Atlantic Avenue
Atlantic Avenue leads to Amagansett's Town ocean beach, past the restored 1902 Life-Saving Station and the federally owned Double Dunes preserve.
Atlantic Avenue is one of Amagansett's two main roads to the ocean. It ends at Atlantic Avenue Beach and passes, near its end, a National Register-listed life-saving station that has been returned to its original site in the dunes.
The avenue lies in the hamlet of Amagansett, which is not an incorporated village. The Town of East Hampton handles zoning, building, planning and beach permits. The East Hampton Town Trustees hold interests in many of the Town's beaches and waters. New York State administers the Coastal Erosion Hazard Area along the ocean.
The Life-Saving Station
The Amagansett U.S. Life-Saving and Coast Guard Station, at 160 Atlantic Avenue, was listed on the National Register in 2018. The 1902 building is the third station on the site; the first went up in 1849. It was decommissioned in 1944, moved up onto the bluff in 1966 and used as a private house, then returned in 2007 to its original location in the dunes below the bluff. The exterior restoration was finished in 2014 and the interior in 2017. It now houses a museum and an office for the Town's lifeguards.
The station's story is a reminder of how much the shoreline moves: when it came back in 2007, accumulated sand had left the site farther from the water than before.
The Double Dunes
East of the avenue lies the Double Dunes. The Town's coastal program records that the U.S. Fish and Wildlife Service holds title to the former Coast Guard reservation in the Double Dunes between Atlantic Avenue and Indian Wells Highway, managed under agreement by The Nature Conservancy. A Coastal Barrier Resources Act unit (a federally mapped undeveloped barrier where new federal flood insurance and federal spending are restricted) runs through the Double Dunes from near Atlantic Avenue to west of Indian Wells Highway.
For a parcel near the end of the avenue, this federal land is both the protected outlook and a boundary condition. Whether a parcel touches it, or falls inside the barrier unit, belongs in the survey and the insurance quote.
Beach access
Atlantic Avenue Beach is run under the Town's beach permit system, not the Village's. The Town issues free resident beach parking and beach driving permits; residents can now apply online, and resident permits run to December 31 of years ending in 0 or 5. Nonresident rules differ and should be confirmed with the Town Clerk each year. A house on Atlantic Avenue does not carry beach parking with it.
Questions to settle before contract
- Is the parcel seaward or landward of the Coastal Erosion Hazard line, and is any of it in the federal barrier unit?
- Does it adjoin the Double Dunes federal land or other Town or Trustee land?
- Which Town zoning district applies, and what gross floor area and coverage remain?
- Has the sanitary system been upgraded to current Suffolk County standards?
- Is the parcel inside the Bluff Road Historic District or near it?
Nearby
Indian Wells Highway is the other Amagansett ocean road, on the far side of the Double Dunes. The Bluff Road Historic District and the Amagansett Historic District cover the hamlet's regulated streetscapes. Further Lane runs west toward East Hampton Village.
Considering Atlantic Avenue?
Request a private pricing review for a specific Atlantic Avenue property from The Roebling Research Desk, organized around ocean position, adjoining public land, approvals, sanitary capacity and the comparables that actually compete.
Recorded sales
Recorded sales through July 2026
12 recorded arm’s-length sales of 12 distinct properties since October 2016 (11 house, 1 land).
2 single-parcel house sales in 2023–2025 — too few for a range or median; listed below.
Historical transaction median, Feb 17, 2017 to Nov 18, 2024: $4,995,000 (11 single-parcel house sales). A decade-wide figure, not a current value.
