Halsey Neck Lane
Halsey Neck Lane forms the western edge of the Southampton Village Historic District and runs to Halsey Neck Beach, with Taylor Creek and Boatman's Lane to the west.
Halsey Neck Lane runs south through the Incorporated Village of Southampton to the ocean at Halsey Neck Beach. It is named in the National Register boundary of the Southampton Village Historic District, which runs "roughly" from Hill and Main Streets to the Atlantic between Coopers Neck and Halsey Neck Lanes. At the south end, the same name marks the edge of a second district: the Beach Road Historic District lies on Meadow Lane between Shinnecock Road and Halsey Neck Road.
That makes Halsey Neck Lane a boundary road. Being on it does not settle whether a parcel is in a district. That depends on which side of the line it falls and on the current local map.
West of the lane, reached by Boatman's Lane, is Taylor Creek, a tidal creek that 27east describes as connecting to Shinnecock Bay. Halsey Neck Lane therefore has three bands: ocean-end parcels near the beach, inland parcels within the summer-colony fabric, and parcels on the Taylor Creek side.
The beach at the end
Halsey Neck Beach, at the end of the lane, is one of the Village's ocean beaches, with a restroom. Parking needs a Village permit, and Southampton Town permits are not accepted at Village beaches, or the reverse. A house near the road end is close to a public beach, and to its permit parking.
A house near the beach is not an oceanfront house. Frontage, dune ownership and any private path should be shown on the survey and in title.
Taylor Creek and Boatman's Lane
Boatman's Lane runs west off Halsey Neck Lane to Taylor Creek. The Village Code makes its western end a special-permit parking area for launching watercraft into tidal water, starting 400 feet west of Halsey Neck Lane on the north side and 335 feet on the south.
The Village's Heady Creek and Taylor Creek subwatershed map covers this area and marks it as part of the state's pathogen-impaired watersheds. A Village culvert replacement over Taylor Creek on Boyesen Road, filed with the state in late 2025, needed both freshwater (Article 24) and tidal (Article 25) wetlands permits. A private dock, bulkhead or addition near the creek can face the same two state permits as well as Village review.
The Village wetlands law sets a regulated area of 150 feet from a wetland boundary for structures, 200 feet for septic systems and 125 feet for clearing, landscaping and fertilizer.
Historic record on the lane
The Village's 2026 draft boundary-expansion report lists one Halsey Neck Lane building: 27 Halsey Neck Lane, an early twentieth-century house classed as contributing but described as partly collapsed and possibly no longer standing. No other individually documented historic house on the lane appeared in the sources reviewed. Inside the district, exterior work still needs a Certificate of Appropriateness whatever the age of the house.
Questions to settle before contract
- Inside the Southampton Village or Beach Road district, or outside both? Check the current local map, not the road name.
- Creek side: wetland boundary, setbacks and existing dock or bulkhead permits.
- Ocean end: does title include dune or beach, and is any beach path recorded?
- Effect of beach and Boatman's Lane permit parking on the frontage.
- FEMA zone and elevation, separately for ocean-end and creek-side parcels.
Nearby
Meadow Lane starts the barrier beach to the west. Gin Lane runs east along the ocean. First Neck Lane, Great Plains Road, Captains Neck Lane and Ox Pasture Road complete the western summer colony. The coastal framework is in the oceanfront-property guide, and road and beach rights in private roads and beach rights.
Considering Halsey Neck Lane?
Request a private pricing review of a specific Halsey Neck Lane property from The Roebling Research Desk. It covers the district boundary, beach and creek position, wetlands setbacks and the comparable sales on both sides of the line.
Recorded sales
Recorded sales through July 2026
8 recorded arm’s-length sales of 8 distinct properties since October 2016 (8 house).
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 |
|---|---|---|---|---|---|---|
| Jun 10, 2026 | 430 Halsey Neck Lane | House | $27,500,000 | 5 | 2001 | X |
| Oct 3, 2025 | 540 Halsey Neck Lane | House | $12,400,000 | 7 | 2018 | X |
| May 2, 2025 | 623 Halsey Neck Lane | House | $29,000,000 | 9 | 2012 | AE |
| Sep 7, 2022 | 622 Halsey Neck Lane | House | $10,700,000 | 5 | 2015 | AE |
| Apr 29, 2020 | 176 Halsey Neck Lane | House | $18,000,000 | 6 | 2021 | X |
| Oct 26, 2018 | 44 Halsey Neck Lane | House | $3,925,000 | 3 | 2011 | — |
| Sep 29, 2017 | 636 Halsey Neck Lane | House | $6,635,000 | 4 | 2004 | — |
| Oct 13, 2016 | 606 Halsey Neck Lane | House | $12,192,000 | 5 | 2019 | AE |
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
12 of 48 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 | 12 | 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 | 1 | 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 | 35 | 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 Halsey 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?
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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.