The Hamptons, place by place.
The Roebling guide to Hamptons real estate, from the villages and historic estate districts to oceanfront, pond, bay, harbor and field properties across the South Fork.
- Villages & hamlets
- 25
- Shoreline & waters
- 4
- Ownership guides
- 10
Where to buy on the South Fork.
Each village and hamlet is its own property market — estate village, farm-field hamlet, harbor town or ocean-bluff settlement. Contained subjects (historic districts, named lanes, water bodies) sit within their place.
Amagansett, from its old Main Street and farm lanes to Bluff Road, Indian Wells, the Atlantic dunes and the edge of Napeague.
Bridgehampton, from its historic hamlet center and farm fields to equestrian properties, Mecox landscapes and the Atlantic shore.
The Town-administered East Hampton hamlet surrounding East Hampton Village, from North Main Street and Pantigo to Northwest Harbor and Three Mile Harbor.
East Hampton Village, from the historic Main Street common and Hook Pond to the estate lanes, Georgica landscape and Atlantic shore.
East Quogue, from its Main Street and historic hamlet fabric to Weesuck Creek, Shinnecock Bay, Dune Road and the preserved lands to the north.
Hampton Bays, from Good Ground and the Shinnecock Canal to Tiana Bay, Ponquogue, the Atlantic and the hamlet's inland residential landscape.
Montauk real estate, from downtown and Fort Pond to Hither Hills, Ditch Plains, the ocean bluffs, Lake Montauk, the harbor and resort properties.
Napeague, the narrow East Hampton Town isthmus between Amagansett and Montauk, from Atlantic dunes to Napeague Bay, harbor and Lazy Point.
North Haven, the incorporated peninsula village between Sag Harbor Cove, Noyac Bay and Shelter Island Sound.
North Sea, from Big Fresh Pond and North Sea Harbor to Conscience Point, Peconic Bay and the wooded roads north of Southampton Village.
Noyac real estate, from Noyac Bay and Jessup's Neck to wooded interior roads, waterfront houses, private lanes and the Sag Harbor relationship.
Quiogue, the unincorporated Southampton Town hamlet between Westhampton Beach and Quogue, from Homestead Avenue to Quantuck Bay.
Quogue, from its historic village streets and green to Quantuck Bay, Quogue Canal, Beach Lane and the Atlantic side of Dune Road.
Remsenburg and Speonk real estate, from quiet country lanes and Moriches Bay creeks to the Speonk hamlet center, station and wooded northern land.
Sag Harbor, from its Main Street and whaling-era houses to the working waterfront, historic districts, bay communities and condominium properties.
Sagaponack, where a historic farm village, preserved fields, pond landscapes and Atlantic beach form one of the Hamptons' rarest residential markets.
Shinnecock Hills real estate, from wooded heights and Peconic Bay views to Shinnecock Bay, Art Village history and Southampton proximity.
Southampton Village, from Main Street and Lake Agawam to the historic summer estates, Gin Lane, Meadow Lane and the Atlantic shore.
Springs, from its historic center and artist landscape to Three Mile Harbor, Accabonac Harbor, Hog Creek and the hamlet's quiet interior roads.
Tuckahoe, the wooded Southampton Town hamlet between Peconic Bay, North Sea, Shinnecock Hills and Southampton Village.
Wainscott, from its old Main Street and farm fields to Georgica and Wainscott ponds, Beach Lane and the Atlantic.
Water Mill, from its mill-centered hamlet and farm landscape to Mecox Bay, Flying Point, the Atlantic and northern estate roads.
West Hampton Dunes, an incorporated barrier-beach village shaped by the Atlantic, Moriches Bay, coastal recovery and its singular stretch of Dune Road.
Westhampton real estate, from wooded residential roads and South Country Road to Pine Barrens, Gabreski Airport and Westhampton Beach proximity.
Westhampton Beach, from its renewed Main Street and residential village roads to the creeks, marina, Beach Lane, Rogers Beach and Dune Road.
Corridors and water systems.
Cross-place assets read as land-and-water systems rather than a single town: the ocean roads, the ponds and bays, the barrier-beach corridors.
Dune Road across Hampton Bays, East Quogue, Quogue, Westhampton Beach and West Hampton Dunes, with exact jurisdiction, coastal and ownership distinctions.
Further Lane, from its East Hampton Village estate landscape to Town-administered Amagansett fields, double dunes and ocean approaches.
Georgica Pond across East Hampton Village and Wainscott, from pond and cove frontage to estate landscape, water management and the Atlantic barrier.
Mecox Bay property in Water Mill and Bridgehampton, from pond and creek frontage to fields, Trustees management and the ocean inlet.
Ownership & diligence guides.
The regional questions that cut across every place — oceanfront and waterfront systems, land protection, wastewater, private roads and beach rights, rebuilding, taxes and rentals.
Agricultural reserves, development rights, conservation easements, field views and working-farm adjacency in the Hamptons.
Condominiums, cooperatives, resort units, offering plans, management, rental programs, financing and common costs in the Hamptons.
How title, beach access, dunes, coastal erosion, flood, wastewater, insurance, roads and repair or replacement shape Hamptons oceanfront property.
Pond, bay, harbor, cove and creek property in the Hamptons, from frontage and docks to wetlands, wastewater and shoreline conditions.
