Hamptons · Carrying costs

Hamptons Carrying Cost Calculator

What a South Fork house costs to hold, monthly. A sale does not reset a New York assessment, so the listing’s tax bill is the best number. Without one, the estimate comes from the Southampton and East Hampton 2025-26 rate sheets and each town’s state equalization rate. Insurance, septic, grounds, pool and caretaking start empty: no public source prices them reliably, so enter your quotes.

The house

Town

Incorporated village

Purchase price

Down payment %

Rate %

Term (yrs)

Property taxes

Use the listing’s annual taxes (a sale does not reset a New York assessment)Estimate from the published Southampton tax rates

Listing's annual property taxes

Insurance

FEMA flood zone

No federal purchase requirement. Coverage is optional; under Risk Rating 2.0 the premium still depends on the house, not the zone.

NFIP flood premium, per year

Your quote. Since Risk Rating 2.0, FEMA prices each house on its own risk, so no zone-based rate exists to default. NFIP caps residential coverage at $250,000 building and $100,000 contents (42 U.S.C. §4013); renewals rise at most 18% a year (§4015(e)), plus a $250 annual surcharge on a second home ($25 on a primary residence, §4015a). Source

Excess (private) flood, per year

Coverage above the NFIP's $250,000 building limit, usually needed on a high-value house. Your quote.

Homeowners insurance, per year

Your quote. On the South Fork a carrier may write wind separately or carry a hurricane deductible; enter any separate wind policy below.

Separate wind policy, per year

Septic

System

Pumping and inspection only. Enter your contractor's figure.

Pumping and upkeep, per year

The seasonal house

No public source publishes a reliable figure for these. Enter your quotes or the seller’s bills.

Landscaping and grounds, per year

Pool: opening, closing and service, per year

Caretaking and house watch, per year

Utilities, per month

HOA or association dues, per month

Condominiums, gated developments and some private-road or beach associations charge dues. Leave at 0 where none apply.

Monthly cash cost

$19,959

$239,509 a year

Mortgage (principal + interest)	$19,959
Property taxes (listing)	not entered
Flood, homeowners and wind insurance	not entered
Septic, grounds, pool, caretaking, dues	not entered
Utilities	not entered

Not yet included: property taxes; homeowners insurance.

True economic cost / month$33,687

Net of expected appreciation$21,330

Cash at closing (down payment, closing costs)$2,250,710

True economic cost adds what the down payment and closing cash could earn (4.5%) and spreads closing and resale costs over a 7-year hold, less principal paid down. Buyer closing costs ($250,710) come from the Hamptons buyer closing-cost calculator: Peconic Bay CPF, NY mansion tax, Suffolk mortgage recording tax and title, for a second home in Southampton.

Worked example

Taxes on a $5,000,000 house in Southampton

Outside any village, Southampton school district, Southampton fire and ambulance districts. Assessed value $3,150,000 at the town’s 63% equalization rate (2025), taxed at 4.5730 per $1,000: $14,405 a year, about $1,200 a month, or 0.29% of price.

Suffolk County general	0.1533	$483
Suffolk County Community College	0.0154	$49
NYS RPTL	0.0561	$177
Out-of-county tuition	0.0038	$12
General town	0.4744	$1,494
Town trustees	0.0261	$82
Highway	0.4142	$1,305
Part-town	0.0421	$133
Town police	0.6312	$1,988
E911	0.0636	$200
Southampton school	2.1511	$6,776
Library	0.1643	$518
Museum	0.0441	$139
Southampton fire	0.2216	$698
Southampton ambulance	0.1117	$352

The school district moves the bill most

Same $5,000,000 house, outside a village: town and county lines plus the school district and its library (fire, ambulance and lighting districts excluded).

Southampton school district	Annual tax	% of price
Southampton UFSD	$13,355	0.27%
Bridgehampton UFSD	$12,754	0.26%
Sagaponack CSD	$7,210	0.14%
Westhampton Beach UFSD	$27,352	0.55%
Hampton Bays UFSD	$48,026	0.96%

East Hampton school district	Annual tax	% of price
East Hampton UFSD	$17,682	0.35%
Wainscott CSD	$11,481	0.23%
Amagansett UFSD	$13,620	0.27%
Springs UFSD	$29,052	0.58%
Sag Harbor UFSD (East Hampton side)	$22,548	0.45%
Montauk UFSD	$17,590	0.35%

Sources: Town of Southampton Receiver of Taxes, 2025-2026 Tax Rate Sheet; Town of East Hampton Tabular Statement 2025-2026; NYS Office of Real Property Tax Services equalization rates, 2025 (Southampton 63%, East Hampton 0.32%). A town-wide equalization rate is an average; a given house’s assessment can differ.

Prefer to speak directly? Schedule a consultation →

Corey Cohen, Licensed Associate Real Estate Broker · The Roebling Team at Compass
646.939.7375 · c.cohen@compass.com

A note on representation

The Roebling Team at Compass is led by Corey Cohen, a New York licensed associate real estate broker. For the Hamptons we bring along a vetted Compass agent who specializes in the East End. This page and its calculators are research, not an offer of representation.