Homes for Sale
in Southampton, NY

Southampton Village is a small incorporated municipality with its own local government, building department, and regulations — covering the Main Street and Jobs Lane area, the surrounding estate streets, and the immediate oceanfront. Southampton Town is the much larger governmental entity that includes the village plus dozens of hamlets: Water Mill, Hampton Bays, Westhampton Beach, Bridgehampton, East Quogue, and others. A listing described as 'Southampton' without further specification should always be verified — it could be in either. Village properties carry village taxes on top of town and school taxes.

Southampton Village home prices start around $1.5M for smaller properties and scale to $50M+ for Gin Lane and Meadow Lane oceanfront estates. The broader Southampton Town market is far more varied: outer hamlets like North Sea and Tuckahoe have entry points under $800K, Water Mill and Bridgehampton command premium mid-range pricing, and ocean-adjacent properties throughout the town span $2M–$15M+. Contact Nostra Haus for a current breakdown by specific area within the town.

Southampton is served by the Southampton Union Free School District (SUFSD).

Coopers Beach in Southampton Village has been ranked #1 in the United States multiple times by Dr. Beach (the widely cited annual ranking by coastal scientist Stephen Leatherman). It's a broad, clean, well-maintained ocean beach with full lifeguard service, restrooms, and parking. Access requires a Southampton Town beach sticker or daily parking fee. The beach is representative of why Southampton oceanfront commands such a premium — the actual sand and ocean quality here is exceptional.

Southampton has one of the most active summer rental markets on the East End. Village properties and oceanfront estates command significant premiums — Gin Lane and Meadow Lane rentals can reach $100,000–$500,000+ per season for the top properties. The broader town market has more accessible rental activity. The Town of Southampton requires short-term rental permits for rentals under 29 days; the Village of Southampton has its own separate permit process. Contact us for rental regulation details on any specific address.

Water Mill is a hamlet within the Town of Southampton — so in the governmental sense, yes. But Water Mill has its own distinct character: pastoral, private, no village commercial center, and a price point that reflects its position between Southampton Village and Bridgehampton. Many buyers who can't reach Southampton Village pricing look at Water Mill and find comparable ocean access and more land for the money. It's a frequent pivot for buyers doing serious research.

By car: approximately 80–85 miles from Midtown Manhattan — roughly 1:45–2:15 off-peak, 3–4 hours on summer Fridays headed east. By LIRR: the Southampton station on the Montauk Branch provides year-round service; off-peak trips run approximately 1:45–2:15 from Penn Station. Southampton is one of the better-positioned Hamptons communities for LIRR access — the station is in the heart of the village, walkable to Main Street. For buyers who want train access without driving, Southampton is a practical choice.