Recorded access, private-road obligations, beach associations, parking permits and waterfront rights in the Hamptons.
Understanding a Hamptons property through its parcel, title, survey, approvals, wastewater, environmental conditions and governing jurisdiction.
Hamptons property taxes, assessments, transfer taxes, mansion tax, Peconic funds, mortgage recording and transaction costs.
Cesspools, septic systems, I/A wastewater treatment, sewers, bedroom capacity and sanitary records in the Hamptons.
Rental permits, seasonal terms, local rules, legal occupancy, associations and property value across the Hamptons.
Choosing between renovation and reconstruction through zoning, existing footprint, historic review, wastewater, wetlands and coastal constraints.
Hamptons closing-cost calculators.
Hamptons Buyer Closing Cost Calculator
Peconic Bay CPF (rate + exemption by town: East Hampton, Southampton, Shelter Island, Southold, Riverhead), NY State mansion tax (flat 1% above $1M), Suffolk County MRT, NY title insurance, attorney and survey fees. Customizable by purchase price, down payment, and town.
Hamptons Seller Closing Cost Calculator
NY State transfer tax (0.4% under $3M, 0.65% at/above $3M as a cliff on the full price), broker commission, attorney and miscellaneous closing fees. Notably absent: the NYC RPTT (~1.4%–1.825%) that Manhattan sellers carry.
Going deeper on the CPF exemption and its phase-outs? Read the Peconic Bay CPF exemption playbook.
Visitors looking at this market often evaluate these alongside it.
The Peconic CPF's MA cousin — 2% Nantucket Islands Land Bank fee, buyer-paid, subject to exemptions. Same buyer demo.
Same MA framework as Nantucket — 2% MV Land Bank fee + MA deed excise. Six towns across Dukes County.
The winter migration for Hamptons families. FL no-state-income-tax + lower closing-cost stack.
The full-time CT alternative to the Hamptons weekend posture. CT conveyance tiers + 0% mortgage recording tax.
What makes Hamptons closing costs different from Manhattan.
The Peconic Bay CPF is the headline line item
The Peconic Bay Community Preservation Fund (Town Law §64-e) is a buyer-paid transfer tax that funds local land preservation across the five East End towns. Rate and exemption vary:
- East Hampton, Southampton, Shelter Island: 2.5% on the amount above a $400,000 exemption
- Southold: 2.5% on the amount above a $250,000 exemption
- Riverhead: 2.0% on the amount above a $250,000 exemption
On a $10M East Hampton purchase, the CPF runs $240,000 — larger than the mansion tax, larger than the title insurance, larger than any other single line item. Some towns include phase-out provisions for the exemption at higher price tiers — high-value buyers should verify the specific treatment with their attorney before contract.
The mansion tax is flat 1% — not NYC’s tiered schedule
NY Tax Law §1402-a applies the mansion tax (1% on residential transfers ≥ $1M) statewide, but the additional tiered surcharges that cap at 3.9% on $25M+ purchases only apply within New York City. Outside the five boroughs — which includes the entire East End — the rate is flat 1%.
On a $20M Sagaponack purchase, that’s $200,000 in mansion tax versus $750,000 if the same purchase were a Manhattan townhouse. Meaningful savings at the top of the market.
Suffolk County MRT runs lower than NYC
Buyer share of NY mortgage recording tax in Suffolk County is 1.05% on mortgages above $500K (vs. NYC’s 1.925% on condo loans above the same threshold). On a $4M mortgage, that’s a $35,000 swing — relevant to financed Hamptons purchases by Manhattan clients accustomed to the higher city rate.
Sellers avoid the NYC RPTT
Manhattan sellers carry an NYC-specific Real Property Transfer Tax of 1.4%–1.825% on residential transfers above the $500K threshold. The Hamptons doesn’t carry this. NY State transfer tax still applies (0.4% below $3M, 0.65% above), but that’s the same line a Manhattan seller pays — so the net Hamptons seller-side advantage is roughly 1.4%–1.825% of the sale price.
What the Hamptons shares with the rest of NY
- Buyer-paid title insurance at TIRSA-regulated rates
- No flip tax (this is a co-op / sponsor convention, not a state thing)
- NY State transfer tax cliff at $3M (the “Peyser Tax”)
- Attorney-led closings (not escrow-state structure)
Considering a Hamptons transaction?
For Manhattan clients with East End exposure — the Sagaponack estate, the Southampton beach house, the Bridgehampton compound — the planning conversation often centers on tax structuring (CPF phase-outs, NY mansion-tax savings vs. Manhattan, NYS transfer tax cliff at $3M) and identifying the right Compass East End specialist. A 30-minute consultation gets you the framework.
The Roebling Team at Compass is a New York–licensed practice concentrated in Manhattan. For Hamptons transactions, we typically collaborate with Compass agents specializing in the East End market — clients get on-the-ground expertise on local inventory and dynamics while keeping the analytical framework consistent across their NY portfolio. This calculator is an informational research tool, not solicitation of representation.
For trans-market clients (Manhattan + Hamptons portfolios) or to discuss your specific transaction, schedule a consultation. Where appropriate, we’ll introduce you to a vetted Compass agent specializing in the East End.