Great Plains Road
Great Plains Road runs through Southampton Village's western summer colony; the Register nomination names two of its houses, and a 1910 Villa Medici replica stood here.
Great Plains Road is an inland street in the western summer colony of the Incorporated Village of Southampton, inside the area the 1985 National Register nomination defines as the colony: south of Ox Pasture Road to the ocean and west of Lake Agawam to Coopers Neck Road. No sourced water frontage on the road was found; its record is summer-colony houses and land.
The nomination names two of its houses in its short list of the colony's best: a "picturesque residence" at 136 Great Plains Road and a Neoclassical mansion at 242. It describes the inland colony generally as large lots with formal landscapes and high privet hedges.
The Villa Medici site
The road's best-documented lost house stood at 180 Great Plains Road. According to a 2018 27east account, a New York City lawyer bought ten acres here in 1910 and built a four-story, 24-room replica of the Villa Medici in Rome. After it was sold in the late 1920s, the building went through several uses, including a hotel. The main house was demolished after 1960, and the gatehouse was renovated and enlarged as the residence. The land was later divided into two lots.
The site illustrates a common Southampton pattern: an estate name and address that now describe a former outbuilding and a share of the original land.
Historic district and review
The Southampton Village Historic District takes in much of the summer colony. Inside it, the Village's homeowner guide says exterior alterations, demolition and new construction cannot get a building permit without a Certificate of Appropriateness from the Board of Architectural Review and Historic Preservation. Contributing status is building by building; a gatehouse, garage or later house on estate land may be classed differently from the original main house.
The Village's Heady Creek and Taylor Creek subwatershed map includes Great Plains Road. It shows drainage, not frontage.
Questions to settle before contract
- Inside the district? If so, contributing or non-contributing, and what prior Certificates of Appropriateness are on file?
- If the listing uses an estate name, which building and how much of the original land is on this lot?
- Lot area against the zoning district minimum, and whether any accessory building depends on a prior variance.
- Hedge and tree conditions in any prior approval; the Village guide flags historic trees and screening.
Nearby
Ox Pasture Road is the colony's northern edge. First Neck Lane runs along Lake Agawam to the east, and Halsey Neck Lane and Captains Neck Lane lie toward Taylor Creek. Gin Lane is the ocean edge. See Southampton Village.
Considering Great Plains Road?
Request a private pricing review of a specific Great Plains Road property from The Roebling Research Desk. It covers district status, the estate history of the lot, zoning and the comparable inland summer-colony sales.
Recorded sales
Recorded sales through July 2026
11 recorded arm’s-length sales of 9 distinct properties since October 2016 (10 house, 1 land).
1 single-parcel house sale in 2023–2025 — too few for a range or median; listed below.
Historical transaction median, Jan 13, 2017 to Jan 12, 2026: $12,362,500 (10 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 12, 2026 | 344 Great Plains Road | House | $11,750,000 | 4 | 2000 | X |
| Jun 15, 2023 | 103 Great Plains Road | House | $18,700,000 | 9 | 2025 | X |
| May 16, 2022 | 344 Great Plains Road | House | $8,852,500 | 4 | 2000 | X |
| Mar 21, 2022 | 70 Great Plains Road | House | $12,975,000 | 6 | 1994 | X |
| Oct 13, 2021 | 103 Great Plains Road | House | $15,500,000 | 9 | 2025 | X |
| Oct 8, 2020 | 291 Great Plains Road | House | $18,100,000 | 9 | 2020 | X |
| Jan 31, 2020 | 385 Great Plains Road | House | $16,500,000 | 10 | 2018 | X |
| Jun 22, 2018 | 180 Great Plains Road | House | $11,500,000 | 10 | 2021 | X |
| Apr 12, 2018 | 261 Great Plains Road | Land · house on the 2025 roll† | $7,100,000 | 1 | 2021 | X |
| Apr 6, 2017 | 224 Great Plains Road | House | $8,000,000 | 10 | 2021 | X |
| Jan 13, 2017 | 414 Great Plains Road | House | $9,500,000 | 7 | 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
2 of 32 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 | 2 | 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 | 2 | 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 | 28 | 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 Great Plains 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.