Daily: 5:00 AM – 9:00 PM
Gotham Gym - Bridgehampton
Boutique boxing gym with a full ring, heavy bags, and strength equipment. Trainers bring real fight experience to dynamic partner-based workouts. Open Mon–Fri: 6:00 AM – 8:00 PM, Sat–Sun: 8:00 AM – 1:00 PM
Marvil Fit - Hampton Bays
A boutique fitness studio specializing in indoor cycling, core work, and high-energy workouts. Open Mon–Fri: 6:00 AM – 8:00 PM, Sat: 8:00 AM – 12:00 PM
Body Tech Gym - Montauk
A boutique fitness studio specializing in indoor cycling, core work, and high-energy workouts. Open Mon–Fri: 5:00 AM – 8:00 PM, Sat–Sun: 7:00 AM – 4:00 PM
7 Fitness & Studio 7 Pilates – Westhampton
Boutique gyms offering HIIT, strength, and Pilates-inspired classes, plus saunas, cold plunge, and recovery tools. Open Mon–Fri: 6:00 AM – 8:00 PM, Sat: 7:00 AM – 1:00 PM, Sun: 8:00 AM – 12:00 PM
Core Dynamics Gym – Water Mill
Set in a beautifully renovated barn, this gym combines top-tier cardio and strength gear (Cybex, Keiser bikes), a functional studio, group fitness like Cycle & Core Conditioning—and personal training that feels personal. Open Mon–Fri: 6:00 AM – 7:00 PM, Sat: 8:00 AM – 12:00 PM
Hamptons Buzz:
Potential New Restaurants 2026
As the Hamptons culinary scene evolves, 2026 looks poised to deliver new flavors and fresh concepts. From classic revivals to ambitious new kitchens and beachfront table service, here’s what could be coming to your village next year.
Swifty’s at The Hedges Inn (East Hampton)
A classic NYC social spot returning to East Hampton after a successful season, expected to continue into 2026 planning.
Camp Rubirosa (East Hampton)
Seasonal Italian‑American favorite known for tie‑dye pizzas and pastas, rumored to return or expand its service in 2026.
Bagatelle at Gosman’s Dock(Montauk)
French Mediterranean waterfront dining in Montauk, expected to continue seasonal service and possibly expand in 2026.
Wayan & Ma·dé Out East
A chic waterfront pop-up showcasing global flavors, with Chef Cédric Vongerichten’s Indonesian-French fusion expected to return for seasonal dining in 2026.
Lucky's Montauk
A contemporary steakhouse concept rumored to take over the former Cow Hollow Tavern, bringing its Montecito and Soho pedigree — and a polished yet relaxed California sensibility — to the East End in 2026.
Bobby Flay’s new barn venue in Amagansett
Celebrity chef Flay and his wife is developing an event space with an outdoor kitchen in his newly relocated historic barn, and locals speculate it could evolve or host seasonal dinners, pop‑ups, or hospitality collaborations in 2026.
December Hamptons & North Fork Stats
New Listings
New listings declined steadily through December, moving from 29 in early December to 8 in the final week. This pattern aligns with typical holiday-season behavior, as most sellers pause listing activity until after the new year.
In Contract
Contract activity also decreased ranging from 11 to 25. Early December saw more engagement as some buyers aimed to secure properties before year-end, while activity softened closer to the holidays. This pattern is consistent with seasonal buyer behavior in the Hamptons and North Fork, where urgency drops significantly in late December.
Closed Sales
Closed sales ranged from 12 to 35, with stronger numbers mid-month. These closings largely represent transactions negotiated earlier in the fall, finally reaching completion before year-end
Price Changes
Price adjustments declined notably, from 29 early in the month to just 8 by year’s end. This decrease suggests homeowners holding off from repricing existing inventory during the holiday period, as many choose to revisit strategy in the new year.
Inventory
Inventory continued its downward trend, decreasing from 1,459 to 1,393 by the end of December. This reduction reflects a combination of closings, seasonal listing withdrawals, and limited new supply. Overall, inventory levels declined, setting the stage for renewed activity as the market transitions into our primary season beginning in January 2026 and continuing through Memorial Day
2025 Market Overview:
Hamptons & North Fork
The 2025 Hamptons and North Fork real estate market followed its predictable seasonal pattern. Active listings rose steadily from 708 in January to a summer peak of 1,578 in July. Buyers hesitated because of higher interest rates in winter 2025 and early spring, political tariff issues, and concerns for inflation. As those concerns dissipated, buyers entered the market. More buyers/less inventory in August through the fall season impacted the decline in inventory in addition to typical holiday slowdowns.
Buyer activity, measured by in-contract numbers, highlights the market’s timing-driven nature. Contracts surged in June, August, and September. New listings followed a similar seasonal arc, while mid- to late-season price adjustments signaled increased seller realism. The market remained balanced, with activity shaped by lifestyle-driven demand, timing, and realistic pricing. Seasonal rhythms continue to dominate, emphasizing that the Hamptons and North Fork operate on predictable cycles rather than rapid swings.
