What is different about cash purchases in the Hamptons?

Cash transactions are common in the Hamptons and typically close faster than financed deals, often in 30 to 45 days. They also shift the due diligence emphasis toward property condition, title, and zoning compliance rather than appraisal contingencies.

How long does buying in the Hamptons typically take?

Hamptons transactions typically close in 60 to 90 days for financed purchases and 30 to 60 days for cash, depending on the property and title clearance.

Hamptons NY luxury real estate — with up to 1.5% returned at closing.

Senior-level representation for buyers across the East End — Southampton, Bridgehampton, East Hampton, Sag Harbor, and beyond.

On a $5M home, that’s $75,000 back.

Senior-level representation for buyers across the East End — Southampton, Bridgehampton, East Hampton, Sag Harbor, and beyond.

On a $5M home, that’s $75,000 back.

Manhattan

Brooklyn

The Hamptons

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Enter your expected purchase price to see an estimate of what you’d receive at closing.

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A traditional cedar shingled house on the beach in the Hamptons represented by a Hamptons NY luxury real estate brokerage

How It Works

In a standard Hamptons real estate transaction, the seller pays a commission split between the listing agent and the buyer’s agent — typically 2.5–3% each. Most buyer’s agents keep the entire amount.

When you buy a house in the Hamptons through BRN, we return up to 1.5% of the purchase price to you at closing. Same full-service representation. Same senior expertise. You just keep more of your money.

The East End, From the Inside

BRN operates across two markets — New York City and the Hamptons — and knows both from the inside. We’re not a Manhattan or Brooklyn brokerage occasionally venturing east, and we’re not a Hamptons shop unfamiliar with how sophisticated city buyers think. We bring the same rigor, the same team, and the same local fluency to both sides of the transaction.

We work across the full East End — Southampton, East Hampton, Bridgehampton, Sag Harbor, Water Mill, Amagansett, Montauk, Shelter Island, and beyond.

Whether you’re buying a weekend home, a primary residence, or a luxury investment property in the Hamptons, we bring senior-level attention to every transaction.

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The BRN Difference

01 — East End Market Expertise

The Hamptons luxury real estate market moves differently than Manhattan or Brooklyn — seasonal pricing, off-market inventory in Bridgehampton and Sag Harbor, zoning nuances across the East End — all require local fluency. We have it.

Cane-back chair, artwork, and woven basket in room.

02 — Financial and Legal Rigor

Our partners bring backgrounds in finance, law, and real estate. We run the numbers, assess the property, and negotiate with precision — across transactions from $1M to $10M+.

A clawfoot bathtub with a brass faucet in a bathroom of a Hamptons home

03 — A Closing That Works in Your Favor

When the deal closes, BRN returns up to 1.5% of the purchase price to you. On a $5M home, that’s $75,000. On a $7M home, $105,000. Yours to use however you choose.

Built for Buyers Who Know What They’re Looking For

Our clients know how transactions work. They’ve done their research and aren’t looking for hand-holding. They want a brokerage that brings genuine market expertise, protects their interests at every stage, and returns meaningful capital at closing.

That’s what BRN is built to do.

“Professional, transparent, and completely on our side. We received $72,000 back at closing — enough to fund the renovations to the property. BRN treated our purchase like it mattered, because to them it did.”

— Rucha D., Sag Harbor buyer

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Frequently Asked Questions:

BRN operates differently than most brokerages. The questions below are the ones we hear most often — answered plainly.

Yes. Commission rebates have been legal in New York State since 2014 under Section 442 of New York Real Property Law. They apply to transactions across New York State, including the Hamptons.

No. The IRS treats commission rebates as a reduction in the property’s cost basis, not as taxable income. You will not receive a 1099 for the amount returned.

At closing, the amount is wired directly to you or credited against your closing costs — your choice. The transaction is fully documented in the closing statement.

Both, ideally. BRN operates across NYC and the Hamptons with the same team — sophisticated city-style transaction expertise paired with genuine East End fluency on Hamptons-specific issues like zoning, septic, seasonal pricing, and off-market inventory. You don’t have to choose.

A meaningful portion of Hamptons inventory — especially at the higher end — trades privately, without ever appearing on public listing sites. Access depends on relationships with listing brokers, neighbors, and homeowners. BRN’s network includes both NYC and East End sources, which expands what’s actually available to you beyond what’s visible on Zillow or StreetEasy.

Cash transactions are common in the Hamptons and typically close faster than financed deals — sometimes in 30–45 days versus 60–120. They also shift the due diligence emphasis: more weight on property condition, title, and zoning compliance; less on appraisal contingencies. BRN handles both cash and financed Hamptons purchases and adjusts the transaction approach accordingly.

Hamptons transactions typically close in 60–90 days for financed purchases and 30–60 days for cash, depending on the property and the title clearance. Off-market deals can move faster if both parties are aligned.

None. BRN is structured to return a portion of our commission to you because that’s how the firm was built — not as a promotion. You receive full senior representation throughout the process: property search, financial analysis, negotiation, closing. The amount returned at closing comes out of our commission, not out of what we do for you.

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If you’re buying on the East End, let’s talk.

A short conversation, no obligation. Tell us what you’re looking for and we’ll give you an honest read on the market and on how we can help.