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A former whaling port that never stopped being a real village, on Sag Harbor Bay between Southampton and East Hampton.
Sag Harbor is an incorporated village of roughly 2,770 year-round residents on Sag Harbor Bay, and it is the only village in the Hamptons that sits in two towns at once. Division Street is the line: about three fifths of the village lies in the Town of Southampton and about two fifths in the Town of East Hampton. Settled in the early eighteenth century and incorporated on March 26, 1846, it was named an official United States port of entry by Congress in 1789 and became one of the great whaling ports of the nineteenth century. Anyone looking at Sag Harbor homes for sale is buying into that inheritance in a literal sense, because the entire business district is a National Register historic district and the housing stock runs continuously from the mid-1700s to the present, mostly on parcels under half an acre.
The market has been the strongest performer on the East End by momentum rather than by price. Recorded sales data for 2025 shows 79 sales in Sag Harbor Village at a median of $2,650,000, up 20 percent year over year, with the number of closings up 46 percent, the largest such increase of any market the brokerage tracks, and total dollars changing hands up 86 percent. The wider Sag Harbor area, which in that report takes in Noyac and North Haven, recorded 137 sales at a median of $2,160,759. Put next to East Hampton Village at $5,625,000 or Bridgehampton at $5,100,000, the picture is clear: Sag Harbor is where demand has been accelerating fastest while still costing roughly half what the estate villages cost.
What buyers are actually paying for is walkability and a village that functions in February. Main Street runs from the harbor past the Whaling Museum, the American Hotel, Bay Street Theater, the rebuilt Sag Harbor Cinema, and the John Jermain Memorial Library, and it stays open year-round in a way that most of the East End does not. There is roughly 3.3 miles of shoreline, about 240 acres of village parkland including Havens Beach, Marine Park, Otter Pond, and Mashashimuet Park, and a marina economy that still puts working boats alongside the yachts. The trade against East Hampton or Southampton is straightforward. You give up ocean beaches and estate acreage, and you get a place you can live in without a car.
This whole area is the CeeJackTeam's home ground, and the office sits at its centre, at 84 Main Street inside the village. The team has worked the East End since 2006. Cee Scott Brown and Jack Pearson, with Partner Agent Denise Wilder, bring over 60 years of combined experience and over $1.5 billion in sales volume, and have been named Top Producer 13 years in a row, with a place on the Top Producer Presidents Council for 10 of those years. Since joining Compass in 2020 the team has closed 425+ deals from Westhampton to Montauk. The team has also sold condominiums inside the Watchcase Factory since the building was completed, which is a specialty rather than a sideline in a village where that one address is its own submarket. Cee came out of two decades in the New York art world and Jack out of luxury fashion retail, which suits a village built on historic houses and a serious arts calendar. Responsive, respectful, real.
The wider Sag Harbor area recorded a median of $2,160,759 on 137 sales in 2025 against $2,650,000 on 79 sales inside the incorporated village. North Haven, Noyac, and the waterfront peninsulas give you the same postal address and the same school district, generally on larger lots, without the village tax or the village historic review process.
The Sag Harbor Name Without the Village Price.
The wider Sag Harbor area recorded a median of $2,160,759 on 137 sales in 2025 against $2,650,000 on 79 sales inside the incorporated village. North Haven, Noyac, and the waterfront peninsulas give you the same postal address and the same school district, generally on larger lots, without the village tax or the village historic review process.
The Sag Harbor Union Free School District's stated service area covers Sag Harbor, North Haven, Noyac, and part of Sagaponack, so a house outside the village can still send children to Pierson. That combination, district access without village taxes, is the single strongest argument for buying in this area rather than in the village itself.
The School District Reaches Well Past the Village Line.
The Sag Harbor Union Free School District's stated service area covers Sag Harbor, North Haven, Noyac, and part of Sagaponack, so a house outside the village can still send children to Pierson. That combination, district access without village taxes, is the single strongest argument for buying in this area rather than in the village itself.
A separate incorporated village on the former Hog Neck peninsula immediately north across the bridge, North Haven had 1,162 residents at the 2020 census across about 2.65 square miles, first settled in 1665 and incorporated in 1931. Lots are substantially larger than the village's, waterfront runs on both Sag Harbor Bay and Noyac Bay, and the Shelter Island ferry leaves from its northern end.
North Haven Is Where the Acreage Is.
A separate incorporated village on the former Hog Neck peninsula immediately north across the bridge, North Haven had 1,162 residents at the 2020 census across about 2.65 square miles, first settled in 1665 and incorporated in 1931. Lots are substantially larger than the village's, waterfront runs on both Sag Harbor Bay and Noyac Bay, and the Shelter Island ferry leaves from its northern end.
