Hamptons Real Estate Showcase, Spring Issue 2026

THE PREMIER LUXURY HOME AND LIFESTYLE MAGAZINE

OX PASTURE LUXURY

SOUTHAMPTON

PRESENTED BY TIM DAVIS AND THOMAS DAVIS OF CORCORAN SEE PAGE 18

Gary R. DePersia

Licensed Associate Real Estate Broker m 516.380.0538 | gdp@corcoran.com

8 Bedroom Masterpiece with Tennis

Southampton. M & M Custom Homes brings its signature craftsmanship and visionary design to Great Hills—an exclusive new Southampton enclave where three extraordinary estates are taking shape. The first of these masterworks is already rising: a modern 8 bedroom Hamptons residence on 1.5 acres redefining four-season living across nearly 10,000 square feet of superbly finished space on three levels. A soaring double-height foyer sets a dramatic tone as sunlight glides across 8.5-inch white oak floors into a free-flowing layout. The living room, anchored by a sleek fireplace, merges seamlessly with the breakfast area and state-of-the-art kitchen featuring Sub-Zero and Wolf appliances, dual dishwashers and sinks, a striking center island, and bespoke acrylic cabinetry topped with stone and quartz. A separate great room—with its own fireplace—invites memorable evenings of conversation and laughter. The main level also includes a formal dining room, stylish guest suite, powder room, and oversized two-car garage. Ascending the floating metal staircase with glass railings, the primary wing offers a serene retreat with radiant-heated spa bath, soaking tub, glass shower, dual walk-ins, and a private balcony. Four additional guest suites—each with private bath and walk-in closet—share a family room and convenient laundry. The lower level is pure entertainment: a tiered home theater with immersive AV, gym, powder room, recreational lounge, and two private bedrooms sharing a bath—ideal for staff or weekend overflow. An elevator connects all floors. Outdoors, expansive stone terraces—both covered and open—overlook the heated Gunite pool with spa, surrounded by porcelain tile and lush landscaping. Beyond lies an all-weather tennis court, completing the resortlike tableau. Every detail reflects thoughtful luxury: 600-amp electrical service, 6-zone high-efficiency HVAC, Sonos sound, Eurpoean Shuco windows, LED lighting, central vac, chandelier lift, and prewiring for cable and WiFi. With new construction at this caliber increasingly rare, especially with tennis and customization still possible, this is your moment to claim a legacy Hamptons residence destined to be nothing short of sensational. Contact us today for details or to arrange your private preview before this opportunity disappears. Exclusive. $8.95M WEB #927930

Rare 8 Acre Estate Size Vacant Parcel

Gary R. DePersia

Licensed Associate Real Estate Broker

m 516.380.0538 | gdp@corcoran.com

Shelter Island | Dearing Harbor. Tucked within the storybook charm of Dering Harbor-New York’s smallest and arguably most exclusive village-lies a majestic 8.2-acre estate parcel waiting to be reimagined. With only 35 homes dotting this picturesque 200-acre seaside haven, the opportunity to claim such a vast and pristine canvas is nothing short of extraordinary. Once part of the legendary “Oriole Farm,” the private arboretum and cultivated gardens of famed horticulturist Alice Fisk, this land is steeped in heritage and beauty. Now, for the first time in generations, this treasured property emerges from its quiet slumber to invite a visionary buyer to shape their own legacy in an unmatched setting. Surrounded by whispers of nature and the tranquility of the sea, the gently cleared land offers a rare combination of serenity and scale-with ample room to design a grand manor, shimmering pool, elegant pool house, tennis court, and even a bespoke carriage house with legal living quarters above. A discreet service entrance on the west side adds both convenience and privacy, and shortens your stroll to the village center. Unlike other areas on Shelter Island, Dering Harbor benefits from its own municipal water supply-ensuring both crystal-clear drinking water and a thriving landscape nourished year-round. Directly across from the verdant fairways of Gardiner’s Bay Country Club, with views of the iconic 4th hole, the estate is perfectly positioned for those who appreciate refined leisure. Within a leisurely walk, you’ll discover sandy beaches, charming shops, and fine dining tucked along the waterfront-each moment here infused with the idyllic pace of island life. With easy access to both the North and South Forks and the freedom to shape your vision while finalizing architectural plans, this singular offering invites you to craft something timeless-a sanctuary where nature, history, and elegance converge. Come walk the land, breathe in the salt air, and imagine the extraordinary life that awaits.

