The Hamptons, a historic sanctuary for New York’s elite and a symbol of luxury coastal living, is experiencing a notable transformation in its real estate landscape. While oceanfront properties have long been the crown jewels of the region, offering breathtaking views and direct access to pristine beaches, recent market dynamics reveal a growing appetite among affluent buyers for spacious, secluded homes situated north of the highway. This shift reflects evolving lifestyle preferences that prioritize privacy, space, and nature over traditional beachfront glamour.
From Oceanfront to Inland: The Changing Geography of Luxury
Historically, Hamptons buyers have gravitated toward high-priced oceanfront estates in areas such as East Hampton Village, Southampton, and Montauk. However, as coastal property prices continue their upward trajectory—often reaching tens of millions—buyers are increasingly seeking alternatives that offer both value and lifestyle benefits.
According to real estate data from Douglas Elliman and reports in the New York Post, affluent purchasers in 2025 are directing their focus toward neighborhoods like Watermill North, Bridgehampton North, and North Haven. These inland communities, once considered secondary to the beachside enclaves, now attract those who desire large, private estates with multi-acre plots and a strong connection to nature.
A standout example of this trend is a modern woodland cabin in North Sea listed for $8.5 million. Designed by architect Jasmit Singh Rangr, the 6.2-acre property epitomizes the desire for homes that blend architectural sophistication with a tranquil, forested setting. Buyers here seek a retreat that feels both exclusive and integrated with the environment—far removed from the hustle and congestion often associated with waterfront living during peak seasons.
Market Data and Trends Supporting the Shift
According to Douglas Elliman’s latest market report for the Hamptons released in early 2025, the median price for oceanfront homes has risen by 12% year-over-year, while sales volume in these properties has plateaued. Conversely, homes located north of the highway have seen a 7% increase in transaction volume, with price growth slightly trailing but more stable. This suggests that buyers are willing to pay a premium for space and privacy, but with a more measured approach to investment risk.
Real estate agents familiar with the market, such as Susan Breitenbach of Town & Country Real Estate, note that buyers “increasingly want more than just a pretty view. They want estates with extensive amenities like private beaches, tennis courts, and room for outdoor activities—all in a setting that offers peace and discretion.” North Haven, for instance, has become a hotspot for multi-acre estates that meet these demands.
Architecture and Lifestyle: The Rise of Modernist and Nature-Focused Designs
This geographical shift is complemented by a change in architectural tastes. Modernist estates with clean lines, expansive glass walls, and open floor plans are gaining popularity, especially among buyers looking for homes that merge luxury with sustainability and functional design.
A $19.99 million modernist estate in North Haven, designed by renowned architect William Reese, has been one of the market’s marquee listings. The property’s minimalist design, which incorporates eco-friendly materials and smart-home technology, resonates with buyers who value innovation alongside tradition.
Similarly, in the Landfall enclave of Northwest Harbor, midcentury-style homes are drawing attention. The “Butterfly House,” listed at $2.75 million, is emblematic of this wave. With its distinctive architecture and smaller footprint, it offers a stylish yet manageable alternative to sprawling estates, appealing to buyers interested in “quiet luxury.”
Broader Societal Influences Behind the Demand Shift
Several societal trends underpin this evolving buyer preference in the Hamptons. The COVID-19 pandemic accelerated a widespread rethinking of how people use their homes. Remote work arrangements, which remain prevalent in 2025, encourage affluent buyers to seek residences that function as multi-purpose sanctuaries rather than mere vacation homes. The desire for larger indoor and outdoor spaces where families can live, work, and entertain without interruption has pushed many away from the denser, tourist-heavy oceanfront areas.
Furthermore, there is a growing emphasis on wellness and connection to nature. Buyers want properties that support a healthy lifestyle through natural surroundings, privacy, and outdoor amenities. This aligns with increasing awareness of climate change and the risks of coastal flooding, leading some buyers to consider more secure inland locations while still enjoying proximity to the Atlantic.
Economic and Environmental Implications for the Hamptons
The trend toward inland luxury estates may also contribute to a more sustainable real estate market in the Hamptons. Oceanfront development faces heightened regulatory scrutiny due to coastal erosion and rising sea levels, prompting planners and environmentalists to advocate for restrained growth along the shoreline.
Developers and buyers moving north of the highway often prioritize land conservation and ecological sensitivity. Many estates include protected woodlands, rainwater harvesting systems, and landscaping that supports native flora and fauna, creating a balance between luxury and stewardship.
Economically, this shift diversifies the Hamptons market. While ultra-premium oceanfront properties remain valuable, the rise of inland estates attracts a broader segment of wealthy buyers seeking both luxury and lifestyle. This diversification could insulate the market against volatility linked to climate risks and fluctuating tourism patterns.
What This Means for Future Buyers and Investors
For prospective buyers, understanding this trend is essential. Experts advise considering inland properties not only for their comparative affordability but for their long-term value in a changing climate and lifestyle landscape. Moreover, the availability of larger lots offers opportunities for customization and expansion, accommodating evolving family needs and personal preferences.
Investors and developers are already responding. New construction projects emphasize sustainable design and privacy, with architects specializing in modern, nature-integrated homes. Brokerages are expanding their portfolios north of the highway, offering tailored services to high-net-worth clients seeking distinctive Hamptons experiences.