West along Noyac Road in the Town of Southampton, Noyac runs between Noyac Bay and Little Peconic Bay with wooded interior streets, cottages, ranches, mid-century houses, and newer construction, generally on larger lots than the village at lower prices. Foster Memorial Beach, which everyone calls Long Beach, is the long bay beach here, and Trout Pond adds trails.
Noyac Is the Most Attainable Substantial Pocket.
West along Noyac Road in the Town of Southampton, Noyac runs between Noyac Bay and Little Peconic Bay with wooded interior streets, cottages, ranches, mid-century houses, and newer construction, generally on larger lots than the village at lower prices. Foster Memorial Beach, which everyone calls Long Beach, is the long bay beach here, and Trout Pond adds trails.
Sag Harbor Bay, Sag Harbor Cove, Upper Sag Harbor Cove, Noyac Bay, and Little Peconic Bay wrap this area, which means marinas, moorings, and dock potential across a range of price points, plus a short run out to Gardiners Bay and the Peconic system. Bayfront here costs a fraction of what ocean frontage costs on the far side of the fork.
Protected Water on Three Sides.
Sag Harbor Bay, Sag Harbor Cove, Upper Sag Harbor Cove, Noyac Bay, and Little Peconic Bay wrap this area, which means marinas, moorings, and dock potential across a range of price points, plus a short run out to Gardiners Bay and the Peconic system. Bayfront here costs a fraction of what ocean frontage costs on the far side of the fork.
Everything that makes Sag Harbor Village work in February, the restaurants that stay open, the cinema, Bay Street Theater, the library, and a walkable Main Street, is a few minutes' drive from anywhere in this area. You get the use of it without living inside the historic district, which for a lot of buyers is the better trade.
A Year-Round Village Five Minutes Away.
Everything that makes Sag Harbor Village work in February, the restaurants that stay open, the cinema, Bay Street Theater, the library, and a walkable Main Street, is a few minutes' drive from anywhere in this area. You get the use of it without living inside the historic district, which for a lot of buyers is the better trade.
The village itself is the walkable, historic, and most expensive part of this market, and it has its own page on this site. In short: a National Register historic district covering the business core, housing running continuously from the mid-1700s, the Watchcase Factory condominium community inside a nineteenth-century watchcase works, the bayfront subdivisions on the northeastern side, and Havens Beach. It is also the only Hamptons village that sits in two towns at once, divided at Division Street. If the village is where you are looking, the Sag Harbor Village page covers the pockets, prices, the Watchcase, the historic review process, and the two-town tax and permit consequences in full.
Bay Point and Redwood are the waterfront peninsulas just outside the village core, and they are where buyers go for water on two sides without leaving Sag Harbor. Bay Point sits between Sag Harbor Cove and the bay, reached by a causeway, with a mix of mid-century houses, cottages, and substantial newer builds, many with dock or mooring potential. Redwood, to the east, is a similar story on the other side of the cove. Both trade privacy and water access for the village walk, though the core is a short bike ride away. Waterfront and dock-access properties carry a substantial premium here over interior lots in the same neighborhoods. Confirm dock rights and any trustee jurisdiction property by property rather than assuming water frontage includes them.
Sag Harbor Hills, Azurest, and Ninevah Beach are three adjoining bayfront subdivisions on the village's northeastern side, and together they form a National Register historic district, the Sag Harbor Hills, Azurest, and Ninevah Beach Subdivisions Historic District. The housing stock is predominantly mid-century, much of it modest ranch and split-level houses built from the 1940s onward, alongside newer construction and substantial renovations. What defines the area practically is bay frontage and beach association access, on lots that are generally small. Values here have risen sharply as buyers have recognized the combination of water access and proximity to the village. Anyone buying here should ask specifically about beach association membership, what it conveys, and what the historic district designation means for exterior work.
North Haven is a separate incorporated village immediately north across the bridge, and it is where Sag Harbor buyers go for acreage and water. Once known as Hog Neck, it is a peninsula between Sag Harbor Bay and Noyac Bay, largely residential, with substantially larger lots than the village and a mix of waterfront estates, mid-century houses, and newer construction. The Shelter Island ferry runs from its northern end, which makes it the jumping-off point for the North Fork. Children here attend the Sag Harbor school district. Practically, North Haven gives you the Sag Harbor address and school district with land, at the cost of the walk into the village, which becomes a short drive across the bridge.