Exclusive. $2.895M WEB# 915097

Private 6,500 SF Hideaway in Horse Country

Bridgehampton. Where the sun slips golden through swaying cedars and mornings begin with the stillness of a private pond, this exquisite Bridgehampton estate offers not just a home, but a graceful retreat of light, space, and soul. Set on 2.5 lush and landscaped acres in the heart of Bridgehampton’s storied horse country, this 6,500 square foot± cedarshingled traditional embodies classic Hamptons architecture with a warm, modern sensibility. Built in 2004 and thoughtfully refined in recent years, it was designed with both privacy and hospitality in mind-five generously sized bedrooms, six full and one-half bathrooms, and three levels of finished living space, offering elegant comfort at every turn. A winding stone driveway leads you to the home, where a two-story entry foyer welcomes you with volume and light. From here, the layout unfolds into a cathedral-ceiling great room drenched in sunlight and perfect for everyday gathering. The formal dining room, anchored by one of the home’s four fireplaces, sets the scene for cozy winter dinners or celebratory holiday feasts. Throughout the first floor, high ceilings, oversized windows, and white oak floors create a sense of calm and openness. At the heart of the home lies a chef’s kitchen, rich in character and utility. Outfitted with stone countertops, a massive 8-foot island with seating, extensive white cabinetry, and top-of-the-line appliancesincluding a 48” Sub-Zero refrigerator, Wolf 6-burner stove with double ovens, two Bosch dishwashers, and an undercounter wine cabinet-this space invites culinary creativity and connection. A charming breakfast nook overlooks the backyard, where the beauty of the outdoors elevates even the simplest mornings. On the main floor, a private guest suite offers a generous sleeping chamber, walk-in closet, and full bath-ideal for in-laws, weekend visitors, or au pair accommodations. A dedicated mudroom offers laundry just before the 2 car garage. Upstairs, the primary suite is a romantic sanctuary unto itself, with a fireplace, sitting room, two walk-in closets, and a spa-style bathroom featuring dual vanities, a soaking tub, shower room, and private water closet. Three additional en-suite bedrooms-one with its own fireplace-ensure everyone has their own private retreat. Guests will adore the private apartment above the garage, a quiet and self-contained hideaway with flexible potential as an artist studio, remote office, or serene guest quarters. On the finished lower level, life continues with a sense of ease and indulgence. With 9-foot ceilings, this space includes a media lounge, billiards/game room, home gym, office, bar/kitchen, a full bath, and a cozy napping room with closet-perfect for multi-generational living or weekend guests. Step outside, and the romance of the Hamptons takes full form. A heated 20’ x 40’ Gunite pool sits beside a tranquil private pond, embraced by expansive stone patios and lush, mature landscaping. Custom lighting and a Sonos sound system enhance the atmosphere from morning lattes to moonlit cocktails. Whether you’re hosting a summer gathering or enjoying a quiet evening under the stars, the covered and open-air outdoor spaces provide the perfect backdrop. Modern mechanicals support the home’s elegant living: a 5-zone gas forced-air heating and central air system, public water, 1000-gallon propane tank for heating, cooking, and pool, 400-amp electrical service, and Sonos speakers throughout ensure the home is as functional as it is beautiful. Set amid large, lightly developed parcels, this estate offers extraordinary privacy-no neighbors in sight-yet is just minutes from Bridgehampton village, world-class ocean beaches, farm stands, and local vineyards. The property is the epitome of a private Hamptons resort: romantic, vibrant, and ready to welcome you home. This is more than a house. It’s a lifestyle-thoughtfully curated for connection, comfort, and quiet joy. Exclusive. $5.495M WEB #925954

