The Hamptons rental season is well underway. To gauge the market’s pulse, we asked local agents how the rental season is going so far. Has anything surprised you about this year’s rental market? For instance, are renters booking later? Are landlords adjusting expectations? Which types of properties and where in the Hamptons are attracting the most interest? Matt Breitenbach COMPASS SOUTHAMPTON I was always concerned about the rental market. I kept getting calls from clients who would run into agents at events or dinners, aggressively pushing their U.S. Open listings at high prices and promising the market would be great. That led to a lot of tough conversations about pricing and expectations. What surprised me in 2026 is how much more inventory there is. I had prepared my team for a heavier season, but we’re seeing close to twice as many homes for rent. Part of that is the U.S. Open, but the bigger shift is how New Yorkers use the Hamptons now. It’s become more of a country town than a resort town. People are based in and around New York year-round or full-time, and they capitalize on the prime summer months by renting in July or August, sometimes while they travel to Europe or elsewhere, or move to an additional home they have in the Hamptons. I have clients with two or three homes, and some are buying another to live in over the summer while they rent out their primary. The market is so competitive because of all the new construction built and bought over the last 10-plus years. Those are the homes people want. Big homes, lots of bedrooms, luxury amenities, new construction within the last decade. They’ll always rent well as long as they’re priced correctly. The hardest segment right now is shorter-term rentals. You get crazy dates and unrealistic expectations on homes. Technology has made Hamptons rentals feel too much like booking a hotel or an Airbnb for my taste. Sharon Stern SOTHEBY’S INTERNATIONAL REALTY BRIDGEHAMPTON In my experience, renters generally fall into two groups. The first group knows exactly what they want: they plan their summers well in advance and move quickly and early to secure the right property. The second group is more flexible when it comes to home size, location, and layout, but more sensitive to price. They are often unsure of their exact dates, so their decision‑making tends to happen later in the season. This year followed the same pattern, though the timing shifted slightly. Although the long winter pushed rental showings back by several weeks, demand this spring was strong. When it comes to property types and locations, preferences vary widely by client. What is consistent, however, is what renters pay attention to: the overall freshness of the home, whether a first‑floor primary or guest bedroom is needed, and, more than ever, the appeal of the outdoor living space. A covered patio or an ample number of umbrellas, comfortable outdoor seating, and a great gas grill are expected. Well-designed, furnished, and landscaped outdoor spaces have become a defining part of what makes a rental truly attractive. Kieran Brew SERHANT. BRIDGEHAMPTON The Hamptons are dead, long live the Hamptons!! Last year was a tough year for rentals, no doubt about it and lots of people had pretty much written the Hamptons off as an “over”. This was not the first time I’ve heard this in my career. But reality is the Hamptons never goes out of style. Last August, there were no empty houses in the Hamptons. This year, things have been quite different. A lot of my houses booked up early and a lot of my tenants locked in early as well. Right now, I’m trying to find a house in Montauk with a very healthy budget, and finding really slim pickings right now. I’m trying to find a house in Montauk for a client with a very healthy budget, and finding very slim pickings. Sarah Minardi SAUNDERS & ASSOCIATES EAST HAMPTON Over the last several years, we’ve seen the Hamptons purchase market shift from being primarily price-driven to much more lifestyle-driven. That same mindset is now shaping the rental market. I think the rental market in 2026 has become less about renters looking at what’s available and more about people saying, “Here’s how I want to live this summer. Now show me what fits that vision.” Renters are coming in with very specific ideas about location, layout, privacy, outdoor space, wellness amenities, entertainment areas, guest suites, and even the overall feeling of the home. My rental portfolio has grown over the years, but it has also remained consistently active because many of the homeowners have continued investing in their properties and paying attention to what renters care about. Many now include outdoor living spaces, exercise and wellness rooms, entertainment areas, and separate guest accommodations. It has also made my job more interesting because I sometimes reach out directly to homeowners who had not intended to rent, simply because I have someone looking for a property exactly like theirs. People are increasingly willing to pay for the lifestyle they know they want, and flexibility around timing is becoming part of that equation. Mala Sander THE CORCORAN GROUP SAG HARBOR We saw strong rental activity very early in the season, with many tenants securing full-season, two-month, and one-month rentals well ahead of summer. One surprise was the relatively limited demand for short-term rentals for the U.S. Open at Shinnecock timeframe. Many homeowners anticipated a surge in premium-priced weekly rentals tied to the event, but I wasn’t surprised that demand failed to materialize – it rarely does. As in the sales market, the rental properties attracting the strongest interest are those that combine desirable amenities, turnkey condition, and realistic pricing. Waterfront homes, village locations, and properties with pools continue to generate the most demand and tend to rent first. We’re seeing some landlords adjust their approach as the season progresses. Owners who initially wanted one tenant for the full season or for July-Labor Day are becoming more flexible on both timing and pricing to capture demand from tenants still looking for shorter or more customized rental periods, with the two-week minimum rental period in mind. Joe Van Asco DOUGLAS ELLIMAN MONTAUK The Hamptons rental market remains strong and extremely active, but I have noticed renters shopping with more confidence this year. They’re taking their time, comparing options, and looking for the best combination of house, location, and value. There are always people booking late—those with flexible schedules, changing summer plans, or the luxury of waiting—and I continue to see rental activity right through the end of August. The city gets hot, people want to be near the ocean, and plans evolve, so demand remains steady throughout the season. It’s fun, and I’m always receptive to getting things done quickly. For landlords, expectations depend on the property, location, price point, and competing inventory. Sometimes patience pays off and results in a stronger rental price; other times, waiting can mean missing the opportunity altogether. The properties generating the most interest continue to be walkable, recently renovated homes with designer furnishings that are priced competitively within their market. https://behindthehedges.com/agents-pulse-hamptons-summer-rental-season/

An invitation-only collective of the industry’s highest-performing agents has quietly grown to just over 100 members. Here’s what happens inside the room.

Husband, father, real estate agent, CEO of the Breitenbach Advisory Team (BAT), podcaster and, recently, investor and developer Matthew Breitenbach is building a life rooted in family, community and values, all while balancing a fast-paced career and helping shape the future of the Hamptons community he calls home.

The idea that Hamptons rentals are down 30% doesn’t reflect the whole picture. That number is based on limited data, often from a single brokerage and a few agents. There is no unified MLS here, and real visibility requires tracking across multiple brokerages and platforms, such as Airbnb, VRBO, and Wander. Without that, the data is incomplete and often misleading. BAT closed $3.6 million in rental volume at the end of 2024 for the 2025 season and has already secured an additional $5 million in rental volume this year.

Yet demand and asking prices are going up, not down. And while new rentals do hit the market, the inventory of deluxe summer palaces that tick the vast checklists top renters demand remains miniscule.

In 2023, BAT ranked among the Top 50 Teams in New York and the Top 250 in the US for 2023. ⁠ ⁠ Making these rankings consistently for the last five years is a testament to our team’s resilience, grit, and unwavering commitment to excellence no matter the Hamptons real estate market conditions.

In the latest episode of the A-List, Matt Breitenbach, founder of Breitenbach Advisory, joins Malte Kramer, CEO and founder of Luxury Presence, to share his expert insights. Together, they explore innovative approaches to branding, business development, and lasting success — offering actionable advice for agents ready to elevate their business and thrive in the competitive luxury market.

Out of the 82,000 licensed real estate agents in New York, thank you Hollywood Reporter for recognizing me as one of the top 30 agents on Hollywood. I have had the honor of working with some great sports and⁠ entertainment people in my career and I am honored to be on this list with some incredible agents. Click the link in our bio to read the full article