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Noyac is the hamlet west of the village along Noyac Road, in the Town of Southampton, and it is the most attainable substantial pocket in the Sag Harbor market. It runs along Noyac Bay and Little Peconic Bay with wooded interior streets, and the housing is a mix of cottages, ranches, mid-century houses, and newer builds, generally on larger lots than the village at lower prices. Foster Memorial Beach, known locally as Long Beach, is the long bay beach on the Noyac side, and Trout Pond and the surrounding preserves add trail access. The Bell and Anchor sits on the water here. Much of Noyac is in the Sag Harbor school district, but not all of it, so confirm by address.
Browse current Sag Harbor homes for sale, from historic houses in the village core and lofts at the Watchcase Factory to waterfront on Bay Point and larger parcels in North Haven and Noyac.
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above Sag Harbor Cove, has served dinner on the water since 1999 and holds the best sunset view in the area, looking across the bay toward Shelter Island. Seasonal, open through the warmer months.
out on the water in Noyac, opened in 2012 and is the sibling to The Beacon, with a quieter room and the same waterside advantage. It keeps a longer season than most.
brings a French brasserie sensibility to Main Street that feels both sophisticated and unpretentious. The steak frites and the roasted chicken are staples. The bar is lively without being loud.
serves southern Italian in the village, a sibling of the Sag Harbor location.
An independent bookshop that has been a village fixture for decades.
Features an unusually good independent retail mix for a village of its size, including galleries, home and design shops, clothing, specialty grocers, a fish market, and prepared-food shops. This makes going car-free a realistic option.
Located about fifteen minutes south, it is the destination for a full supermarket run.
Located west of Southampton Village, this area carries the larger-format shopping options.
Located at the north end of North Haven, this ferry makes the North Fork accessible for a practical day trip.
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Sit at the foot of Main Street, where marinas run along the waterfront.
A body of water within the 240 acres of parkland maintained by the village.
Located on the Noyac side, which everyone calls Long Beach; it is the long bay beach.
The village bay beach, part of roughly 240 acres of parkland.
Located on the Noyac side and adds trails.
A park featuring playing fields and courts.
A cultural venue sitting within a few blocks in the village.
The rebuilt cinema sitting within a few blocks in the village.
A historical museum sitting within a few blocks in the village.
A historic site sitting within a few blocks in the village.
A library sitting within a few blocks in the village.
Opens the North Fork for a day, just a few minutes' drive away.
The single most useful school fact for anyone buying outside the village is that the district reaches past the village line. The Sag Harbor Union Free School District covers Sag Harbor, North Haven, Noyac, and part of Sagaponack under its stated service area, running two schools for prekindergarten through grade 12 with roughly 900 students and a student-to-teacher ratio of about 8 to 1. Pierson Middle-High School offers the International Baccalaureate Diploma Programme. That means a North Haven or Noyac address can carry district access without village taxes. The district line follows neither the village line nor a single town boundary, and not all of Noyac is included, so verify by address. The Sag Harbor Village page covers the two schools, their enrollments, and the district history in full.
Independent schools are all a drive from this area rather than within it, and the nearest cluster is south and east: the Ross School's Lower School in Bridgehampton and Upper School in East Hampton, and The Hayground School in Bridgehampton. Those are described on the Sag Harbor Village page. For higher education, Stony Brook University's Southampton campus is about twenty minutes west and Suffolk County Community College's Eastern Campus is in Riverhead.
Approximately 2,772 year-round in the Incorporated Village of Sag Harbor (2020 Census); summer population is far higher
Settled in the early 1700s; named a United States port of entry in 1789; incorporated as a village on March 26, 1846
An incorporated village lying in two towns. About three fifths sits in the Town of Southampton and about two fifths in the Town of East Hampton, divided by Division Street
11963 (also covers Noyac and North Haven)
Approximately $2,650,000 in Sag Harbor Village on 79 sales (Suffolk Vision Inc. recorded sales, year-end 2025), up more than 20 percent; approximately $2,160,759 across the wider Sag Harbor area including Noyac and North Haven on 137 sales
Closings in the village rose 46 percent year over year in 2025, the largest increase of the twelve East End markets tracked, with dollar volume up 86 percent
The entire business district is listed on the National Register of Historic Places as the Sag Harbor Village District
Roughly 3.3 miles of shoreline and about 240 acres of village parkland, including Havens Beach, Marine Park, Long Wharf, Otter Pond, and Mashashimuet Park
Sag Harbor Union Free School District: Sag Harbor Elementary School and Pierson Middle-High School, which offers the International Baccalaureate Diploma Programme
No LIRR station in the village; nearest stations are Bridgehampton and East Hampton on the Montauk Branch. Hampton Jitney serves the village, and the Shelter Island ferry runs from North Haven
It depends which Sag Harbor you mean, and the two published figures differ by roughly half a million dollars. The wider Sag Harbor area, which market reporting defines as including Noyac and North Haven, recorded a median of $2,160,759 on 137 closings in 2025. The incorporated village recorded $2,650,000 on 79 closings, up more than 20 percent year over year with closings up 46 percent, the largest such increase of the twelve East End markets tracked. Both get quoted as Sag Harbor. Outside the village you are generally buying more land for less money, and in North Haven and much of Noyac you keep the Sag Harbor school district. Ask which geography any figure describes before you rely on it.