A JAMES MICHAEL HOWARD ESTATE

Gary R. DePersia

Licensed Associate Real Estate Broker

m 516.380.0538 | gdp@corcoran.com

Rent a Spectacular James Michael Howard Estate in Bridgehampton South

Bridgehampton. Informed by an aesthetic that transcends centuries while celebrating the best of what’s new, Matthews Lane joins the growing resume of highly styled, fully furnished Hampton estates originally produced by James Michael Howard, the renowned ICAA award-winning designer, that exemplify coherency in the abstract world of architecture, interiors and the landscape that contain them. In collaboration with McAlpine-Tankersley Architecture and Landscape Details, Howard completed this 7-bedroom residence in 2017 spanning 11,600 SF on three levels of fully articulated living space. Now being made available by stylish owners on the move who have put their own stamp on the estate, the journey begins as you pass under the porte-cochere and into the reception hall. The dramatic great room, under 30 ft. beamed ceilings, incorporates multiple seating areas, dining room and gallery, all warmed by a custom fireplace that anchors the room while walls of windows allow for an abundance of natural light. The state-of-the-art, eat-in kitchen, with 10-seat breakfast area, is warmed by its own fireplace. Additional common spaces include the media room and an intimate living room. The 1st floor primary wing with sitting area, fireplace and luxurious bath is joined upstairs by 4 guest suites including a secondary primary suite with roof terrace. The bedrooms are purposely positioned so that none have common walls. An elevator connects all floors to the lower level with two more-bedroom suites, a tiered state-of-the-art theater with plush 16-person seating, powder room, gym and large recreation room with fireplace and custom billiards table. Antiqued, handhewn oak flooring, geo-thermal heating, Control 4 technology, Lutron lighting and a full audio/visual package enhance the property’s list of amenities. The lush, manicured grounds behind stone walls, including specimen trees, espalier apples and verdant lawn, are enhanced by the 18’ X 60’ heated pool and spa serviced by a covered cabana area that incorporates the pool house with full bath and dressing room, outdoor fireplace and built-in kitchen which connects over broad stone patios to the two-car garage. Being made available turnkey to the extreme, Matthews Lane lies midway between village and ocean beaches off Bridgehampton’s iconic Ocean Road and close to everything that makes the Hamptons a world-class resort. Call for your personal tour today. Exclusive. August - Labor Day: $375K WEB #916025

Rent 11,000 SF+/- of Summer Opulence Along Bridgehampton’s Serene Oceanfront

Bridgehampton. An amazing oceanfront experience awaits with this magnificent ode to Hampton beachfront living available for various time frames off season and Summer 2026. The ultimate in luxury, this modern edifice offers an unparalleled experience along 125’ of pristine oceanfront within more than 11,000 SF of luxurious living space. With 10 bedrooms along with 11 full and 2 half baths, a privileged renter will be able to share their good fortune with family and favored friends who will enjoy areas flowing seamlessly among indoor and outdoor spaces. With spacious interiors under soaring 12’ ceilings, a floating cantilevered staircase and elevator service all levels as stunning panoramic ocean views are captured equally from outdoor decks and interior living spaces as the first floor includes a lounge, pool living room with TV, dining and kitchenette, large screening room, 6 en-suite guest bedrooms and laundry room. Outdoors, 3,450 sq. ft. of deck embrace a 18’ x 50’ heated Gunite pool, separate spa, outdoor living room pavilion, 350+/- sq. ft. pool house with steam shower, an outdoor grill and dining area. Upstairs the open eat in kitchen with separate butler’s prep area overseas the living room as well as the dining room, all looking seaward through a 10’ high continuous glass wall. Begin and end your days in the palatial 1,200+/- sq. ft. primary suite with dual bathrooms. Two additional en-suite bedrooms are also found on this level along with another private screening room. Outside the 1,200+/- SF outdoor terrace offers dining and gas grill as well as couches surrounding 2 fire pits. The concept of the roof deck has been redefined as 2,900+/- sq. ft. of space awaits on top with newly built enclosed living room, additional couches with fire pits, hot tub and 10’ dining table. The lower level offers home gym, golf simulator and game room. A private path meanders to the white sandy beach. Contact us today to discuss this consummate oceanfront experience. Co-Exclusive. Any Two Weeks July - LD: $700K WEB #539315

contents Spring 2026

Hot Sales and Listings...Along with the latest real estate news in the Hamptons

The Rise of the Kitchen Garden—The new kitchen garden is taking the farm-to-table concept and using it to create a highly personal and tailored experience

Design

Cottage Kitchens—In an area where most things feel spacious and lavish, there’s a special affection held for one small thing: the cottage kitchen

Iconic Modernist Masterpiece—A Norman Jaffe-designed home comes to market on Shelter Island

Burgers and Shakes and Fries... Oh My! Here are some of our favorite places to satisfy your craving - from classic to trendy

Just Listed by the Enzo Morabito Team

6 BR, 6 BA, 2 HALF BA | Turnkey modern farmhouse on 2.16 acres of immaculate grounds, a mere half mile from the South Ferry. Amenities includes an open floor plan, vaulted ceilings, gunite pool, tiled patio and pickleball court. Web# 417116

4 BR, 5.5 BA | This modern residence offers stunning south-facing water views over West Neck Bay. Designed to maximize its prime setting. Features an open floor plan with expansive living spaces and a heated gunite pool. Web# 421198

4 BR, 4 BA | This jetty-protected and renovated oceanfront with a right-of-way to the bay, spans 0.95 acres with 100 feet on Dune Road. A gunite pool is framed by decking, while a private walkway provides access to the beach. Web# 420815

