Pauls Lane
Pauls Lane crosses Halsey Lane in the Mecox section of Bridgehampton and Water Mill. At No. 56 is a 1962 Andrew Geller cottage the Town lists as a potential landmark.
Pauls Lane is a Mecox road in unincorporated Town of Southampton territory. It crosses Halsey Lane in the Mecox section, where a 1923 photograph places "the southwest corner of Halsey and Paul's Lanes, Mecox, Bridgehampton." Addresses on the lane carry both Bridgehampton and Water Mill mail. That reflects the old Mecox and Hayground districts, which the Town's 2014 historic survey describes as lying partly in each hamlet.
The road's documented distinction is architectural. At 56 Pauls Lane, the survey records a cottage and studio designed in 1962 by Andrew Geller.
The Geller house
The Town's 2014 draft Historic Resources Survey lists 56 Pauls Lane in the potential Hayground-Mecox Multiple Resource District. It describes single-story, shingled structures with canted walls that evoke the shape of a boat, wood details reminiscent of centerboards, and windows oriented toward the water. The survey judged the property potentially landmark-eligible on three Town criteria, including as the work of a designer whose work significantly influenced an age.
The survey also recorded that the property was being remodeled by Bates Masi Architects. The work included moving the small structure and adding boardwalks and a low L-shaped building. The surviving form today should be checked against that record.
The authorship here comes from the Town's own survey, which is stronger evidence than reputation. Potential landmark status is not designation, and no Town review applies unless the Town designates the house.
Land and water
Pauls Lane lies in the Mecox area north of Mecox Bay. The survey's description of the Geller house mentions a view toward the water, not frontage. Any claim of bay frontage on Pauls Lane needs the survey and the tax map. So do flood zone and wetland lines on the lower parcels.
Field views here may or may not be protected. The Town preserved 27.3 acres of farmland on nearby Halsey Lane in 2024 under a conservation easement that extinguishes building rights. Whether any field next to a particular Pauls Lane parcel carries a similar instrument is a separate question. See the agricultural-reserves guide.
Buyer diligence
- Confirm the hamlet for mailing, school and fire district. Zoning is the Town's either way.
- For mid-century houses, check the 2014 survey and the alteration history.
- Get the survey with wetland and flood-zone lines on lower parcels.
- Identify the instrument behind any field view.
Nearby lanes
Halsey Lane crosses Pauls Lane. Mecox Road, Bay Lane and Jobs Lane are the nearby Mecox roads. Hamlet context: Bridgehampton and Water Mill.
Considering a Pauls Lane property?
Request a private pricing review from The Roebling Research Desk for the specific Pauls Lane parcel: architecture and documented authorship, water and wetland conditions, field protection and the recorded sales that genuinely compare.
Recorded sales
Recorded sales through July 2026
16 recorded arm’s-length sales of 13 distinct properties since October 2016 (16 house).
3 single-parcel house sales in 2023–2025 — too few for a range or median; listed below.
Historical transaction median, Dec 9, 2016 to Jun 10, 2026: $6,500,000 (16 single-parcel house sales). A decade-wide figure, not a current value.
| Sale date | Address | Type | Recorded price | Beds (roll) | Built (roll) | Flood zone |
|---|---|---|---|---|---|---|
| Jun 10, 2026 | 38 Pauls Lane | House | $7,750,000 | 6 | 1994 | X |
| Jan 14, 2026 | 53 Pauls Lane | House | $9,850,000 | 6 | 2014 | X |
| Apr 17, 2025 | 550 Pauls Lane | House | $5,150,000 | 3 | 1997 | X |
| Oct 1, 2024 | 2 Pauls Lane | House | $9,100,000 | 7 | 2019 | X |
| May 29, 2024 | 479 Pauls Lane | House | $4,825,000 | 3 | 1995 | X |
| Apr 27, 2021 | 479 Pauls Lane | House | $2,933,300 | 3 | 1995 | X |
| Feb 5, 2021 | 122 Pauls Lane | House | $6,500,000 | 6 | 2004 | X |
| Dec 23, 2020 | 321 Pauls Lane | House | $6,995,000 | 7 | 2017 | X |
| Oct 8, 2020 | 2 Pauls Lane | House | $7,300,000 | 7 | 2019 | X |
| Jul 15, 2020 | 144 Pauls Lane | House | $6,100,000 | 9 | 2016 | X |
| Oct 28, 2019 | 374 Pauls Lane | House | $15,100,000 | 10 | 2020 | X |
| Aug 1, 2019 | 555 Pauls Lane | House | $3,600,000 | 6 | 2013 | X |
| Jun 1, 2018 | 374 Pauls Lane | House | $4,760,000 | 10 | 2020 | X |
| May 8, 2017 | 39 Pauls Lane | House | $10,341,200 | 7 | 2018 | X |
| Mar 2, 2017 | 584 Pauls Lane | House | $4,150,000 | 5 | 2022 | X |
| Dec 9, 2016 | 419 Pauls Lane | House | $6,500,000 | 3 | 2025 | 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 56 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 | 56 | 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 Pauls 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?
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.