Something unusual is happening in the Hamptons this February. While snow still covers the ground, summer rental deals are closing at a pace brokers say they haven't seen before.
The catalyst? Wall Street bonus season.
Investment banking bonuses rose one to two percent over last year, according to data from Prospect Rock Partners, and much of that cash is flowing straight into the East End. Vice presidents and managing directors, the primary beneficiaries of this cycle, are securing summer homes weeks earlier than the typical March rush.
Douglas Elliman's Adam Hofer told Fox Business: "When Wall Street performs, that money needs a place to land. For many high-net-worth buyers, that place is the Hamptons."
The numbers back it up. The Hamptons median sale price hit a record $2.34 million at the end of 2025, a 25% increase year over year. Average prices climbed to $3.76 million. Sales above $5 million reached a record high in Q4, and closings north of $10 million jumped 75% compared to 2024.
Four transactions exceeded $20 million last year. The year before, there was just one.
The rental market is feeling the same pressure. Returning renters who skipped the Hamptons last summer are back, and they're not shopping around. Agents report that serious clients are signing immediately rather than waiting to compare options.
Pricing varies by neighborhood and tier. Entry-level summer rentals start around $35,000 to $60,000 for the season. Midrange three and four bedroom homes in good locations run $65,000 to $120,000. Prime village or ocean-adjacent properties command $150,000 to $350,000. And the top tier, think oceanfront estates in Bridgehampton or East Hampton, starts at $500,000 and can exceed $1 million.
One nine-bedroom, 11,000 square foot oceanfront home in Bridgehampton is currently listed at $700,000 for just two weeks this summer.
Inventory remains the biggest constraint. Months of supply fell to 6.8 in Q4, down 24% from the prior year. Some homeowners are choosing not to rent at all while property values keep climbing. The result: fewer options, faster decisions, and higher prices across the board.
Neighborhood preferences continue to split along predictable lines. Sag Harbor draws a younger creative and finance crowd. East Hampton Village attracts traditional high-net-worth families. Southampton caters to multigenerational buyers. Bridgehampton and Sagaponack remain favorites for hedge fund and private equity wealth seeking privacy and space. Montauk still pulls the surf and nightlife set, and Shelter Island offers a quieter alternative for families.
What makes this cycle different from pre-2008 is the buyer profile. Nearly all transactions above $5 million are cash deals. These buyers aren't sensitive to mortgage rates. They're focused on lifestyle, legacy, and putting capital to work in tangible assets.
"The luxury buyer is operating in an entirely different universe from the average homeowner," Hofer said. "A one-point swing in mortgage rates dramatically impacts affordability in the middle market. But when you're writing an $8 million check in cash, rate volatility becomes background noise."
For anyone considering a summer rental or a purchase, the message from the market is clear: the window is already closing. Most premium rentals are arranged through agents rather than public platforms, and the best inventory moves before it ever hits the open market.
Spring isn't the starting line anymore. February is.
