Daniels Lane, Sagaponack
Daniels Lane runs through Sagaponack Village between Gibson Lane and Town Line Road, past the Gibson and Peters Pond Lane beach accesses and easement-protected fields.
Daniels Lane is the Village of Sagaponack's field-and-ocean road. Town code places Gibson Lane, Peters Pond Lane, Fairfield Pond Lane, Erica's Lane and Town Line Road along it, with Town Line Road running south from Daniels Lane to its end. Fairfield Pond Road connects it to Hedges Lane. Two of the side lanes, Gibson Lane and Peters Pond Lane, end at the beach as Trustee and Town ocean access points. The whole road lies inside the Incorporated Village.
The road's character comes from open land under recorded easements. Protected farmland lies between Daniels and Hedges Lanes. A Daniels Lane oceanfront farm carries a scenic easement. The Village has refused construction that would close the view from the road.
Easements along the road
Two documented instruments, and they work differently:
- Farmland between Hedges and Daniels Lanes (2014): a 33.4-acre parcel under a Peconic Land Trust overlay conservation easement with affirmative and affordable farming covenants and resale restrictions. The land has to be farmed, and any resale is limited to keep it farmable.
- A 43-acre oceanfront farm property on Daniels Lane: carries a Peconic Land Trust easement on about 25 acres, intended to keep the land open for scenic views, with no fencing or screening plantings, in exchange for property-tax relief. In 2015 the Trust ruled that planting an agricultural tree farm complied with the easement. A scenic easement does not freeze the view. Permitted agricultural uses can still change it.
The Village has also acted on its own authority. In January 2015 it denied a house on the northwest portion of that farm, citing its interest in keeping the land open and visible from the road. A court challenge was dismissed.
The lesson for buyers: a field view on Daniels Lane may be protected by a farming covenant, by a scenic covenant that still allows trees, by Village land-use decisions that can be challenged, or by nothing at all. Each changes the price of the house that looks at it. See the agricultural-reserves guide.
Beach access
The Town lists Gibson Lane, Village of Sagaponack, and Peters Pond Lane as Trustee and Town access roads. A Town beach permit is required from May 15 to September 15. There are no lifeguards, and the Town does not recommend swimming. Since 2025 the Village has maintained Gibson Lane beach and continues to honor Town permits. Town code restricts summer daytime parking along Daniels Lane itself.
For Daniels Lane owners, these are public access points, not private ones. Fee frontage on the ocean, a deeded right of way across a neighbor, and public road-end access are different property facts. See private roads and beach rights.
Oceanfront and coastal rules
Parcels on the ocean side of Daniels Lane fall under the Village's Tidal Wetlands and Ocean Beach overlay. It ties dune setbacks to the state coastal erosion law and allows one dune walkway, no more than four feet wide and raised on posts. The Village also has a Tidal Floodplain overlay. Add to that the Coastal Erosion Hazard Area (the state-mapped zone where new building and some rebuilding need a special permit), FEMA flood zones and Town Trustee interests on the beach. The oceanfront-property guide covers each one.
Buyer diligence
- Confirm the parcel is in the Village (not East Hampton's Daniels Lane), and find its zoning district and overlays.
- Identify every easement on and around the parcel, its holder, and what it allows.
- On the ocean side, get the full coastal file and the lawful position of the existing house.
- Read any subdivision map for reserves, flag lots and covenants.
- Treat Gibson and Peters Pond Lane access as public access.
Nearby lanes
Hedges Lane lies across the protected fields. Town Line Road ends Daniels Lane on the east. Sagaponack Main Street leads to Sagg Main Beach. Parsonage Lane completes the field grid.
Considering a Daniels Lane property?
Request a private pricing review from The Roebling Research Desk for the specific Daniels Lane parcel: easements on and around it, ocean and dune position, beach-access facts, Village approvals and the recorded sales that genuinely compare.
Recorded sales
Recorded sales through July 2026
9 recorded arm’s-length sales of 9 distinct properties since October 2016 (6 house, 2 land, 1 partial interest).
2 single-parcel house sales in 2023–2025 — too few for a range or median; listed below.
| Sale date | Address | Type | Recorded price | Beds (roll) | Built (roll) | Flood zone |
|---|---|---|---|---|---|---|
| Aug 16, 2024 | 349 Daniels Lane | House | $11,650,000 | 3 | 2019 | X |
| May 30, 2024 | 98 Daniels Lane | House | $12,000,000 | 6 | 1996 | X |
| Jul 14, 2022 | 569 Daniels Lane | Land · house on the 2025 roll† | $5,900,000 | 8 | 2025 | X |
| May 17, 2022 | 543 Daniels Lane | Partial interest | $12,000,000 | 9 | 2025 | X |
| Dec 18, 2020 | 565 Daniels Lane | House | $10,750,000 | 5 | 2018 | X |
| Sep 11, 2020 | 719 Daniels Lane | House | $16,000,000 | 4 | 2015 | VE |
| Jul 31, 2020 | 678 Daniels Lane | Land · house on the 2025 roll† | $5,900,000 | 7 | 2023 | — |
| Dec 27, 2019 | 76 Daniels Lane | House | $7,000,000 | 6 | 1998 | — |
| Nov 17, 2017 | 557 Daniels Lane | House | $7,650,000 | 5 | 2013 | 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
16 of 77 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) | 10 | 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 | 6 | 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 | 3 | 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 | 58 | 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 Daniels Lane, Sagaponack?
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.