25+ Budget-Friendly Hamptons Homes on the Market: From Classic Cape Cods to Ranches and Cozy Cabins, All Under $1M  

Editor’s Note: Properties included in our ranking were confirmed as active listings at the time of publishing.

The Hamptons, renowned for its idyllic beaches, luxurious estates and celebrity residents, has long been synonymous with exclusivity and high-end real estate and is a mainstay among the 100 most expensive zip codes in the U.S. While the Hamptons’ popularity further surged during the pandemic, sales have since slowed by a significant margin here as well, following trends observed in NYC and across the country. Specifically, there were 842 residential sales between June 2022 and May 2023, less than half of the 1,795 registered between June 2021 and May 2022.

At the same time though, prices remained fairly steady in the Hamptons, with the rolling median sale price for the past 12 months (June 2022 – May 2023) clocking in at $1,575,000, just $25,000 less than in the previous 12 months. However, amid the bevy of seven- and eight-figure homes and sprawling estates, there are hidden gems for those looking for more budget-friendly homeownership options in the iconic region where entire streets can reach $10+ million medians.

Researching our proprietary listing network, we looked for 25 homes for sale in the Hamptons that are listed with a price below $1 million, perfect for homeowners with more modest budgets. Due to a number of listing price ties, we came up with a list of 34 homes for price-conscious buyers, covering nine communities from Eastport, Hamptons Bays and Westhampton Beach to Montauk and Southampton.

These homes include classic Capes, ranch homes and cabin-style properties with mature landscaping, direct water frontage and proximity to natural areas and golf courses, as well as wood-burning fireplaces, home offices and plenty of peace and quiet.

As for the #1 most budget-friendly Hamptons home on the market right now, the 3-bedroom waterfront home is perfect for the budget-conscious nature-lover, surrounded by abundant nature but still in close proximity to shopping and beaches. The Eastport home also has ample space for a home office, ideal for remote workers looking to put down roots somewhere with a slower pace of life.

Make sure to scroll to the bottom of the page to explore 25+ of the most budget-friendly Hamptons homes on the market right now.

#1  103 Pepperidge Lake Road, Eastport, Suffolk County, NY, 11941

Sale price: $579,000

Photo via point2.com

Located in a private community, this lakefront home is perfect for buyers looking for peace and a slower pace of life. And while the property itself boasts abundant nature and tranquil views, it’s still conveniently located for shopping and beaches. The 3-bed, 3-bath home enjoys ample sunlight, including generous skylights in the private master bathroom as well as in the third-floor guest bedroom, which can be easily converted to a private office or den. The home also features a generous living room complete with a wood-burning fireplace and provides access to a pool as well as tennis and pickleball courts.

#2  15 Old Manor Road, Eastport, Suffolk County, NY, 11941

Sale price: $629,000

Note: This property is no longer available as of July 11.

Photo via point2.com

A classic Cape home offering 3 bedrooms, 2 baths and a formal dining room, this 1,800-square-foot residence currently ranks as the #3 most budget-friendly home on the market in the Hamptons. Equipped with energy-efficient appliances, the property includes a home office, perfect for hybrid and remote workers. Alternatively, the home office could be easily converted into a fourth bedroom.

Located in a quiet area but close to highways, the home provides easy access to other Suffolk County communities, NYC and to state parks and reserves, while offering the peace of country style living. The private backyard, covered patio, mature trees and ample lawns allow for the year-round enjoyment of this budget-friendly Hamptons gem.

#3 31 N. Fairfax Road, Montauk, Suffolk County, NY, 11954

Sale price: $654,888

Photo via point2.com

A modest 1,000-square-foot home, 31 N. Fairfax Road sits on 0.58 acres abutting a peaceful wooded area. The 2-bed, 1-bath home features a generous deck and ample space to park a boat, jet ski, paddle or surfboards and more. Built in 1978, the house is an excellent opportunity for buyers looking for a well-priced starter home that needs a little TLC or one that can be expanded. Its location is unmatched, not only sitting among other single-family homes next to a peaceful forested area, but also just a 2-minute drive from Montauk Harbor, a 10-minute drive to Montauk Airport and just a short walk from multiple beaches.

#4 116 Argonne Road E., Hampton Bays, Suffolk County, NY, 11946

Sale price: $675,000

Note: This property is no longer available as of July 10.

Photo via point2.com

Built in 1953, this 2-bed, 1 ½-bath home sits on 0.3 acres of quiet greenery and mature landscaping, just a few lots from the waterfront — so close, you can enjoy the sea breeze from the comfort of your home.

It features two sizeable bedrooms with western exposure, a country-style eat-in kitchen and a separate formal dining room, with the coziness of the 1,100-square-foot home enhanced by a sizeable living room complete with wood-burning fireplace. It also includes a full lower level perfect for a game room or lounge, and a one-car garage — all for $77,500 less than the Hampton Bays median sale price so you can furnish and personalize the home to your personal taste.

#5 139 Spinney Road, East Quogue, Suffolk County, NY, 11942

Sale price: $697,000

Photo via point2.com

Located on a peaceful cul-de-sac and abutting the soon-to-be-developed 118-home Hills Golf Club, the 800-square-foot home has been recently renovated with new windows, appliances, bathroom, landscaping and more. The ranch-style home also features a separate 200-square-foot attached garage which can be used as is or turned into additional living space, with ample space on the 0.25-acre lot for a new garage. Alternatively, the new owner can also add a pool, lanai, sports facilities and more. With a rich rental history, the home also has the potential to operate as an investment property for seasonal or long-term renters.

