Beach Lane
Beach Lane leads to Wainscott Beach, landfall of the South Fork Wind export cable, in a pond-and-ocean landscape the Town flags as a coastal-risk focus area.
Beach Lane is the road to the ocean in Wainscott. It ends at Wainscott Beach, a Town beach, and it lies in the unincorporated Town of East Hampton: Town zoning, building and beach rules apply, with the Town Trustees and the state at the shore.
The landscape is ponds and ocean. Georgica Pond lies to the east of Wainscott and Wainscott Pond within it, and the Town's 2022 draft coastal resiliency plan singled out "Wainscott between Georgica Pond and Wainscott Pond" as a focus area for coastal risk.
The wind-farm landfall
Since 2023, Beach Lane has also been the land end of New York's first offshore wind farm. South Fork Wind's export cable comes ashore under Wainscott Beach and its parking lot, then runs underground beneath Town roads to a substation off Cove Hollow Road in East Hampton. The developer completed the onshore work in May 2023 and repaved the affected roads; Beach Lane's restoration took a brief extension from the Town Board.
For owners, the practical traces are fresh pavement and manhole covers. For a buyer, the questions are whether any easement touches the parcel and what maintenance access the utility retains along the road.
Coastal conditions
The Town's coastal program places a Coastal Barrier Resources Act unit (a federally mapped undeveloped barrier where new federal flood insurance and federal spending are restricted) at Georgica and Wainscott ponds extending to the ocean, and records that the groins on the East Hampton Village beach have affected the beaches to the west, which is where Wainscott sits. New York State administers the Coastal Erosion Hazard Area along the shore.
Oceanfront parcels here can have ocean on one side and pond on another. That is the appeal and the exposure. The parcel facts are elevation, dune position, the erosion hazard line and whether any part of the lot is in the federal barrier unit.
Beach access
Wainscott Beach parking runs under the Town's permit system. The Town's resident beach parking and driving permits are free and can be applied for online; nonresident rules differ and change. A Beach Lane address does not include a parking right.
Questions to settle before contract
- Is the parcel oceanfront, pondfront, both, or neither, and what does the survey show at each edge?
- Is any part of it inside the Coastal Barrier Resources Act unit or the Coastal Erosion Hazard Area?
- Does any utility or Town easement for the export cable cross or abut the parcel?
- Which Town zoning district applies, and what floor area remains? Has the sanitary system been upgraded?
- What pond-edge structures exist, and are they permitted?
Nearby
Town Line Road is Wainscott's western edge, on the boundary with Sagaponack. Georgica Pond separates Wainscott from East Hampton Village and West End Road. The oceanfront-property guide covers the coastal framework.
Considering Beach Lane?
Request a private pricing review for a specific Beach Lane property from The Roebling Research Desk, organized around ocean and pond position, federal and state coastal designations, easements, approvals and the comparables that actually compete.
Recorded sales
Recorded sales through July 2026
7 recorded arm’s-length sales of 5 distinct properties since October 2016 (5 house, 2 land).
1 single-parcel house sale in 2023–2025 — too few for a range or median; listed below.
| Sale date | Address | Type | Recorded price | Beds (roll) | Built (roll) | Flood zone |
|---|---|---|---|---|---|---|
| Mar 17, 2026 | 115 Beach Lane | House | $59,000,000 | — | — | VE |
| Apr 30, 2025 | 111 Beach Lane | House | $27,500,000 | — | — | VE |
| Nov 30, 2021 | 115 Beach Lane | House | $45,000,000 | — | — | VE |
| Feb 24, 2020 | 60 Beach Lane | House | $10,500,000 | — | — | X |
| Feb 21, 2020 | 65 Beach Lane | Land | $5,150,000 | — | — | X |
| Oct 19, 2017 | 65 Beach Lane | Land | $5,900,000 | — | — | X |
| Apr 28, 2017 | 64 Beach Lane | House | $10,000,000 | — | — | X |
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
18 of 42 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) | 8 | 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 | 10 | 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 | 24 | 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.
- Apaquogue Road
- Atlantic Avenue
- Bay Lane, Water Mill
- Beach Lane, Westhampton Beach
- Captains Neck Lane
- Cobb Road
- Cranberry Hole Road
- Daniels Lane, Sagaponack
- Dunemere Lane
- Egypt Lane
- First Neck Lane
- Flying Point Road
- Georgica Road
- Great Plains Road
- Halsey Lane
- Halsey Neck Lane
- Hedges Lane, Sagaponack
- Herrick Road
- Hither Lane
- Huntting Lane
- Indian Wells Highway
- Jobs Lane, Bridgehampton
- Lee Avenue
- Lily Pond Lane
- Little Plains Road
- Marine Boulevard
- Mecox Road
- Mitchell Lane, Bridgehampton
- Ocean Avenue
- Ocean Road, Bridgehampton
- Ox Pasture Road
- Parsonage Lane, Sagaponack
- Pauls Lane
- Quogue Street
- Rose Hill Road
- Sagaponack Main Street
- Sagaponack Road
- Surfside Drive, Bridgehampton
- Toilsome Lane
- Town Line Road
- West End Road
- Wickapogue Road
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 Beach Lane?
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.