Sag Harbor sits in a different pricing conversation than oceanfront Southampton or Further Lane. In the middle luxury band — roughly $5M to $15M — buyers are choosing among true harbor/bay adjacency, historic village addresses, and larger inland lots that still carry a Sag Harbor tax bill. The Coastal comps database (Supabase comparable_sales) is the source of truth for the numbers below.
Key facts
| Sample | 40 Sag Harbor closes, $5M–$15M (Coastal comps DB) |
|---|---|
| Median sold (sample) | ~$6.43M |
| Average sold (sample) | ~$7.46M |
| Sag Harbor closes since 2025-01-01 | ~199 (all prices) |
| Upper-band waterfront/near-water examples | $9.3M–$13M (2025) |
| Data vintage | comparable_sales export Sep 2026 |
Recent trades that set the band
These closes are drawn from Sag Harbor–tagged comps between $5M and $15M. Waterfront and harbor-corridor names dominate the top of the band; the lower half is more often village or near-village product.
| Sold | Address | Price | Note |
|---|---|---|---|
| 2025-12-15 | 100 Bay Street | $11,250,000 | Bay Street / harbor corridor |
| 2025-10-14 | 62 West Water Street | $9,300,000 | West Water |
| 2025-09-24 | 100 Glover Street | $13,000,000 | Glover Street |
| 2025-09-05 | 20 Union Street | $11,800,000 | Union Street |
| 2025-06-11 | 63 Glover Street | $11,500,000 | Glover Street |
| 2026-01-14 | 40 Redwood Road | $7,500,000 | 1.7 acres |
| 2025-09-09 | 117 Main Street | $5,900,000 | Village / Main Street |
| 2026-01-16 | 6 Harding Terrace | $5,500,000 | Lower band |
Q&A
What does $5M–$15M buy in Sag Harbor in 2026?
In the Coastal comps set, Sag Harbor sales in that band from late 2024 through early 2026 range from renovated village homes and near-water parcels to true harbor-adjacent addresses on Bay Street, West Water, Glover, and Union. Median sold price in a 40-sale Sag Harbor sample ($5M–$15M) was about $6.43M.
How active was Sag Harbor in 2025–2026?
The comparable_sales dataset shows roughly 199 Sag Harbor–tagged closed sales with sold dates from 2025-01-01 onward (all price points). Liquidity is real, but true waterfront inventory in the middle band remains thin versus inland village product.
Bay vs harbor — does frontage type matter at this price?
Yes. Harbor and bay-adjacent addresses (Bay Street, West Water, Glover, Union, Noyac Bay) trade differently from inland Sag Harbor village homes at similar dollar amounts. Buyers should underwrite frontage, dock rights, flood, and ARB/village constraints separately from square footage.
What recent trades define the upper half of the band?
Notable closed comps include 100 Bay Street at $11.25M (Dec 2025), 20 Union Street at $11.8M (Sep 2025), 100 Glover Street at $13M (Sep 2025), 63 Glover Street at $11.5M (Jun 2025), and 62 West Water Street at $9.3M (Oct 2025).
What about the lower half of the $5M–$15M band?
Recent closes near $5M–$6M include 6 Harding Terrace ($5.5M, Jan 2026), 32 Windermere Drive ($5.1M, Jan 2026), 22 Latham Street ($5.775M, Nov 2025), and 117 Main Street ($5.9M, Sep 2025). These are more often village or near-village product than trophy waterfront.
How should agents talk days on market here?
Well-located Sag Harbor waterfront and trophy village homes that are priced to the micro-market still move; mispriced waterfront can sit. Use recent same-street and same-frontage comps rather than hamlet-wide averages.
Is this brokerage advice?
No. This is editorial market commentary from Hamptons Coastal using public comps data. It is not an appraisal, CMA, or solicitation. Consult a licensed broker for property-specific advice.
Bottom line
In Sag Harbor’s $5M–$15M lane, dollar amount alone is a weak comparator. Pair price with frontage type, street, lot, and condition — then sanity-check against the latest same-micro-market closes. For a property-specific read, talk to Barry McGovern.