Home/Costs/Hamptons villa prices
Cost Guide  ·  The Hamptons

What Hamptons Villas Actually Cost

A six-bedroom Sagaponack oceanfront villa in the second week of August lists at $85,000 to $260,000. After the 9.125 percent combined New York state and Suffolk County occupancy tax (state sales 4 percent, county sales 4.25 percent, peconic bay CPF 3 percent on properties subject to it), the 10 to 15 percent broker fee paid at lease signing, the Pavilion Agency staff bench you build for the week (housekeeper, chef, sometimes butler and estate manager), the HTO helicopter or car-service line, the beach-permit math if your villa does not carry resident parking, and the August traffic logistics, the all-in week lands 25 to 40 percent above the headline. The unstaffed-rental model is the single most distinctive structural fact in the Hamptons cost picture; this is not Europe. The full structure, line by line, with three worked examples.

By Morten Andersen · Reviewed by Fredrik Filipsson · Updated 2026-05-18

This site is editorially independent. We earn no affiliate commission and accept no payment to influence our rankings. More on our how-we-make-money page.

Peak weeks (10 – 24 Aug)$85,000 to $260,000 / 6BR Sagaponack OF / wk
NY state + Suffolk Co. tax9.125% combined (incl. CPF 3%)
Broker fee10 to 15% on tenant side
Staff benchHired separately, $8,000 to $24,000 / wk
HTO helicopter from Manhattan$695 to $895 / seat one-way
Last verified2026-05

Hamptons pricing has three structural facts you need to understand before reading the bands. First: the unstaffed-rental model. Unlike Tuscany, Provence, or Bali, the standard Hamptons luxury rental does not come with a chef, butler, or housekeeper inside the rate. The agency hire (Pavilion Agency is the dominant operator) is a separate $8,000 to $24,000 per week line item, depending on the staff bench. Second: the broker fee is the second-biggest line. On a $120,000 rental, the 12.5 percent broker fee is $15,000 paid at lease signing, on top of taxes. Third: the August calendar inside the calendar. The trophy two-week window (10 to 24 August) prices 30 to 50 percent above the early-July week at the same villa. Many landlords list only full-month August. Negotiate the split early.

The rates below were verified against May 2026 listings from Saunders, Sotheby’s International Realty, Compass Hamptons, Corcoran, and three direct managers operating in Sagaponack, East Hampton, and Bridgehampton. All figures are weekly except line items.

No. I  ·  Headline Rates by Town

The starting number, by town, bedroom count, and season.

Headline weekly rate before tax, broker fee, staff hire, helicopter or car service, and beach permits. Peak runs Memorial Day to Labor Day, with the trophy two-week premium between 10 and 24 August. Shoulder is the second half of June, the first week of July, and the first three weeks of September. Off-season is May before Memorial Day and after Labor Day through Columbus Day, when prices drop sharply.

Bedrooms (top-tier zones)Peak (10 – 24 Aug)Shoulder (Jun / Sept)Off season
4 BR$28,000 to $62,000$18,500 to $42,000$12,500 to $28,500
5 BR$42,000 to $98,000$27,500 to $65,000$18,500 to $44,500
6 BR$62,000 to $145,000$41,000 to $96,000$28,000 to $65,000
6BR oceanfront (Sagaponack, East Hampton south)$120,000 to $290,000$78,000 to $190,000$52,000 to $130,000
8 BR$85,000 to $190,000$56,000 to $125,000$38,500 to $85,000
10 BR+ estate (oceanfront)$220,000 to $480,000$145,000 to $315,000$98,000 to $215,000
Town (6BR, peak August)Headline weekly rateNote
Sagaponack south (oceanfront)$85,000 to $260,000The trophy band, direct ocean access
Wainscott south of the highway$58,000 to $145,000Oceanfront-adjacent, walking to beach
East Hampton estate section$48,000 to $120,000The historic estate corridor
Bridgehampton south of the highway$42,000 to $98,000South-of-highway proximity to ocean
Water Mill south$38,000 to $85,000Mid-pricing, family-leaning
Amagansett Lanes$32,000 to $72,000Closer to Montauk, beach-friendly
Southampton village$24,000 to $52,000Walking village, in-town
Sag Harbor$22,000 to $48,000Harbor village, restaurant-led
East Hampton Northwest Woods$28,000 to $58,000North-of-highway, wooded
Bridgehampton north$26,000 to $55,000North-of-highway, fewer beach permits
Montauk Hither Hills$22,000 to $48,000End-of-line, surf scene
Quogue (the western Hamptons)$18,000 to $38,000Quieter end, family-friendly

Sagaponack oceanfront commands the highest premium because of the direct beach access (no road crossing) and the 12 to 15 villa “Daniel’s Lane” corridor. East Hampton estate section carries the second-highest band for the historic land allocations.

