Hedges Lane, Sagaponack
Hedges Lane in Sagaponack Village meets Sagg Main Street. Along it are the 1775 Deacon David Hedges House and 33.4 acres under a 2014 farmland easement.
Hedges Lane is a Village of Sagaponack road that meets Sagaponack Main Street and runs out into the village's farm fields. Fairfield Pond Road connects it to Daniels Lane. The whole Sagaponack segment lies in the Incorporated Village, which has controlled zoning, building and architectural review since 2005.
Two documented facts define the road. On the farm side, a 33.4-acre parcel between Hedges and Daniels Lanes has carried a Peconic Land Trust conservation easement since 2014. On the historic side, the Deacon David Hedges House at 412 Hedges Lane dates to about 1775.
A separate Hedges Lane exists in the Town of East Hampton, in Wainscott and Amagansett. It is a different government and a different market. This page covers the Sagaponack road only.
The protected farmland
In February 2014, Peconic Land Trust announced that it had received an overlay conservation easement with affirmative and affordable farming covenants and resale restrictions on 33.4 acres of farmland between Hedges and Daniels Lanes. In plain terms:
- Overlay easement: a restriction recorded on top of the existing title.
- Affirmative farming covenant: the land has to be farmed, not just left open.
- Affordable farming and resale restrictions: they limit who can buy the land and at what price, to keep it within reach of working farmers.
The easement holds the field open, and it also guarantees farm activity next door. Tractors, irrigation and seasonal dust come with a protected agricultural view.
Not every open field on Hedges Lane carries this kind of protection. A 2022 report on the Hedges house described "a reserve across the street that can never be built on" without naming the instrument. Agricultural reserves from old clustered subdivisions, purchased development rights and private easements all differ in what they allow and who can enforce them. Since 2021, State law has allowed the Village to enforce Town and County development-rights interests within its borders. The agricultural-reserves guide sets out the options.
The Hedges house
The Deacon David Hedges House at 412 Hedges Lane dates to about 1775–76. Its namesake was a delegate to New York's convention to ratify the U.S. Constitution. It was restored around 2022, and the property was divided into the house lot and a separate flag lot behind it. A flag lot is a lot reached by a narrow strip of land from the road. Old houses on Hedges Lane can carry this kind of subdivision history. Read the filed map before assuming the acreage around a house belongs to it.
Whether a Hedges Lane parcel lies within the Sagaponack Historic District has to come from the Village's official district map. In any case, the Village's Architectural and Historic Review Board reviews work in the Agricultural Overlay.
Zoning and land
Village zoning has single-family districts R-40, R-80 and R-120 and an Agricultural Overlay district covering the Bridgehampton and Haven soils. In the overlay, any subdivision has to preserve 35% to 65% of the land as open space, depending on the district. A large Hedges Lane parcel's subdivision potential depends on that rule and on any easement already recorded on the land.
Buyer diligence
- Confirm the parcel is in the Village (not East Hampton's Hedges Lane), and find its Village zoning district and overlays.
- Identify the instrument and holder behind every adjoining field.
- Read the subdivision map for flag lots, reserves and covenants.
- Check historic-district status and prior AHRB approvals.
- Factor in active farming on protected neighbors.
Nearby lanes
Daniels Lane lies across the protected fields. Parsonage Lane is the other field road named in the 2005 boundary description. Town Line Road marks the village's eastern edge.
Considering a Hedges Lane property?
Request a private pricing review from The Roebling Research Desk for the specific Hedges Lane parcel: Village zoning and overlays, the instruments on adjoining fields, subdivision history, historic status and the recorded sales that genuinely compare.
Recorded sales
Recorded sales through July 2026
25 recorded arm’s-length sales of 22 distinct properties since October 2016 (22 house, 3 land).
Houses sold 2023–2025: 7 single-parcel sales, from $5.95M to $12.1M. Too few for a median; the sales are listed below.
Historical transaction median, Sep 14, 2017 to Jan 27, 2026: $11,150,000 (22 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 27, 2026 | 454 Hedges Lane | House | $11,000,000 | 4 | 2011 | X |
| Jan 13, 2026 | 494 Hedges Lane | House | $24,000,000 | 9 | 2021 | X |
| Jan 10, 2025 | 480 Hedges Lane | Land | $7,000,000 | — | — | X |
| Oct 18, 2024 | 31 Hedges Lane | House | $12,100,000 | 4 | 1997 | X |
| Sep 25, 2024 | 700 Hedges Lane | House | $8,468,500 | 3 | 1991 | X |
| Sep 19, 2024 | 454 Hedges Lane | House | $6,200,000 | 4 | 2011 | X |
| Sep 12, 2024 | 453 Hedges Lane | House | $11,000,000 | 5 | 2000 | X |
| Apr 8, 2024 | 80 Hedges Lane | House | $5,950,000 | 4 | 2004 | X |
| Dec 29, 2023 | 124 Hedges Lane | House | $9,500,000 | 4 | 2021 | X |
| Jul 13, 2023 | 414 Hedges Lane | Land · house on the 2025 roll† | $8,275,000 | 8 | 2025 | X |
| May 23, 2023 | 412 Hedges Lane | House | $8,350,000 | 5 | 1998 | X |
| Nov 23, 2021 | 490 Hedges Lane | House | $15,300,000 | 7 | 2016 | X |
| Jun 2, 2021 | 543 Hedges Lane | House | $11,300,000 | 7 | 2021 | X |
| Jan 26, 2021 | 101 Hedges Lane | House | $4,400,000 | 8 | 2024 | — |
| Dec 4, 2020 | 426 Hedges Lane | House | $7,150,000 | 5 | 2016 | X |
| Oct 30, 2020 | 416 Hedges Lane | Land | $6,525,000 | 7 | 2025 | X |
| Jul 17, 2020 | 68 Hedges Lane | House | $12,000,000 | 7 | 2018 | — |
| Jan 23, 2020 | 494 Hedges Lane | House | $16,500,000 | 9 | 2021 | X |
| Oct 22, 2019 | 544 Hedges Lane | House | $12,500,000 | 3 | 2004 | X |
| Oct 8, 2019 | 209 Hedges Lane | House | $15,000,000 | 2 | 2012 | X |
| Sep 10, 2019 | 324 Hedges Lane | House | $14,750,000 | 8 | 2018 | — |
| May 16, 2018 | 625 Hedges Lane | House | $5,500,000 | 4 | 2009 | X |
| Sep 19, 2017 | 494 Hedges Lane | House | $6,737,500 | 9 | 2021 | X |
| Sep 15, 2017 | 231 Hedges Lane | House | $15,700,000 | 8 | 2013 | X |
| Sep 14, 2017 | 675 Hedges Lane | House | $21,000,000 | 6 | 2021 | — |
† 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
0 of 70 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 |
|---|---|---|
| X — minimal flood hazard | 70 | 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 Hedges 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.