#6a. 108 Washington Heights Ave., Hampton Bays, Suffolk County, NY, 11946

Sale price: $699,000

Photo via point2.com

108 Washington Heights Ave. is another Hampton Bays ranch-style with generous sunlight and mature landscaping priced well below the market median. The 2-bed, 1-bath home comes with a fully equipped eat-in kitchen and a well-proportioned living room complete with a stylish fireplace in an airy open floor plan and exposed brick touches. What makes this home stand out is its prime location for those wanting to be close to the hustle and bustle of Hamptons summers, as this residence is just a short stroll away from shopping, restaurants and beaches, including East Landing Beach.

#6b. 7 Hubbard St., Hampton Bays, Suffolk County, NY, 11946

Sale price: $699,000

Photo via point2.com

A 1,100-square-foot ranch-style home on 0.3 acres, this 3-bed, 1-bath is ready for its new owners. The turnkey property sits on a private road by the marina, just across the street from waterfront properties. Its easy access to water is paired with cozy features like a wood-burning fireplace, ample sunlight and mature trees, further enhanced by the neighboring reserve. Buyers that might be interested in additional space can easily enlarge the home, especially considering that it’s listed for $53,000 under the Hampton Bays median sale price.

#6c. 685 Springs Fireplace Road, Springs, Suffolk County, NY, 11937

Sale price: $699,000

Photo via point2.com

A 2-bed, 1-bath fixer-upper, this cozy cottage is waiting for the right buyer: Either a price-conscious creative looking for a well-located but quiet retreat or someone looking to start from scratch in an up-and-coming area of East Hampton. The 0.31-acre lot is bordered by mature trees, with the two-story, 717-square-foot home centrally positioned with ample clearing for a significantly larger structure or lush, privacy-enhancing landscaping and outdoor amenities.

The cozy cottage is well located for buyers with an eye for culture, locally sourced produce and water sports, providing quick and easy access to the Ashawah Hall and Farmer’s Market, Maidstone Beach and Market, the Pollock-Krasner Museum and a selection of bays, harbors and marinas perfect for swimming, kayaking, paddle boarding and boating. As a bonus, the property has undergone a $26,000 price cut since it originally went on the market back in April.

#7 7 Circle Place, Remsenburg – Speonk, Suffolk County, NY, 11972

Sale price: $699,990

Photo via propertyshark.com

Originally built in 1972, this 3-bed, 2-bath ranch is discreetly positioned on a cul-de-sac in Speonk’s Howell Park on 0.34 manicured acres. The full-sized back deck includes a built-in above-ground pool and ample space for sunbathing, al-fresco dining and more. The home boasts abundant natural light, a formal dining room, a generously sized living room complete with fireplace and a full basement that can serve as a private gym, game room, home cinema and more. Despite its peaceful surroundings, the 1,737-square-foot home is in close proximity to shopping and the highway.

#8 7 Neptune Ave., Hampton Bays, Suffolk County, NY, 11946

Sale price: $725,000

Photo via point2.com

Buyers looking for a deal or the possibility of personalizing their home themselves can explore this 3-bed, 2-bath Hampton Bays home that could use some upgrades. The two-story, 1,500-square-foot home sits on a peaceful private street and offers the potential for a home office for remote workers looking for their own quiet slice of the Hamptons life. The nearly half-acre property features mature trees and has the potential to be converted into a lush garden with ample space for outdoor amenities.

#9 12 Marlin Road, East Quogue, Suffolk County, NY, 11942

Sale price: $749,900

Photo via point2.com

A 3-bed, 2-bath waterfront ranch, this 950-square-foot home was built in 1965 and needs some repairs and care but represents an excellent opportunity for a buyer looking for a deal. Located just minutes from Pine Neck Point and along a water canal with a small private dock, buyers with a love for boating and water sports can turn the 0.26-acre property into the perfect waterfront oasis.

#10 5 Hubbard St., Hampton Bays, Suffolk County, NY, 11946

Sale price: $750,000

Photo via point2.com

Located on 0.15 acres on a peaceful tree-lines street in Hampton Bays, this 3-bed, 2-bath home underwent a full renovation to now feature two ground-floor bedrooms, a gourmet kitchen and a master bedroom that takes up the entirety of the second floor. In addition to that, the property also features a one-car garage and a newly landscaped backyard, ready to entertain. On top of that, the 1,182-square-foot home is just a few steps from the famous Canal Café.

Explore the interactive table below for our full list of 25+ of the most budget-friendly Hamptons homes on the market right now:


For our list of 25+ of some of the most budget-friendly Hamptons homes on the market right now, we researched active listings on the PropertyShark ILS between June 29 and July 7, 2023.

To determine the overall median sale price for the Hamptons and its 12-month change, we took into account all residential sales recorded between June 2021 and May 2022 and compared them to all residential sales recorded between June 2022 and May 2023.

Eliza Theiss

Eliza Theiss

Eliza Theiss is a senior writer reporting real estate trends in the US. Her work has been cited by CBS News, Curbed, The Los Angeles Times, and Forbes among others. With an academic background in journalism, Eliza has been covering real estate since 2012. Before joining PropertyShark, Eliza was an associate editor at Multi-Housing News and Commercial Property Executive. Eliza writes for both PropertyShark and CommercialEdge. Reach her at [email protected]