Wickapogue Road
Wickapogue Road runs from Southampton Village's farmstead historic district east into Water Mill, past the 1686 Flying Point cemetery and the Old Town Pond watershed.
Wickapogue Road runs east from the Incorporated Village of Southampton into Town-administered Water Mill. It is two places under one name. The Village segment contains the Wickapogue Road Historic District, the Village's only historic district built around farmsteads. The Water Mill segment, under Southampton Town, reaches the 1686 Flying Point Cemetery at Flying Point Road.
The 1985 National Register nomination places the district "in the easternmost portion of the village": six farmsteads on both sides of the road, 17 contributing and 2 non-contributing buildings, set in flat fields with farm buildings behind farmhouses that sit close to the road. The National Register listing (1986) puts it between Narrow Lane and Cobb Road, about 27 acres, recording farm development from 1684 to 1910. The Village also regulates it locally: its homeowner guide says the Village district was later "augmented with three smaller historic districts — Wickapogue Road, Beach Road and North Main Street."
Inside the farmstead district
The nomination describes plain farmhouses with gable ends to the street, wood shingle or clapboard, small front porches, and barns and sheds in clusters behind. It valued the group as a "rare surviving reminder" of the village before the summer colony, and it relies on the fields between the farmsteads as much as on the buildings.
The nomination treats the fields as part of the district's significance. How far that limits building on them is a question for the Board, not something the listing settles. Inside the district, exterior alterations, demolition and new construction need a Certificate of Appropriateness from the Board of Architectural Review and Historic Preservation before a building permit issues, and the Village's guide makes no exception for barns.
Outside the district line, the same road is ordinary Village residential land. The Board's January 2026 agenda listed two Wickapogue Road applications, including barn alterations at 145, under non-historic hearings. The road name does not establish district status; the parcel map does.
Old Town Pond
Part of the Village segment drains to Old Town Pond, a 10.3-acre freshwater pond the state lists as impaired, with harmful algal blooms documented every year from 2014 through 2020. The Village's 2023 water-quality proposal places twelve roadside bioswales along Old Town Road, Old Town Crossing and Wickapogue Road to filter runoff before it reaches the pond.
The Water Mill segment
East of the Village line, Southampton Town's zoning, building and landmark rules apply. The Town's 2014 draft historic resources survey for Water Mill dates the Flying Point Cemetery, also called the Wickapogue Cemetery, to 1686. It served the old neighborhoods of Cobb and Wickapogue and holds about 241 stones dating from 1732. The survey also lists 780 Wickapogue Road, a shingled house shown on the 1916 map, as potentially landmark-eligible within a proposed Water Mill Multiple Resource District. Both districts in that survey are proposals, not designations. See Water Mill.
Questions to settle before contract
- Village or Town? It decides the zoning code, building department and landmark law.
- If Village: inside the Wickapogue Road district? Contributing, and which outbuildings are inventoried?
- Is any part of the parcel's open field described in the nomination as part of the setting?
- Old Town Pond watershed: any drainage or septic conditions in prior approvals?
- If Town: is the property in the 2014 survey, and has the Town since designated it?
Nearby
Little Plains Road and Herrick Road are the Village streets to the west. Rose Hill Road is in Water Mill. The ocean-side summer colony is on Gin Lane. See Southampton Village and the Southampton Village Historic District.
Considering Wickapogue Road?
Request a private pricing review of a specific Wickapogue Road property from The Roebling Research Desk. It covers Village or Town jurisdiction, farmstead-district status, the outbuildings and fields, and the comparable sales on each side of the line.
Recorded sales
Recorded sales through July 2026
9 recorded arm’s-length sales of 8 distinct properties since October 2016 (7 house, 2 land).
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 |
|---|---|---|---|---|---|---|
| Oct 6, 2023 | 234 Wickapogue Road | House | $12,500,000 | 5 | 2005 | X |
| Feb 8, 2023 | 793 Wickapogue Road | House | $13,050,000 | 6 | 2018 | X |
| Apr 21, 2022 | 359 Wickapogue Road | House | $11,490,000 | 4 | 2001 | X |
| Sep 2, 2021 | 117 Wickapogue Road | Land · house on the 2025 roll† | $2,650,000 | 4 | 2025 | — |
| Oct 6, 2020 | 437 Wickapogue Road | House | $8,000,000 | 7 | 2014 | X |
| Jun 15, 2020 | 375 Wickapogue Road | House | $5,500,000 | 5 | 2014 | X |
| May 8, 2019 | 295 Wickapogue Road | House | $7,500,000 | 5 | 2010 | X |
| Dec 26, 2018 | 455 Wickapogue Road | Land · house on the 2025 roll† | $7,000,000 | 8 | 2021 | X |
| Dec 13, 2018 | 117 Wickapogue Road | House | $2,595,000 | 4 | 2025 | — |
† 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 40 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 (shaded) — 0.2% annual-chance flood | 2 | 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 | 37 | Outside the mapped flood areas. Flood insurance is not federally required. Flooding can still happen from heavy rain and drainage. |
| Not on a mapped zone | 1 | The parcel's center falls outside the mapped zones; check the map panel. |
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.
- Apaquogue Road
- Atlantic Avenue
- Bay Lane, Water Mill
- Beach Lane
- Beach Lane, Westhampton Beach
- Captains Neck Lane
- Cobb Road
- Cranberry Hole Road
- Daniels Lane, Sagaponack
- Dunemere Lane
- Egypt Lane
- First Neck Lane
- Flying Point Road
- Georgica Road
- Great Plains Road
- Halsey Lane
- Halsey Neck Lane
- Hedges Lane, Sagaponack
- Herrick Road
- Hither Lane
- Huntting Lane
- Indian Wells Highway
- Jobs Lane, Bridgehampton
- Lee Avenue
- Lily Pond Lane
- Little Plains Road
- Marine Boulevard
- Mecox Road
- Mitchell Lane, Bridgehampton
- Ocean Avenue
- Ocean Road, Bridgehampton
- Ox Pasture Road
- Parsonage Lane, Sagaponack
- Pauls Lane
- Quogue Street
- Rose Hill Road
- Sagaponack Main Street
- Sagaponack Road
- Surfside Drive, Bridgehampton
- Toilsome Lane
- Town Line Road
- West End Road
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 Wickapogue Road?
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.