Captains Neck Lane
Captains Neck Lane in Southampton Village reaches Taylor Creek, a tidal creek linked to Shinnecock Bay, where Village and state wetlands permits govern creek-front work.
Captains Neck Lane is a residential road in the western part of the Incorporated Village of Southampton that reaches Taylor Creek. A 2018 27east report describes the creek frontage of one Captains Neck Lane estate and describes Taylor Creek as connecting to Shinnecock Bay and, from there, the Atlantic. The lane has two kinds of property: creek-front parcels with tidal water, and inland parcels without it.
The Village's Heady Creek and Taylor Creek subwatershed map shows both Captains Neck Lane and North Captains Neck Lane, and it marks the area's watersheds as pathogen-impaired by the state. Ask what that listing means for the creek frontage being bought.
Taylor Creek frontage
Creek-front work is regulated twice. The Village wetlands law (Chapter 116, Article IIIA) sets a regulated area within 150 feet of a wetland boundary for structures, docks and bulkheads included, 200 feet for septic systems and 125 feet for clearing, landscaping and fertilizer. Permits come from the Village Zoning Board of Appeals or, where they have jurisdiction, the Town Trustees. The application survey must show the 500-year flood boundary and the Village coastal erosion hazard area.
The state adds its own layer. When the Village replaced its culvert over Taylor Creek on Boyesen Road in 2025, it needed both a freshwater wetlands permit (Article 24) and a tidal wetlands permit (Article 25). A private dock or bulkhead on the creek can face the same combination.
"Waterfront" in a listing should mean title to the creek edge shown on a survey, with any dock or bulkhead tied to a permit number.
Historic status
The National Register boundary of the Southampton Village Historic District is described as running west to Coopers Neck and Halsey Neck Lanes. Whether any Captains Neck Lane parcel is inside it was not established, so check the official map. Outside a district, the Village Board of Architectural Review and Historic Preservation still hears projects; its agendas carry separate "non-historic" hearings and demolition evaluations.
Questions to settle before contract
- Does title run to Taylor Creek? Where is the flagged wetland boundary?
- What share of the house, pool and septic falls inside the 150-, 200- and 125-foot lines?
- Dock, float and bulkhead permits from the Village, Town Trustees and state, and whether they are closed out.
- FEMA zone and elevation certificate.
- Inside or outside the historic district, by parcel.
Nearby
Halsey Neck Lane and Boatman's Lane reach Taylor Creek from the east. Ox Pasture Road ends at Heady Creek. Great Plains Road and First Neck Lane are the inland summer colony. Meadow Lane is the Village's barrier-beach road. See Southampton Village.
Considering Captains Neck Lane?
Request a private pricing review of a specific Captains Neck Lane property from The Roebling Research Desk. It covers creek frontage, the wetlands and dock permit record, district status and the comparable creek-front and inland sales.
Recorded sales
Recorded sales through July 2026
17 recorded arm’s-length sales of 12 distinct properties since October 2016 (16 house, 1 condominium).
3 single-parcel house sales in 2023–2025 — too few for a range or median; listed below.
Historical transaction median, Jan 4, 2017 to Dec 8, 2025: $4,587,500 (16 single-parcel house sales). A decade-wide figure, not a current value.
| Sale date | Address | Type | Recorded price | Beds (roll) | Built (roll) | Flood zone |
|---|---|---|---|---|---|---|
| Dec 8, 2025 | 48 Captains Neck Lane | House | $6,250,000 | 3 | 1997 | X |
| Nov 14, 2024 | 585 Captains Neck Lane | House | $10,000,000 | 3 | 2010 | AE |
| Nov 6, 2024 | 102 Captains Neck Lane | House | $2,950,000 | 5 | 2003 | X |
| Sep 27, 2021 | 45 Captains Neck Lane | House | $6,375,000 | 6 | 2012 | X |
| Jun 24, 2021 | 520 Captains Neck Lane | House | $18,775,000 | 6 | 2002 | AE |
| Jan 27, 2021 | 67 Captains Neck Lane | House | $4,625,000 | 8 | 2022 | X |
| Jan 13, 2021 | 62 Captains Neck Lane | House | $4,550,000 | 5 | 2020 | X |
| Dec 3, 2020 | 48 Captains Neck Lane | House | $3,550,000 | 3 | 1997 | X |
| Sep 9, 2020 | 59 Captains Neck Lane | Condominium | $2,305,000 | 4 | 2009 | X |
| Dec 11, 2019 | 67 Captains Neck Lane | House | $1,311,750 | 8 | 2022 | X |
| Apr 18, 2019 | 10 Captains Neck Lane | House | $4,014,000 | 6 | 2021 | X |
| Sep 13, 2018 | 65 Captains Neck Lane | House | $12,100,000 | — | — | — |
| Jan 5, 2018 | 133 Captains Neck Lane | House | $6,600,000 | 5 | 2010 | X |
| Dec 21, 2017 | 45 Captains Neck Lane | House | $4,350,000 | 6 | 2012 | X |
| Dec 14, 2017 | 500 Captains Neck Lane | House | $24,000,000 | 10 | 2009 | AE |
| Apr 17, 2017 | 10 Captains Neck Lane | House | $1,650,000 | 6 | 2021 | X |
| Jan 4, 2017 | 62 Captains Neck Lane | House | $3,750,000 | 5 | 2020 | 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
10 of 55 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 |
|---|---|---|
| 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 (shaded) — 0.2% annual-chance flood | 7 | A 0.2% annual chance of flooding (the “500-year” flood). Flood insurance is not federally required, but it is usually available at lower rates and a lender may still ask for it. |
| 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 Captains Neck 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.