Indian Wells Highway
Indian Wells Highway runs to Amagansett's Indian Wells Beach, where only Town resident permit holders may park, beside the federally owned Double Dunes.
Indian Wells Highway is Amagansett's other main road to the ocean, ending at Indian Wells Beach. The beach is the defining fact of the road: parking in its lot is restricted to holders of a Town of East Hampton resident beach sticker.
The road lies in the hamlet of Amagansett, in the unincorporated Town of East Hampton. Town zoning, building and beach rules apply; New York State administers the Coastal Erosion Hazard Area at the shore.
The beach and the traffic
A resident-only lot at the end of a residential road shapes the road itself. For a house on the road, that means summer traffic, beach-bound pedestrians and parking enforcement at the door. For a buyer who holds Town residency, it means a resident ocean beach at the end of the street.
The Town's resident beach parking and driving permits are free and can now be applied for online; resident permits expire on December 31 of years ending in 0 or 5. A seasonal renter or a nonresident owner does not get resident parking by living on the road.
The Double Dunes
West of the road end lies the Double Dunes. The Town's coastal program records that the U.S. Fish and Wildlife Service owns the former Coast Guard reservation in the Double Dunes between Atlantic Avenue and Indian Wells Highway, managed by The Nature Conservancy, and that a Coastal Barrier Resources Act unit (a federally mapped undeveloped barrier where new federal flood insurance and federal spending are restricted) runs through the dunes to just west of Indian Wells Highway.
Parcels near the road end may look across protected federal land. Whether a parcel touches it, or falls inside the barrier unit, decides questions of outlook, access and flood insurance.
Two similarly named roads
The National Register places St. Thomas' Chapel, listed in 1997, at Main Street and "Indian Wells Plain Highway." That name appears to belong to a separate road on the north side of Main Street. Buyers and record searches should keep the two apart.
Questions to settle before contract
- Where does the parcel sit relative to the Coastal Erosion Hazard line and the federal barrier unit?
- Does it adjoin the Double Dunes or other public land?
- How do beach traffic and parking rules affect the driveway and frontage in summer?
- Is any part of the parcel inside the Bluff Road Historic District?
- Which Town zoning district applies, and what floor area remains? Has the sanitary system been upgraded?
Nearby
Atlantic Avenue reaches the ocean on the other side of the Double Dunes. Further Lane ends at Indian Wells Highway. The Bluff Road Historic District lies along the bluff nearby.
Considering Indian Wells Highway?
Request a private pricing review for a specific Indian Wells Highway property from The Roebling Research Desk, organized around ocean position, adjoining public land, beach-traffic exposure, approvals and the comparables that actually compete.
Recorded sales
Recorded sales through July 2026
7 recorded arm’s-length sales of 6 distinct properties since October 2016 (7 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 |
|---|---|---|---|---|---|---|
| Mar 4, 2024 | 17 Indian Wells Highway | House | $5,050,000 | — | — | X |
| Feb 14, 2024 | 41 Indian Wells Highway | House | $4,950,000 | — | — | X |
| Nov 2, 2022 | 20 Indian Wells Highway | House | $7,000,000 | — | — | X |
| Nov 4, 2020 | 20 Indian Wells Highway | House | $5,500,000 | — | — | X |
| Jun 25, 2020 | 84 Indian Wells Highway | House | $6,300,000 | — | — | X |
| Dec 4, 2018 | 90 Indian Wells Highway | House | $10,460,000 | — | — | X |
| Jun 4, 2018 | 39 Indian Wells Highway | House | $6,995,000 | — | — | X |
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 28 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 | 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 Indian Wells Highway?
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.