Amagansett's Median Home Price Depends Entirely on Which Site You Check

Pull up four different sites for Amagansett home values on the same afternoon and you will get four different answers, sometimes off by close to a million dollars. That is not a data error. It is what happens when a handful of luxury transactions get asked to represent an entire hamlet.

If you are comparing Amagansett against other Hamptons neighborhoods, the number most sites hand you first, the median, is the least useful thing you can anchor on here. The more useful question is which of Amagansett's four very different submarkets a given price is actually describing, because the headline median describes none of them well.

Four Sites, Four Numbers, Same Hamlet

Here is what a buyer researching Amagansett in the late spring and early summer of 2026 would have found within roughly the same eight week window:

That is a spread of nearly $800,000 across sources that are all, in theory, describing the same hamlet in the same season. None of them are wrong. They are measuring different things: a median sale price, a median list price, a rolling average, a home value index. In a deep market with hundreds of monthly closings those methodological differences wash out. In Amagansett they do not, because the sample size is tiny.

Homes.com's own June 2026 snapshot makes the point cleanest without needing to compare across sites at all. Its median sale price that month was $3,100,000. Its average sale price for the same month was $4,451,625, more than $1.3 million higher. Same source, same month, two different statistics, and a gap wide enough to change what you think you can afford.

Why a Median Breaks in a Market This Thin

A median only tells you something stable when there are enough transactions for outliers to cancel out. Amagansett does not have that volume. Homes.com counted just 16 closed sales over its most recent trailing twelve months, with no more than about 20 homes on the market at any given time this summer. Movoto's May 2026 snapshot showed 14 active listings. That is roughly one sale a month across an entire hamlet.

When your sample size is that small, one transaction can move the number more than it would anywhere else. The clearest example closed on July 31, 2025: 408 Further Lane sold off-market for $115 million, the highest price ever paid for a single residential parcel on the East End, according to reporting by 27east.com. The seller was former Yahoo and Warner Bros. chairman Terry Semel, who had bought the 8.5-acre property in 2006 for $43 million from Blackstone founder Stephen Schwarzman. That single deed transfer, recorded well after the deal actually closed, is exactly the kind of transaction that can pull an average sharply upward the moment it lands in the data feed, even while a median sale price nearby stays comparatively anchored.

The same mechanism runs in the other direction. A quarter-acre cottage on a side street off Main Street can list for $1.2 million in the same zip code that produced the $115 million Further Lane sale. Put a $1.2 million cottage and a $115 million estate in the same dataset and ask for a single "typical" number, and you get an answer that describes neither one.

The practical takeaway is not that any of these sites are unreliable. It is that in Amagansett specifically, a single published median is a much weaker guide than usual, and the more useful exercise is figuring out which submarket you are actually shopping in.

Further Lane: Where the Off-Market Deals Live

Further Lane runs along the Atlantic from East Hampton Village into Amagansett, and its Amagansett stretch holds the hamlet's most valuable properties. This is also where deals are most likely to happen quietly, closing well before, or entirely without, a public listing. The $115 million Semel sale never appeared as an active listing that a portal could track in real time. It surfaced only when the deed recorded. That pattern, serious Further Lane transactions moving before they ever reach a public search, means the portal data you see for this stretch of the hamlet is often a lagging and incomplete picture of what buyers here are actually paying.

Devon Colony: A Ridge Above the Rest

Devon Colony sits on a ridge in the Amagansett Highlands roughly 90 feet above sea level, positioned between Gardiners Bay and the Atlantic, a rare elevation advantage in a hamlet that is otherwise mostly flat. It was founded in 1908 by four Cincinnati businessmen, including William Cooper Procter of Procter & Gamble, on a tract that originally ran to about 1,000 acres. The Devon Yacht Club anchors the neighborhood today, surrounded by stucco mansions, preserved farmland, and working horse farms. As of this August, one Devon Road listing was asking just under $10 million for an eight-bedroom home on a bit over two acres, a price point that sits comfortably inside Devon Colony's typical range but would be unusual almost anywhere else in the hamlet.

The Dunes: Smaller Lots, Shared Beach, Quieter Deals

The Dunes trades private oceanfront for a communal beach access model, and its pricing reflects that tradeoff. Lots run smaller than Further Lane's, and turnover tends to happen through word of mouth rather than open bidding. 8 Ocean Lane, a four-bedroom, three-bath home, sold in late May 2026 for $5.2 million, a useful anchor point for what buyers are paying here for proximity to the water without private frontage.

The Village Core: Where Main Street Sets the Price Per Square Foot

The fourth Amagansett market is the one most buyers actually encounter first: the cottages and side-street homes radiating out from the Main Street crossroads along Cranberry Hole Road, Abrahams Path, Windmill Lane, and Town Lane. This is walking distance to the Stephen Talkhouse and the Roundtree hotel, and it is where most of the hamlet's year-round residents actually live, rather than on the oceanfront.

Recent closings here tell a story that a single median hides. 278 Cranberry Hole Road, a four-bedroom home of 2,796 square feet, sold June 11, 2026 for $2.4 million. 251 Town Lane, three bedrooms at 1,708 square feet, sold May 25, 2026 for $2 million. Then there is 256 Main Street, which sold March 11, 2026 for $5,508,000 on just 1,717 square feet, north of $3,200 per square foot. That is not a bigger or newer house than its Cranberry Hole Road neighbor. It is a smaller one, priced for its address. Inside the village core, proximity to the crossroads itself, not square footage, is doing most of the work on price.

Why So Few Homes Change Hands

Part of the reason Amagansett's sample size stays so small is that the hamlet has almost no hotel inventory of its own. The Roundtree, the Sea Crest, and a small handful of others make up nearly the entire supply, which means most people's first exposure to Amagansett is a summer rental rather than a hotel stay. Renters who come back for a second or third summer tend to convert into buyers, and once they buy, they tend to stay. That cycle keeps annual turnover low, which is exactly why one unusually large sale, or one unusually small one, can swing a median more here than it would in a market with deeper inventory.

If you are comparing Amagansett to other Hamptons hamlets, the number worth asking your agent for is not the site-wide median. It is the closing price and price per square foot on the three or four most recent, most comparable sales in the specific submarket you are actually looking at, whether that is Further Lane, Devon Colony, the Dunes, or the village core. That is the number that tells you something true.

If you would like to talk through what a specific Amagansett address, street, or submarket is actually worth right now, Rachael York can walk you through the comparable sales that apply to your situation specifically. Schedule a free consultation to get started.

Frequently Asked Questions

Why do Zillow, Redfin, Movoto, and Homes.com show different prices for the same hamlet? Each site calculates something slightly different, a median sale price, a median list price, a rolling home value index, or a simple average, and in a market as thin as Amagansett's, those methodological differences produce very different numbers even within the same reporting window.

Why does Amagansett have so few home sales in a given year? Much of the demand arrives through summer rentals first. Buyers who rent for a season or two and settle into the hamlet's rhythm tend to purchase and then stay, which keeps annual turnover low across all four submarkets.

Is Further Lane pricing accurately reflected on real estate portals? Not always in real time. Some of the highest-value Further Lane transactions close off-market and only appear in public records once the deed is filed, which can happen well after the sale.