No. II  ·  The Line Items

What sits on top of the headline.

Combined occupancy tax: 9.125%

Short-term rentals in Suffolk County carry a combined 9.125% tax in 2026: New York state sales tax at 4%, Suffolk County sales tax at 4.25%, and the Suffolk County 3% peconic bay region community preservation fund (CPF) on rentals under 30 days in the East End towns. The legal contract lists the line. On a $100,000 weekly rental, the combined tax is $9,125.

Broker fee: 10 to 15% on tenant side

The standard Hamptons broker fee is 10 to 15% of the rental, paid by the tenant at lease signing. Some leases split the fee with the landlord; many do not. The fee is non-refundable. The legal contract states the responsible party clearly. On a $100,000 weekly rental at 12.5%, the broker fee is $12,500. Direct-from-owner rentals (rare at the trophy tier) carry no broker fee.

Security deposit: $20,000 to $80,000

The Hamptons standard security deposit is typically held by the broker in escrow at 1.0 to 1.5 times one month’s rent equivalent. For a $100,000 weekly rental, the deposit is typically $20,000 to $40,000. The deposit is returned within 21 days post-inspection per New York state law. Document the move-in condition with photographs.

Staff: hired separately

Hamptons villas are typically rented unstaffed. The agency model (Pavilion Agency, The Pavilion, Suite Eight Hospitality) provides the staff bench:

  • Housekeeper $45 to $75 per hour, four to seven days per week
  • Private chef $800 to $2,400 per service plus food at cost
  • Butler $95 to $180 per hour
  • Estate manager $1,800 to $3,200 per week
  • Groundskeeper / pool typically included on luxury rentals
  • Driver $1,400 to $2,800 per week for a dedicated Cadillac Escalade

A typical luxury Hamptons week with the full staff bench (housekeeper four days, chef three evenings, estate manager) adds $8,000 to $24,000 to the rental.

Private chef: $800 to $2,400 per service plus food at cost

An evening chef in the Hamptons runs $800 to $2,400 per service plus food at cost for ten. The lower end is local-only chefs working three to five Hamptons weeks per summer; the upper end is Manhattan chef talent commuting east on Friday nights. Food cost lands at $85 to $220 per person depending on protein (the East Coast Hamptons farmers market is the unlock for vegetable cost). The August chef lead time runs eight to fourteen weeks.

Beach permits: $375 to $550 per season

East Hampton and Southampton town beaches require non-resident beach permits between Memorial Day and Labor Day. The non-resident parking permit runs $375 to $550 per season. Many luxury villas have resident parking permits issued to the property; verify what comes with the rental. Without a permit, parking at restricted lots is restricted to residents.

HTO helicopter from Manhattan: $695 to $895 per seat one-way

BLADE and HeliFlite from Manhattan (West 30th Street or East 34th Street heliport) to East Hampton HTO run $695 to $895 per seat one-way as of May 2026. A six-seat charter on a Bell 407 or AStar runs $5,800 to $7,200 one-way. The flight is 35 to 45 minutes. The HTO noise log is a community issue; flight slots are limited (3pm to 5pm Friday window for arrivals). A typical Hamptons week with BLADE for the family of six runs $4,200 to $5,400 each way.

Car service from Manhattan: $480 to $720 one-way

A Cadillac Escalade or Mercedes V-Class car service from Manhattan to East Hampton runs $480 to $720 one-way at full service rate (EHC, Dial7, Carmel, Boston Coach). The transit is 2 hours 15 minutes outside Friday afternoon traffic (when it doubles to 4 to 5 hours). The recommended pattern: BLADE for Friday arrival, car service for Sunday return.

Pre-stock and provisioning: $480 to $1,400

Arrival provisioning (oils, vinegars, bread, cheese, wine, coffee, breakfast supplies, pantry staples) runs $480 to $1,400 depending on group size. The Citarella and the Springs General Store handle the produce. Round Swamp Farm and Balsam Farms handle the vegetables.

