Southampton vs East Hampton Rental Prices 2025: The Complete Comparison

The Hamptons summer rental market has flipped. After years of landlords dictating terms, 2025 belongs to renters. Prices are down 15-25% from peak pandemic levels. Inventory has surged to over 3,500 listings. Negotiations that would have been laughed off in 2021 are now closing deals.

For renters weighing Southampton against East Hampton—the Hamptons’ two prestige anchors—the calculus has shifted. Southampton still commands the premium. East Hampton delivers more value per dollar. Understanding where those lines intersect requires looking beyond headline numbers.

This guide breaks down Hamptons summer rental prices for 2025 by neighborhood, property type, and rental period. Whether you’re budgeting $50,000 or $500,000 for the season, the data points to opportunity.

Hamptons Summer Rental Prices 2025: Market Overview

The rental landscape has fundamentally changed since COVID’s peak. CNBC reports that summer rentals are down 30% from previous years, with ultra-high-end properties seeing drops between 50% and 75%.

What’s driving the shift? Three factors converged.

Pandemic Buyers Became Landlords

Thousands purchased Hamptons homes during COVID’s low-rate window. Many now rent to offset carrying costs. According to Douglas Elliman agents, 75% of pandemic-era buyers are now choosing to rent their properties rather than sell. This flooded the market with inventory.

Renter Behavior Changed

Thanks to Airbnb, VRBO, and platforms like StayMarquis, renters now approach Hamptons bookings like hotel reservations. They want flexibility—shorter stays, nontraditional timelines. The Memorial Day to Labor Day full-season lease is fading.

Economic Uncertainty Delayed Decisions

Tariff volatility and market swings pushed renters to wait. Properties that would have been locked in by February sat available through May. This gave renters leverage they haven’t had since 2019.

Southampton Rental Prices 2025: Premium Positioning

Southampton maintains its position as the Hamptons’ top-dollar rental market. The village’s proximity to prime ocean beaches, established social scene, and prestige address justifies premiums of 10-20% over comparable East Hampton properties.

However, even Southampton is seeing price compression. Properties sitting past 60 days are dropping 10-20% from initial asks.

Southampton Village Rental Pricing

Property Type	Monthly Rate	Full Season (MDW-LDW)	YoY Change
Oceanfront Estate (6+ BR)	$175,000 – $350,000	$450,000 – $900,000	-15%
Village Estate w/ Pool (5 BR)	$85,000 – $125,000	$225,000 – $350,000	-18%
Traditional w/ Pool (4 BR)	$55,000 – $85,000	$150,000 – $225,000	-20%
Cottage/Carriage House (2-3 BR)	$25,000 – $45,000	$65,000 – $125,000	-22%

Water Mill & Bridgehampton

These neighboring hamlets offer Southampton-adjacent prestige with slightly lower premiums. Water Mill’s newer construction commands top dollar—properties built since 2020 with heated pools and finished basements rent 20-30% higher than comparable older inventory.

Bridgehampton’s mix of farmland estates and village-adjacent properties creates range. Expect $60,000-$90,000/month for a turnkey 4BR with pool, $150,000+ for south-of-the-highway estates.

East Hampton Rental Prices 2025: Value Proposition

East Hampton has absorbed the largest inventory increase. According to rental management company StayMarquis, East Hampton North contains half of all Hamptons summer rental inventory.

This concentration creates opportunity. Properties that would command $100,000+ in Southampton Village price at $65,000-$85,000 in East Hampton equivalents.

East Hampton Village Rental Pricing

Property Type	Monthly Rate	Full Season (MDW-LDW)	YoY Change
Oceanfront Estate (6+ BR)	$150,000 – $300,000	$400,000 – $750,000	-18%
Village Estate w/ Pool (5 BR)	$75,000 – $110,000	$200,000 – $300,000	-20%
Traditional w/ Pool (4 BR)	$45,000 – $75,000	$125,000 – $200,000	-22%
Cottage/Carriage House (2-3 BR)	$18,000 – $35,000	$50,000 – $95,000	-25%

Amagansett & Springs

Amagansett maintains a slightly bohemian reputation with strong creative-class appeal. Pricing lands between East Hampton Village and Springs, typically $55,000-$85,000/month for quality 4BR properties.

Springs offers the East End’s best value-to-location ratio. Properties here price 30-40% below East Hampton Village for comparable square footage and amenities. The trade-off: less walkable village access, more car-dependent lifestyle.

Head-to-Head: Southampton vs East Hampton

For renters choosing between these two anchors, the differences extend beyond price tags.

Direct Price Comparison by Property Type

Property Type	Southampton Monthly	East Hampton Monthly	Southampton Premium
Oceanfront Estate (6+ BR)	$262,500 avg	$225,000 avg	+17%
Village Estate w/ Pool (5 BR)	$105,000 avg	$92,500 avg	+14%
Traditional w/ Pool (4 BR)	$70,000 avg	$60,000 avg	+17%
Cottage (2-3 BR)	$35,000 avg	$26,500 avg	+32%

Beyond Price: Key Differences

Southampton advantages: More established social scene, closer to prime ocean beaches (Coopers, Flying Point), easier commute from Manhattan, larger concentration of high-end restaurants and shopping.