Sag Harbor Village is the incorporated village of about 1.8 square miles on the bay, with its own government, taxes, zoning, and historic review process, and it is the walkable historic core people picture when they hear the name. Sag Harbor is also used more broadly for the village plus the surrounding areas that share its mailing address and school district, principally Noyac to the west and North Haven across the bridge, both outside the village line. Practically, inside the village you pay village taxes and go through village architectural review for exterior work, and you can walk to dinner. Outside it you avoid both and generally get more land. A 11963 address does not tell you which side of the line a house is on.
In many cases yes, and it is the strongest reason to look outside the village. The Sag Harbor Union Free School District's stated service area covers Sag Harbor, North Haven, Noyac, and part of Sagaponack, so a house in North Haven or much of Noyac can be zoned to Sag Harbor Elementary and Pierson Middle-High School, which offers the International Baccalaureate Diploma Programme, while sitting outside the incorporated village and its taxes. Not all of Noyac is included, and district boundaries follow neither the village line nor a single town boundary, so this has to be verified by address with the district rather than assumed from the mailing address.
Noyac, west along Noyac Road in the Town of Southampton, is generally the most attainable substantial pocket in this market, with cottages, ranches, mid-century houses, and newer construction on wooded interior lots that are usually larger than village lots at lower prices. Interior streets away from the water are the entry point. Beyond that, the areas at the village's edge and parts of North Haven away from waterfront offer more house and land per dollar than the historic core. What you trade is the walk into the village, which becomes a short drive. What you get is acreage, quiet, and in much of the area the same school district.
This is one of the better protected boating areas on the East End. Sag Harbor Bay, Sag Harbor Cove, Upper Sag Harbor Cove, Noyac Bay, and Little Peconic Bay wrap the area, with marinas in the village and moorings and private docks across North Haven, Bay Point, and Redwood, and a short run out to Gardiners Bay and the wider Peconic system. Redwood is known for its canals and Bay Point sits on a peninsula reached by a causeway, both with dock potential. Dock rights are not automatic with water frontage, though. Permitted structures, mooring availability, and any Town Trustees jurisdiction vary property by property and should be confirmed before you make an offer rather than assumed from the listing.
No, this is bay country on the north side of the South Fork. Foster Memorial Beach, known locally as Long Beach, is the long bay beach in Noyac, Havens Beach is the village bay beach, and there are further bay access points across North Haven and the Shinnecock and Peconic shoreline. Bay water is calmer and warmer, which suits families and small boats. For Atlantic surf you drive roughly fifteen to twenty minutes south to Bridgehampton, Sagaponack, or East Hampton. Note also that this area spans two towns, so which town beach permit you qualify for depends on whether your address is in Southampton or East Hampton, and the two are not interchangeable.
The office is at 84 Main Street, inside Sag Harbor Village, so this is the team's home market rather than a territory they drive into. That matters across this area because the questions here are local ones: which side of the village line an address sits on, whether the school district reaches it, whether the water frontage comes with a dock. Cee Scott Brown and Jack Pearson, with Partner Agent Denise Wilder, bring over 60 years of combined experience and over $1.5 billion in sales volume, have been named Top Producer 13 years in a row, and have held a place on the Top Producer Presidents Council for 10 of those years. Since joining Compass in 2020 the team has closed 425+ deals from Westhampton to Montauk. It also works from the Compass offices in Bridgehampton, East Hampton, and Southampton, so the team is present right across its market rather than driving in for showings. The team also runs a dedicated rental operation, which is how a great many buyers in this area start.
Our office is at 84 Main Street, a block from the harbor, so if you want to see Sag Harbor properly, start with a walk rather than a website. The CeeJackTeam has worked the East End since 2006, across the historic core, the Watchcase Factory, the waterfront at Bay Point, and the larger parcels in North Haven and Noyac. For buyers, we will tell you which town your address falls in, what the historic review process actually involves, and what is coming available before it is listed. For sellers, we will price your house against village closings rather than a regional median. Call 516-457-7111 or email ceejackteam@compass.com to talk it through.