Gratuities: $200 to $500 per staff member per week

US norm. A cash gratuity of $200 to $500 per staff member per week is the practice at the Hamptons tier. For a five-staff bench on a seven-night stay, plan for $1,000 to $2,500 in cash gratuities. The estate manager or the agency distributes.

No. III  ·  Worked Examples

Three weeks. Three real totals.

Three trip configurations we priced for clients in 2024 and 2025. Numbers verified against the source contracts. The takeaway: the line items add 25 to 40% on top of the headline rate. The Hamptons line-item premium reads lower than the Costa Smeralda because the staff cost (the biggest variable) is itemised against a higher headline rate.

Example I

Two couples, late June, four-bedroom Sag Harbor villa.

Headline: $28,000 / wk (shoulder).

Combined tax (9.125%) $2,555. Broker fee (12.5%) $3,500. Security deposit $12,000 (returned). Staff: housekeeper 4 days at $400 = $1,600. Two evening chefs ($1,200/each) $2,400 plus food $800. Pre-stock $580. BLADE one way for four ($795/seat) $3,180 plus car service Sunday return $560. Self-drive SUV rental from East Hampton five days $720. Beach permit (villa includes) $0. Gratuities $480.

All-in: $44,375 for the week (excluding security deposit).
Premium over headline: 58%.

Example II

Family of 10, second week of August, six-bedroom Sagaponack oceanfront.

Headline: $145,000 / wk (Sagaponack oceanfront trophy).

Combined tax (9.125%) $13,231. Broker fee (12.5%) $18,125. Security deposit $50,000 (returned). Staff: housekeeper 5 days at $560 = $2,800. Estate manager $2,400. Chef four evenings ($1,800/each) $7,200 plus food $2,400. Pre-stock $980. BLADE one way for 6 ($795/seat) $4,770 plus car service Sunday return for the kids $720. Cadillac Escalade and driver for the week $2,400. Beach permits (villa carries two; agency provides 2 guest passes) $0. Gratuities $1,800.

All-in: $201,826 for the week (excluding security deposit).
Premium over headline: 39%.

Example III

Group of 14, second week of July, eight-bedroom East Hampton estate.

Headline: $98,000 / wk (early July, estate section).

Combined tax (9.125%) $8,943. Broker fee (12.5%) $12,250. Security deposit $36,000 (returned). Staff: housekeeper 5 days at $560 = $2,800. Estate manager $2,800. Butler 4 days at $720 = $2,880. Chef five evenings ($1,400/each) $7,000 plus food $3,600. Pre-stock $1,200. BLADE arrivals across three flights $3,180 plus car services Sunday return for the group $1,440. Two Escalades and drivers for the week $4,800. Beach permits 4 day passes through agency $1,200. 40th birthday dinner at Nick & Toni’s for 14 $4,200. Gratuities $2,400.

All-in: $156,693 for the week (excluding security deposit).
Premium over headline: 60%.

USD figures as quoted. The BLADE helicopter line is a discretionary choice; on Example II, swapping all 6 BLADE seats for two Escalades would save $3,510 on arrival but add 2 hours to the trip. Example III’s 60% premium is the highest because the staff bench grew with the group size and the birthday dinner.

No. IV  ·  Reducing the Bill

How to cut the total, without cutting the trip.

Six levers move the all-in figure on a Hamptons week.

Move to the second half of June or the second half of September. Headline drops 35 to 55%. The ocean water is warm in late June and still swimmable in early September. The traffic on Route 27 is half the August volume.

Trade Sagaponack oceanfront for Bridgehampton south or Wainscott south. Walking to the same Atlantic Ocean, slightly less direct access, 35 to 50% cheaper. The trade is one block of walking distance.

Skip BLADE Friday, take BLADE Sunday. Swap the Friday-evening arrival heli for a 10am Friday car service (4 hours on the Long Island Expressway but pre-traffic). Keep BLADE for the Sunday return when the road is at its worst. Save $3,200 to $5,400 per family of six.

Hire the chef only for the weekend nights. Three chef nights instead of five. Eat lunch at the villa (the local farmers market handles it). Save $2,400 to $7,200 across the chef line.

Negotiate the broker fee on a 30-day-plus rental. Brokers will sometimes accept 7.5 to 10% on longer rentals (versus 12.5 to 15% on weekly). A $40,000 saving on a $400,000 four-week rental.

The sixth lever. Three Hamptons direct managers handle private off-market listings that do not pass through the MLS. They run quiet rebook lists when an August booking moves: villas release 15 to 25% below the original rate inside the 30-day window. Email any of the four direct managers in early July for the August opening.

