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Behind The Hedges

@hedgeshamptons

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Hamptons & North Fork real estate 🏡 inside the pages of @danspapers 📰 now including Palm Beach 🌴

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IN THE PRESS | Behind the Hedges

A rare East Hampton retreat featured in Behind the Hedges magazine, showcasing breathtaking views of Three Mile Harbor.

We’re proud to see exceptional Hamptons properties in the spotlight! Congratulations to Lori MacGarva and April Sanicola of @themacgarvateam on the feature on their incredible listing at 17 Island Road in @hedgeshamptons

Read the fill Behind the Hedges article at the link in our Stories.

#WilliamRaveis #InThePress #HamptonsRealEstate #EastHampton #LuxuryRealEstate

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Active listings eased to 1,453, with 213 new listings coming to market and 126 homes sold. A total of 157 homes went in-contract, while price changes reached 265, reflecting continued movement in pricing as buyers have more options. Homes closed at a 2.27% discount from the last list price versus 6.82% from the original list price, showing that pricing adjustments are bringing sellers much closer to where buyers are willing to transact.

After holding around 1,500 listings through the summer, inventory has begun to edge lower, while sales and contracts remain active. With the market moving deeper into fall, activity is likely to remain steady before the typical winter slowdown. For buyers, current conditions still offer a meaningful range of options, while sellers can take advantage of continued activity before the seasonal shift. Looking ahead to January, new listings will begin to replenish inventory and create another wave of opportunities.

The market and buyers are looking for consistency in interest rates. If rates remain stable, even if higher, potential buyers will continue to enter the market as rate consistency reduces potential risk.

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As the Hamptons closed out the summer season, the market saw some notable shifts.
From Amagansett Dunes, just moments from the ocean, Managing Director Robert Nelson breaks down the latest trends in new listings, contracts, closings, and inventory—and what they could mean for the market heading into fall.

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If you’re not quite sure which type of property fits the lifestyle you want, that’s something I can help you figure out. My contact information is in my bio, or DM me with your contact info, and I will get back to you ASAP.

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“We don’t measure success by the number of transactions we close, we measure it by the relationships we build.”⁠
⁠
This August marked nine years as the #TheOakleyLeichtTeam at @hamptonsrealestate.⁠
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What started as neighboring desks has grown into one of the Hamptons' top-producing teams and ranked in the top 1.5% nationwide. It's a partnership built on complementary experience, shared values, and the simple belief that two perspectives are better than one. Read our full story in @hedgeshamptons at the link in bio. #experiencematters #pattyandbriansellthehamptons

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As summer winds down, September is the perfect time to get ahead of fall and winter home needs. Here are a few professional tips you should consider hiring before the season comes to an end.

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8 Bayberry Lane, East Quogue ✨
FOR SALE | $1,195,000

A beautifully crafted Hamptons retreat offering effortless indoor-outdoor living and private docking rights just moments away. Featuring a dramatic double-height great room, custom chef’s kitchen, stone fireplace, first-floor primary suite and room for a pool.

🛏 3 Bedrooms
🛁 2.5 Bathrooms
📐 2,400 SF
🌿 0.30 Acres
⚓ Private Docking Rights
📍 South of the Highway

The perfect East Quogue escape — designed for summer days on the water and year-round Hamptons living.

DM for details or a private showing. 🏡

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Incredibly grateful to be featured on the cover of Behind The Hedges. Thank you to @hedgeshamptons for sharing our story of how collaboration, trust, local knowledge, and complementary expertise have shaped the way we serve our clients across the Hamptons.

From real estate and finance to design, development, construction, marketing, and a trusted network of professionals, we believe exceptional representation is about much more than a transaction. It’s about bringing the right people, expertise, and perspective together for every client and every property.

Terry Thompson • Tania Deighton • Roy William Gardner • Jacqueline Eaton Garland
Douglas Elliman Real Estate

#BehindTheHedges #DouglasElliman #TheHamptons #HamptonsRealEstate

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As seen in @hedgeshamptons.

“Racquet sports have become one of the defining lifestyle movements in residential communities, but what we’re creating at Edgeworth goes beyond traditional amenity programming,” said Lisa Herbert Winter, co-founder and CEO of Set Point Tennis.

“This will be a first-of-its-kind residential environment centered on sport and connection, with exceptional facilities, expert instruction and personalized racquet concierge services.”

Read more about our partnership with @relatedross @edgeworthwpb 🔗 Link in bio. Set Point Tennis Co-Owner Lisa

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✨ FOR SALE | 38 Old Fort Lane, Southampton

💰 $2,750,000
🛏️ 3 Beds | 🛁 3 Baths | 📐 2,586 SF
🌊 Waterfront | 🛥️ Private Dock

Set south of the highway on picturesque Old Fort Pond with direct access to Shinnecock Bay, this exceptional waterfront residence offers panoramic views and effortless indoor-outdoor living.

📍 Minutes from Southampton Village & ocean beaches.

The best of Hamptons waterfront living. ✨

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1604 Devon Court, Southampton

FOR SALE | THE ENCLAVE AT BISHOPS POND ✨

Refined Hamptons living in the coveted Enclave at Bishops Pond. This beautifully appointed 5-bedroom residence pairs sophisticated interiors with effortless resort-style living, featuring a first-floor primary suite, gourmet kitchen, finished lower level and exceptional community amenities—all moments from Southampton Village and ocean beaches.

5 Beds | 4.5 Baths | 4,500 SF
Offered at $3,099,000

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✅ SOLD ✅
1602 Devon Court
#Southampton NY
💵 last ask $2.925M
🛌 5
🛀 5

SOLD ✨ Refined Hamptons living at Bishops Pond in Southampton Village. This exceptional 5-bedroom residence offered effortless luxury, resort-style amenities, and an unbeatable location just moments from the Village and ocean beaches.

Congratulations to all! 🥂

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