Closings started the year strong in January, eased through late winter and early spring as hesitation carried over from earlier concerns, then stabilized from late winter spring to early summer. Sales softened slightly during mid-summer, before rebounding again in early fall as buyers in all price ranges completed purchases ahead of the year-end slowdown. The high and luxury market continued to be robust through much of 2025 and is expected to continue through 2026.
Feel free to contact me for a Real Estate Consultation about buying or selling your home in this market.
Hamptons Real Estate:
2020–2025 Market Overview
Prior to the beginning of Covid inventory was quite lofty averaging over 2000 properties monthly in Active inventory (supply) through 2020 where inventory surged to 2,581 and again surged to 2,584 in September 2020. By the time Covid was winding down inventory as well as number of units sold (demand) continued to decrease to 977 in March 2022 where we had the lowest inventory in recent memory. The strongest sales resulted in lower inventory, reflecting the market’s lifestyle-driven urgency.
The 5 year range in inventory averaged between 1000 and 1500 properties which has shown a consistent pattern of supply and demand, shown above in the yellow highlighted area.
21 Cove Road, Sag Harbor
4 Beds | 3.5 Baths | 3,000 SF
NEW PRICE: $4,450,000
Back 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-bedroom, 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 an 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.
31 Bayberry Lane, Sag Harbor
3 Beds | 2 Baths | 1,305 SF
NEW PRICE: $1,495,000
virtually staged / must see
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.
172 Narrow Lane East, Sagaponack
COMPOUND
5 Beds | 4 Baths | 4,193 SF
$200K JULY
$210K AUGUST
$255K AUG-LD
Sagaponack Horse Farm Views
Classic Sagaponack
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.
18A Midway Road
Shelter Island
2 Beds | 2 Baths
$35K MD-LD
$3K PER MONTH - WINTER
$55K YEAR ROUND
Gorgeous Shelter Island Beach house
Enjoy the calm life on Shelter Island in this Designer/Builder's chic 2 bedroom, 2 bath dream beach house down the street from the water and Wade's Beach, one of many Shelter pristine beaches where you can also kayak, paddleboard or sail. Amenities include, a new 2 car detached garage with a charging station, and bikes for island cycle touring, Outdoor shower, outdoor dining area and grill outback. Visit the many new restaurants, Leon 1909, Vine Street Cafe,The Pridwin, The Chequit, Rams Head Inn, Isola, Sunset Beach, Slice, Ecentric Bagel, shops, Music presented by The Perlman Music Program, or visit the Historical Society, Sylvester Manor. Take day trips to the North Fork vineyards and the south fork ocean beaches and towns. Have the quintessential summer here. Not to be missed.
142 Coopers Farm Road, Southampton
6 Beds | 6.5 Baths | 6,056 SF
$25K MONTHLY JAN - APR
$125K JULY
$95K US OPEN GOLF RENTAL 6/12 - 6/22
Well appointed and Spaciousin 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 privetted grass lawn.
70 S Ferry Road, Shelter Island
5 Beds | 3 Baths | 1.13 Acres
$75K MD-LD
$20K JUNE | $25K JULY
$50K JUL/AUG-LD | $35K AUG-LD
Classic Captain Cartwright House
Designers own fabulous reconstruction and renovation of the Classic and Iconic Captain Cartwright House 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. This so very special summer getaway is now available for the first time and will not last.
4 Toilsome Lane, East Hampton
3 Beds | 2.5 Baths | Townhouse
$30K JULY
$29K AUGUST
$35K AUG-LD
Simplicity in convenient East Hampton Village
Centrally located in East Hampton village, totally renovated 3 bedroom, 2 1/2 bath townhouse offers an exquisite low maintenance rental option in a park like setting. The first floor's foyer and new kitchen lead to an open living area for easy entertaining with a fireplace, vaulted ceilings and skylights. Sliding glass doors lead out to your own private patio and bucolic community gardens surrounding the oversized community heated pool and tennis courts. Also on the first floor is a a bedroom and renovated bathroom. The second floor offers an additional two large bedrooms and a full bathroom. These townhouses are conveniently located to the train/Jitney, restaurants and access to Main and Georgica beach
only a mile+- away.
Will not last!
312 Ocean Road,
Bridgehampton
5 Beds | 4.5 Baths | 3,525 SF
$270K MD-LD
$225K JUL/AUG-LD
$110K JULY
$120K AUG-LD
CONTACT ME FOR MORE RENTAL DATES
SUMMER ON OCEAN ROAD BRIDGEHAMPTON
Come experience everything the Hamptons has to offer in this classic 5 bedroom, 4.5 bathroom traditional in the estate section of Bridgehampton south-of-the-highway. 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. Pristine white sand ocean beaches down the street!
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 Mobile
___________________________________________________
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