FAQ

The questions readers ask.

What does a Hamptons villa cost per week in August?

For a six-bedroom Sagaponack or East Hampton oceanfront villa in August, the headline weekly rate runs $85,000 to $260,000. Bridgehampton south-of-the-highway runs $42,000 to $120,000. Amagansett Lanes and East Hampton Northwest Woods run $32,000 to $78,000. Southampton village and Sag Harbor run $24,000 to $58,000. After New York state and Suffolk County occupancy taxes (about 9.125% combined), broker fee, staff hire, HTO helicopter or car-service line, and beach permit math, the all-in week typically lands 25 to 40% above the headline.

What are the Hamptons taxes on a villa rental?

Short-term rentals in Suffolk County carry a combined 9.125% tax in 2026: New York state sales tax at 4%, Suffolk County sales tax at 4.25%, and the Suffolk County 3% peconic bay region community preservation fund (CPF) on rentals under 30 days in the East End towns. The combined line is added to the legal contract.

What is the broker fee on a Hamptons rental?

The standard Hamptons broker fee is 10 to 15% of the rental on the tenant side, paid at lease signing. Some leases split the fee between landlord and tenant. The fee is non-refundable. The legal contract states the responsible party clearly. Verify before signing. Direct-from-owner rentals (which are increasingly rare at the trophy tier) carry no broker fee.

Do Hamptons villas include staff?

Hamptons villas are typically rented unstaffed. The agency model (Pavilion Agency, The Pavilion, Suite Eight Hospitality) provides housekeepers ($45 to $75/hour), private chefs ($800 to $2,400/service), butlers ($95 to $180/hour), and estate managers ($1,800 to $3,200/week). A typical luxury Hamptons week with full-staff hire adds $8,000 to $24,000 to the rental.

What does HTO helicopter from Manhattan cost?

BLADE and HeliFlite from Manhattan (West 30th Street or East 34th Street heliport) to East Hampton HTO run $695 to $895 per seat one-way as of May 2026. A six-seat charter on a Bell 407 or AStar runs $5,800 to $7,200 one-way. The flight is 35 to 45 minutes. Counter-pattern: a Hampton Jitney bus is $36 one-way and 2 hours 45 minutes; a private car service is $480 to $720 one-way and 2 hours 15 minutes.

What is the Hamptons beach permit situation?

East Hampton and Southampton town beaches require non-resident beach permits between Memorial Day and Labor Day. The non-resident parking permit runs $375 to $550 per season. Many luxury villas have resident parking permits issued to the property; verify what comes with the rental. Without a permit, parking at restricted lots is restricted to residents and Towncode-issued permits.

When do Hamptons villa prices drop?

The Hamptons rental year has three pricing windows: Memorial Day to July 4 (early summer, full week rentals at shoulder pricing); July 4 to Labor Day (peak, especially August); Labor Day to end of September (post-season, sharpest discounts at 35 to 55% off August). The August calendar carries a sharp two-week premium (10 to 24 August) that lifts the trophy band 30 to 50% over July rates. The strongest value windows are the second half of June and the second half of September.

The Buyer’s Guide PDF

The full destination cost report.

The 22-page PDF with line-item math for Sagaponack, Wainscott, East Hampton, Bridgehampton, Water Mill, Amagansett, Southampton, Sag Harbor, Montauk, and Quogue; the Pavilion Agency staff rate card; the BLADE versus car-service decision chart; and the beach-permit map by villa address. Free. We trade it for an email.

Get the Hamptons cost report

The For Kings Network

The rest of the Hamptons trip.

When a hotel beats a villa on the booking math. The restaurants worth booking before the trip. The bars that take a cocktail programme seriously.

Hotels For Kings · The Hamptons Restaurants For Kings · The Hamptons Bars For Kings · The Hamptons

Where to next.

CostMontauk villa prices by bedroom. CostEast Hampton villa prices. Costthe cost of a Newport villa. CompareHamptons vs Martha’s Vineyard, compared. Cost guideNapa Valley villa prices, by season. PillarAll cost guides for luxury villa rentals. DestinationThe full Hamptons destination guide, by town. Best-OfThe 12 best villas in the Hamptons, ranked. SiblingThe Aspen destination guide. SiblingThe Napa Valley destination guide. How-ToHow to negotiate villa rates, and which line items move. ToolThe villa cost calculator: 7-night estimates by destination.