Marine Boulevard

Marine Boulevard runs along the ocean dunes in the Beach Hampton section of Amagansett, east of the hamlet center toward Napeague. Houses on its ocean side sit on the dune itself; houses on the landward side look over them. The road's market is defined almost entirely by that line.

It lies in the unincorporated Town of East Hampton. Town zoning, the Town Zoning Board of Appeals and the Town Trustees all have a say near the beach. Construction on the ocean side also falls under the state Coastal Erosion Hazard Area (the state-mapped zone along the shore where new building and some rebuilding need a special permit), which in the Town of East Hampton is administered by the New York State Department of Environmental Conservation.

Building on the dune

The best public record of how the rules bite here is a 2012 Town Zoning Board of Appeals hearing, reported by The East Hampton Star, on what was then the last undeveloped beachfront lot on the road. The applicants proposed a one-story house about 40 feet from the crest of the dune, where, as reported, 100 feet was required. The Town's planning staff opposed the variance, arguing that sand movement on the beach is cyclical and that granting it would set a precedent. The same hearing heard that the houses along the boulevard vary widely in size, setback and era.

A 2026 state notice for an existing house on the road shows the other side of the process: a Coastal Erosion Hazard Area permit application covering helical piles to meet federal flood code, a landward addition, conversion of a deck to enclosed space, a new sanitary system and drywells.

Together they show what a Marine Boulevard buyer is really buying: an existing house's lawful footprint and distance to the dune crest, which a new owner may not be able to reproduce.

Shoreline context

The Town's coastal program notes that the Napeague isthmus to the east was built by sand carried along the shore, and that the net drift on the south shore runs generally east to west. Beaches widen and narrow with the seasons and with storms. That is a shoreline-scale fact; the parcel facts are the survey's dune crest, the erosion hazard line and the elevation of the house.

Beach access

Ocean-side owners hold frontage. Landward owners should establish how they reach the beach: a recorded path, an association right, or only the public beach and a Town permit. The Town issues free resident beach parking and driving permits; nonresident rules differ. See the private roads and beach rights guide.

Questions to settle before contract

• How far is the house from the dune crest, and what does the current Town Code require?
• Which structures are seaward of the Coastal Erosion Hazard line, and which have DEC permits?
• Does the house meet current federal flood construction standards, or would a renovation trigger them?
• What sanitary system serves the house, and has it been upgraded?
• What variances or covenants run with prior approvals?
• For landward parcels: what recorded beach access exists?

Nearby

Atlantic Avenue and Indian Wells Highway are Amagansett's ocean roads to the west. Cranberry Hole Road runs along the bay side of Napeague. The oceanfront-property guide covers the coastal framework in full.

Considering Marine Boulevard?

Request a private pricing review for a specific Marine Boulevard property from The Roebling Research Desk, organized around dune position, lawful footprint and permits, flood-code status, sanitary capacity and the comparables that actually compete.