| Sale date | Address | Type | Recorded price | Beds (roll) | Built (roll) | Flood zone |
|---|---|---|---|---|---|---|
| Nov 18, 2024 | 163 Atlantic Avenue | House | $4,995,000 | — | — | AE |
| Jun 14, 2023 | 11 Atlantic Avenue | House | $5,130,000 | — | — | X |
| Jan 7, 2022 | 159 Atlantic Avenue | House | $8,350,000 | — | — | AE |
| Apr 19, 2021 | 42 Atlantic Avenue | House | $4,400,000 | — | — | X |
| Feb 11, 2021 | 169 Atlantic Avenue | House | $9,500,000 | — | — | VE |
| Oct 6, 2020 | 64 Atlantic Avenue | House | $4,500,000 | — | — | X |
| Dec 17, 2019 | 163 Atlantic Avenue | House | $5,525,000 | — | — | X |
| Apr 10, 2019 | 117 Atlantic Avenue | House | $4,250,000 | — | — | X |
| May 25, 2018 | 145 Atlantic Avenue | House | $3,400,000 | — | — | AE |
| Jun 30, 2017 | 24 Atlantic Avenue | House | $5,625,000 | — | — | X |
| Feb 17, 2017 | 175 Atlantic Avenue | House | $2,300,000 | — | — | AE |
| Dec 21, 2016 | 102 Atlantic Avenue | Land · house on the 2025 roll† | $4,850,000 | — | — | X |
† Recorded as land when it sold (vacant, or a house the buyer took down); the 2025 assessment roll now shows a house. Land sales never enter a house median. Sale date is the date of sale on the transfer form. Beds and year built come from the assessment roll where it records them. Source: New York State real property transfer record (form RP-5217, filed with every deed), arm's-length sales as flagged by the state. These figures are a separate series from the Roebling Index, which is built from published market reports. How these tables are built.
Flood and coastal exposure
10 of 48 residential and vacant parcels sit in FEMA’s 1% annual-chance flood area (zones VE, AE, A or AO), where a mortgage from a federally regulated or insured lender requires flood insurance on the building.
| FEMA zone | Parcels | What it means for an owner |
|---|---|---|
| VE — coastal high-hazard (wave action) | 1 | Ocean-facing land exposed to storm waves of 3 feet or more. Flood insurance is required with a federally backed mortgage and costs the most here. A new or substantially rebuilt house must stand on piles or columns, with its lowest structural beam at or above the base flood elevation, and only breakaway walls below. |
| AE — 1% annual-chance flood, base flood elevation set | 9 | A 1% chance of flooding in any year (about 26% over a 30-year mortgage). Flood insurance is required with a federally backed mortgage. A new or substantially improved house must have its lowest floor at or above the base flood elevation shown on the map; local codes can require more. |
| X — minimal flood hazard | 38 | Outside the mapped flood areas. Flood insurance is not federally required. Flooding can still happen from heavy rain and drainage. |
Loans. In zones VE, AE, A and AO, any mortgage made, insured or bought by a federally regulated lender, Fannie Mae, Freddie Mac, FHA or VA requires flood insurance on the building for the life of the loan. A lender can require it in zone X as well. A cash buyer is not required to insure.
Premiums. Since 2021 the National Flood Insurance Program prices each house on its own features (elevation, distance to water, cost to rebuild), so the zone is a starting point, not the price. Private flood policies are an alternative. An elevation certificate is the document every insurer asks for.
Renovating. In the 1% flood area, if work on a house costs half or more of the building’s market value, or a storm damages it that badly, the whole house must be brought up to current flood rules, which usually means raising it. Plan a renovation budget against that line.
Zone at each tax parcel’s center point; part of a parcel can sit in a different zone. Source: FEMA National Flood Hazard Layer (Suffolk County, map 36103C), retrieved 2026-11-12; flood insurance rate map panels effective Sep 25, 2009. A parcel-level determination needs the current map panel, any Letter of Map Revision or Amendment, and an elevation certificate. State coastal erosion hazard areas are mapped separately and are not shown here. Flood and coastal-erosion guide.
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What buying, owning or selling here costs.
Peconic Bay CPF, mansion tax, title, MRT.
NY transfer tax, commission, attorney.
Taxes, flood and wind coverage, septic, upkeep.
Sell now, or rent the seasons and sell later.
A summer rental against owning the house.
Federal, NY, NYC and the nonresident payment.
Own on Atlantic Avenue?
Request a pricing review of your property, prepared from the recorded sales on and around the road and what the public record shows about the parcel. Or ask about buying here.
646.939.7375 · c.cohen@compass.com
Considering a Hamptons purchase or sale?
A 30-minute consultation is the right starting point — the specific place, road or property you’re weighing, what the public record does and doesn’t settle, the diligence that matters on the South Fork, and connecting you with the right Compass East End specialist.
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.