East Hampton advantages: More casual atmosphere, better arts/gallery scene, walkable village with diverse dining, proximity to Montauk for day trips, generally newer rental inventory.

Sag Harbor: The Third Option

Sag Harbor deserves special attention. Unlike Southampton or East Hampton, the village maintains year-round appeal with restaurants, shops, and cultural venues operating beyond summer.

Rental pricing in Sag Harbor has remained stickier than other Hamptons markets. According to 27 East reporting, Sag Harbor properties move faster than comparables elsewhere.

Sag Harbor Rental Pricing

Property Type	Monthly Rate	Full Season	YoY Change
Waterfront (5+ BR)	$95,000 – $150,000	$250,000 – $400,000	-12%
Village w/ Pool (4 BR)	$55,000 – $85,000	$150,000 – $225,000	-15%
Village Cottage (2-3 BR)	$22,000 – $40,000	$60,000 – $110,000	-18%

Seasonal Pricing: July vs August vs Full Season

Timing matters more than ever in 2025. July now outperforms August in rental activity—a shift from traditional patterns. This creates strategic opportunities.

Seasonal Rate Breakdown

Rental Period	Typical Premium	Example: 4BR w/ Pool	2025 Trend
Memorial Day – Labor Day (Full Season)	Best value per night	$175,000	Fewer full-season takers
July Only	Peak month premium	$85,000	Strongest demand
August Only	Slightly below July	$75,000	More negotiable
Memorial Day – July 4th	Pre-peak value	$55,000	Best negotiation window
Labor Day – October	Off-peak discount	$35,000	Growing interest

Last-Minute Deals

Landlords with unrented properties are dropping prices 10-20% as summer approaches. Properties listed at $200,000 for the season in February are now negotiable at $160,000-$175,000.

The caveat: top-tier turnkey properties in prime locations still move early. The discounts concentrate on older inventory, properties needing updates, and less walkable locations.

What Commands Premium Pricing in 2025

Even in a renter’s market, certain features justify top dollar. Understanding what landlords can actually charge premiums for helps calibrate expectations.

Premium Amenities

Heated pool: Essential. Adds 15-20% to rental rate. Unheated pools are near-disqualifying for luxury rentals.

New construction (post-2020): Commands 20-30% premium over comparable older inventory. Buyers want turnkey—not charm that needs work.

En-suite bathrooms: Properties with bedroom/bathroom parity (5BR/5BA vs 5BR/3BA) rent faster and higher.

Finished basement: Adds flex space for teens, guests, or home offices. Worth $5,000-$10,000/month in perceived value.

Beach access: Deeded private beach access or direct ocean/bay frontage remains the ultimate premium driver.

What No Longer Justifies Premium

Tennis courts: Less valued than five years ago. Pools matter more.

Distance from village: Remote estate settings that once commanded privacy premiums now face discounts. Walkability matters.

Dated luxury: Marble and mahogany from 1995 reads as renovation-needed, not timeless elegance.

Negotiation Strategies for 2025

The current market rewards informed renters. Here’s how to maximize leverage.

For Renters

Wait strategically: Properties listed since February that haven’t rented by May are negotiable. Approach with confidence.

Propose alternative terms: Landlords increasingly accept shorter stays. Offer August-only at a premium if July is locked.

Request inclusions: Pool heating, beach permits, and car service can be negotiated into lease terms.

Cite comparable inventory: With 3,500+ listings, you have data. Reference similar properties priced lower.

For Landlords

Price correctly from launch: Overpriced listings sit. Properties priced at market rent within 60 days.

Offer flexibility: One-month and two-week options capture renters priced out of full seasons.

Invest in presentation: Professional photography and updated furnishings justify pricing against newer inventory.

Methodology & Data Sources

This report synthesizes rental pricing data from Summer 2025 across the South Fork of Long Island, including Southampton Village, Water Mill, Bridgehampton, East Hampton Village, Amagansett, Springs, and Sag Harbor.

Primary Data Sources

• Out East — Hamptons-focused rental listings (3,500+ properties)
• CNBC Inside Wealth — Market trend analysis
• Behind the Hedges — Agent interviews and market commentary
• 27 East — Local market reporting

Supplementary Sources

• StayMarquis rental management data
• Douglas Elliman agent interviews
• William Raveis Real Estate market analysis
• Corcoran Group Hampton listings

Definitions

• Full Season: Memorial Day weekend through Labor Day (approximately 14-15 weeks)
• Monthly Rate: Four-week rental period during peak season (July or August)
• Turnkey: Move-in ready with high-quality furnishings, updated systems, and maintained landscaping
• Southampton Premium: Percentage by which Southampton pricing exceeds East Hampton for comparable properties

Data current as of Summer 2025. Pricing represents typical market ranges; individual properties may vary significantly based on specific location, condition, and amenities.