Cranberry Hole Road
Cranberry Hole Road runs along Napeague's bay side; its 1895 railroad bridge to Lazy Point is closed until 2028 and the area is a Town coastal-risk focus area.
Cranberry Hole Road runs along the bay side of Napeague, the low sandy isthmus between Amagansett and Montauk. Its parcels look north over the water rather than south to the ocean. The road is in the Amagansett postal area and in the unincorporated Town of East Hampton.
Two current facts define it more than any listing description: a closed railroad bridge and a place on the Town's coastal-risk map.
The bridge
The Cranberry Hole Road bridge carries traffic over the Long Island Rail Road tracks to Promised Land and the Lazy Point area. Built in 1895 with a five-ton limit, it has been closed to traffic since 2023, when it was found unsafe. In October 2026 The East Hampton Star reported that the Metropolitan Transportation Authority would begin clearing in November, demolish the old bridge after January 1, and open the new one to traffic in the spring of 2028 if there are no further delays.
For a parcel served by that crossing, access, deliveries, construction staging and emergency response all run on detour until then. A buyer should map the actual route from the parcel to Montauk Highway.
Coastal conditions
The Town's coastal program describes Napeague as a tombolo: an isthmus built from sand carried along the shore that reconnected Montauk to the mainland. It records federal Coastal Barrier Resources Act units (mapped undeveloped barriers where new federal flood insurance and federal spending are restricted) running from the mouth of Napeague Harbor to the ocean. Bay shores face smaller waves than the ocean but, the program notes, are exposed in winter nor'easters and lack the protective dunes of the south shore.
The Town's 2022 draft coastal resiliency plan named Lazy Point and Cranberry Hole Road on Napeague among its focus areas, alongside a general finding that shoreline erosion, road flooding and storm losses will increase with sea level rise. The parcel questions are elevation, the condition of the shoreline in front of the house and any hardening along it, and the route out in a storm.
Questions to settle before contract
- Is the parcel reached across the closed bridge, and what is the interim route?
- What is the ground and first-floor elevation, and does the house meet current federal flood construction standards?
- Is the parcel inside a Coastal Barrier Resources Act unit?
- What shoreline structures exist, who permitted them, and are they on Trustee land?
- Is title fee simple, or is any part held under a Trustee lease?
- What sanitary system serves the house, and how close is groundwater?
Nearby
Marine Boulevard runs along the ocean side toward Amagansett. The Napeague guide and the pond and bayfront guide cover the wider landscape and the rules for water-edge property.
Considering Cranberry Hole Road?
Request a private pricing review for a specific Cranberry Hole Road property from The Roebling Research Desk, organized around bay frontage, access and the bridge, elevation and flood standards, title and the comparables that actually compete.
Recorded sales
Recorded sales through July 2026
17 recorded arm’s-length sales of 15 distinct properties since October 2016 (12 house, 5 land).
4 single-parcel house sales in 2023–2025 — too few for a range or median; listed below.
Historical transaction median, May 4, 2017 to Jan 9, 2026: $3,942,500 (12 single-parcel house sales). A decade-wide figure, not a current value.
| Sale date | Address | Type | Recorded price | Beds (roll) | Built (roll) | Flood zone |
|---|---|---|---|---|---|---|
| Jan 9, 2026 | 370 Cranberry Hole Road | House | $3,605,000 | — | — | AE |
| Nov 12, 2025 | 335 Cranberry Hole Road | House | $9,000,000 | — | — | AE |
| Jun 13, 2025 | 172 Cranberry Hole Road | House | $12,000,000 | — | — | X |
| Nov 20, 2024 | 369 Cranberry Hole Road | House | $4,450,000 | — | — | AE |
| Sep 24, 2024 | 1 Cranberry Hole Road | House | $2,300,000 | — | — | X |
| Aug 5, 2024 | 122 Cranberry Hole Road | Land | $1,900,000 | — | — | X |
| Apr 16, 2024 | 200 Cranberry Hole Road | Land · house on the 2025 roll† | $1,300,000 | — | — | AE |
| Feb 8, 2022 | 328 Cranberry Hole Road | Land · house on the 2025 roll† | $2,150,000 | — | — | X |
| Jul 23, 2021 | 154 Cranberry Hole Road | House | $7,300,000 | — | — | X |
| May 21, 2021 | 5 Cranberry Hole Road | House | $935,000 | — | — | X |
| Apr 30, 2021 | 425 Cranberry Hole Road | Land · house on the 2025 roll† | $2,550,000 | — | — | AE |
| Apr 29, 2021 | 172 Cranberry Hole Road | Land | $2,550,000 | — | — | X |
| Feb 18, 2021 | 360 Cranberry Hole Road | House | $3,985,000 | — | — | AE |
| Feb 1, 2018 | 263 Cranberry Hole Road | House | $3,700,000 | — | — | AE |
| Nov 16, 2017 | 376 Cranberry Hole Road | House | $4,600,000 | — | — | AE |
| May 15, 2017 | 154 Cranberry Hole Road | House | $3,900,000 | — | — | X |
| May 4, 2017 | 216 Cranberry Hole Road | House | $3,806,850 | — | — | AE |
† 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
57 of 75 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 | 56 | 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 | 18 | 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
- Beach Lane, Westhampton Beach
- Captains Neck Lane
- Cobb 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 Cranberry Hole Road?
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.