Joe was recently featured in a local roundtable on the state of the Hamptons real estate market—and we couldn't be prouder of the perspective he brought to the conversation.
After more than a decade in this business and closing over 125 transactions in 2025 alone, Joe has seen the patterns, the shifts, and the moments that matter. He's watched buyers evolve, neighborhoods transform, and the market adapt to everything from interest rate swings to changing lifestyle priorities.
The roundtable brought together industry veterans to reflect on 2025 and look ahead to what's shaping 2026. Joe's insights stood out—not because they were flashy or designed to grab headlines, but because they were honest, grounded, and deeply informed by the work we do every day with real clients making real decisions.
Here's what he shared and what it means if you're thinking about buying, selling, or renting in the Hamptons this year.
2025 Was a Year of Confidence and Conviction
When asked if 2025 played out as expected, Joe didn't hesitate:
““We’ve been in the business for over a decade, and each year has built on the last—but 2025 was truly extraordinary. We closed more than 125 transactions, which speaks both to the strength of the market and the decisiveness of buyers. Compared to 2024, buyers were far more confident and prepared to act. When the right property came along, there was less hesitation and more conviction.””
That shift matters. For years, the Hamptons market has been defined by urgency—bidding wars, quick closings, buyers scrambling to secure anything in their price range. But 2025 felt different. Buyers showed up prepared. They knew what they wanted. And when they found it, they moved with clarity and purpose.
It wasn't about chasing the market. It was about finding the right fit and acting on it.
Interest Rates Shaped Behavior, But Didn't Stop the Market
Of course, 2025 wasn't without its challenges. Joe was candid about the headwinds:
“One of the biggest headwinds throughout the year was elevated mortgage interest rates. Even as rates eased slightly from their peaks, they remained high enough to temper demand among financed buyers—particularly in the middle tier of the market where mortgages play a more meaningful role. As a result, buyers were more selective and deliberate rather than rushing into deals, which marked a shift from the frenzied pace the Hamptons has been known for. That said, well-priced inventory still moved quickly, reinforcing that pricing accuracy remained critical.”
Translation: The market didn't slow down—it matured. Buyers became more thoughtful. Sellers who priced accurately saw strong demand. And properties that checked the boxes (location, condition, design) continued to move.
The lesson? In any market, pricing and positioning matter more than timing.
Turnkey Homes in Prime Locations Will Always Lead
When asked what he expects for 2026, Joe's answer was clear:
“Newly renovated homes and high-quality new construction in prime locations have always led this market, and I don’t see that changing in 2026. For those properties—especially new construction in great locations—I expect values to continue moving upward. Buyers consistently pay a premium for turnkey homes that combine design, location and long-term livability.”
This tracks with everything we're seeing. Buyers don't want projects. They want homes they can move into and enjoy immediately—homes that feel considered, designed, and ready for life.
If you're selling, this is your cue: invest in the details that matter. If you're buying, know that turnkey comes at a premium, but it also holds value better over time.
First-Time Hamptons Buyers Are Back—And They're Putting Down Roots
One of the most interesting shifts Joe talked about? The return of first-time Hamptons buyers.
“We are absolutely seeing first-time Hamptons buyers reenter the market, particularly successful young families and professionals who are looking to put down roots rather than simply purchase a seasonal escape. While repeat and high-net-worth buyers remain an important part of the landscape, there is a growing group of first-time buyers intentionally choosing the Hamptons as a place to build their lives.”
This is the work we love most. Because these buyers aren't just looking for square footage and a pool. They're asking about the community, local events, what it's like to live here in the off-season. They want to understand the rhythms that make the Hamptons more than just a summer destination.
And that's where we come in.
“Many of these clients come to us not only for real estate expertise, but because we operate as a lifestyle and culture brand. Beyond the transaction, we serve as a resource—guiding clients through community life, local events and the rhythms that make living here so special. We help buyers understand not just where to live, but how to live well in the Hamptons.”
Climate Concerns Haven't Slowed Waterfront Demand
Joe was also asked about climate risk and whether it's affecting buyer behavior. His take:
“I don’t believe climate concerns have meaningfully slowed the Hamptons market. Many areas benefit from natural protections such as barrier islands, harbors and long-established coastal infrastructure, which helps mitigate risk. That said, buying near the water does require careful due diligence. Understanding flood zones, elevation, construction quality and insurance considerations is essential.”
The reality? Well-priced waterfront homes continue to sell quickly. Buyers are aware of the risks, but they're also informed enough to differentiate between thoughtfully built, well-situated properties and those that require closer scrutiny.
The key is doing your homework and working with someone who knows how to guide you through it.
Insurance Has Become a Real Factor
One trend Joe flagged that's newer: insurance.
“Yes, insurance has become a real factor. Rates have doubled—and in some cases more—over the past four to five years. Carriers have also become far more selective, with roof condition emerging as a major sticking point. That’s a newer trend that increasingly affects inspections, insurance quotes and ultimately deal negotiations. It’s now something buyers and sellers need to address proactively.”
If you're buying, factor insurance costs into your budget early. If you're selling, address roof condition and other insurability issues before they become deal-breakers.
The Summer Rental Market Remains Strong—But Renters Are More Discerning
Joe also weighed in on the rental market, which remains a huge part of the Hamptons economy:
“The summer rental market remains strong and very active, with demand across all areas, from Montauk to Westhampton. As always, it comes down to well-priced homes that are furnished, decorated and designed with hospitality in mind. Today’s renters are more discerning than they were a decade ago. They’re looking for homes that feel intentional, comfortable and ready to enjoy the moment they arrive.”
What makes a rental property stand out?
“Outdoor space continues to be a major driver. Buyers and renters want a balance of sun and shade, multiple seating areas, comfortable loungers, and a cohesive, stylish outdoor environment. Pools with inviting, well-designed seating areas are essential. Beyond that, finished lower levels with gyms, saunas, tennis courts, or sport courts can significantly differentiate a property. The more thoughtful the amenities, the more a home stands apart. Even something as simple as a well-designed outdoor shower can tip the scale for a renter choosing one property over another.”
If you're a homeowner thinking about the rental market, this is your checklist. Renters aren't just looking for a place to stay—they're looking for an experience.
Think in Holding Periods, Not Headlines
Joe closed with advice that feels especially relevant right now:
“Think in holding periods, not headlines. 2026 is not about quick flips—it’s about owning well for the next five to 10 years. Smart buyers are asking, ‘Will this home still feel desirable as styles change? Does the lot, view, or neighborhood age gracefully? Could I rent it easily if my life shifts?’ Homes with flexible layouts, strong outdoor space and true privacy tend to hedge risk beautifully.”
This is the kind of calm, strategic thinking we bring to every client conversation. Because the best real estate decisions aren't made in a rush. They're made with intention, clarity, and a long view.
What This Means for You
If you're thinking about buying, selling, or renting in the Hamptons in 2026, here's what matters:
Buyers: Confidence is back. If you find the right property, act on it. But take the time to understand what you're buying—location, condition, insurability, and long-term value.
Sellers: Pricing accuracy and presentation matter more than ever. Turnkey homes in great locations will continue to lead.
Renters: The market is strong, but competition is real. Start your search early and know what you're looking for.
Homeowners considering rentals: Thoughtful design, outdoor space, and hospitality-minded details make all the difference.