3 BR, 2 BA | Build or renovate your own dream house on iconic Dune Road, an exceptional opportunity with both bay and ocean access. Offers the flexibility to renovate the existing structure or create a custom retreat. Web# 420766

8 BR, 11.5 BA | Behind a gated entry on 2 acres, this exceptional estate is on a serene cul-de-sac, south of the highway. Designed in 2023, the approx. 11,300sf home spans 3 finished levels with a pool, pool house, and pickleball. Web# 420473

8 BR, 7 BA, 2 HALF BA | Set on 6.5 acres of serene privacy, this residence spans over 8,000sf of living space. Features include a 50ft gunite pool with spa, patio, covered porch, gym, 3-car garage, and room for a tennis court. Web# 415945

3 BR, 2 BA | An extremely rare opportunity in the Village for an unheard of 228 feet of water frontage in Redwood. Features partial bulkheading, a private dock, and the potential for a pool and future expansion or development. Web# 411209

4 BR, 5 BA | Renovated with a modern coastal aesthetic by Hyphen & Co., this Cape Cod beach house offers breathtaking views of the Peconic Bay with 120ft of bulkheading, a gunite pool with spa, and a sandy beach below. Web# 421241

48 Garden

Let’s Get Sowing—Even if spring seems distant, now’s the time to sow your garden

52

Arts

Regeneration—The Parrish Art Museum highlights art and the environment at new exhibit

54

Essentials

Garden Inspirations— It’s never too early to start planning. Just thinking about spring is enough to lift our spirits

56

Destination

Inside The Cove Club—West Palm Beach’s hottest private social club

62

Spotlight

Rockin’ at the Royal—Luxury boutiques and refined dining debut at Palm Beach’s iconic Royal Poinciana Plaza

64

Luxe Looks

Curated finds for the sophisticated Hamptons home

PRESIDENT & CEO

Jim Miller

PUBLISHER

Claudette Greenstein

DESIGN

Fontsy Design, Inc.

CONTRIBUTING EDITORS

Heather Buchanan | Alexandra Croft

Karen Dash | Mila Everhart

Isla Hartley | Richard Lewin

Kelsey Ogletree | Hannah Selinger

Heather Senison | Skye Sherman

Annie Sisk | Beverly Stephen

Nina Thomson | Dawn Watson

Jaxon Wilde | Mariette Williams

CONTRIBUTING PHOTOGRAPHERS

Kristin L. Gray | Eric Striffler Richard Taverna

SOCIAL MEDIA East End Social FINANCE

Ellen Miller

ADVERTISING DIRECTOR

Claudette Greenstein cgreenstein@m3-mediagroup.com 631.353.3350

SUNSET WATERFRONT COMPOUND ON THE BAY

Come see this beautiful waterfront Southampton estate on almost 2 acres overlooking the calm, protected harbor and Peconic Bay, boasting an 85' private dock for 3 boats, a heated 20' x 40' gunite waterside pool, a private white sand beach, and glorious sunsets. The house stands majestically tall with 5 bedroom suites and 6.5 bathrooms spanning 6,140 SF of pristine interior space saturated with natural light expands to 8,900 SF with decking and auxiliary garage. Highlights include a Hamptons classic cedar shingle Gambrel-style roof, gorgeous tobacco barn oak hardwood floors, walls of glass throughout with incredible harbor views from every room, central heating, and cooling, 3 gas-burning fireplaces, 2 wood burning fireplaces, a large circular driveway with a 2-car garage, a spacious waterfront lawn, a huge covered porch with an outdoor fireplace for dancing and dining, and a trio of balconies. The first floor of the home opens into a grand foyer and then flows into an expansive great room, dining room, and chef's kitchen with top-of-the-line appliances. The great room has a full wet bar and overlooks the lawn, pool, and harbor. A large gathering room beyond the kitchen leads into a large en suite first floor bedroom and access to the garden and grounds. Conscience Point National Wildlife Refuge in your view across the harbor guarantees tranquility. Just a short distance to Southampton, Bridgehampton, and Sag Harbor villages and moments to amazing golf clubs, sandy bay beaches, and world-famous Hampton's ocean beaches. Offered Exclusively $10,950,000 WEB# 884275

@HamptonsLuxuryMarketLeader EXCLUSIVE REPRESENTATION

THE HAMPTONS LUXURY MARKET LEADER

THE HAMPTONS LUXURY MARKET LEADER

#1 INDIVIDUAL BY VOLUME ON THE EAST END – 2025 RealTrends Verified

#1 INDIVIDUAL BY VOLUME ON THE EAST END – 2025 RealTrends Verified

2026 Corcoran’s President Council 2025 Top Deal Hamptons

2026 Corcoran’s President Council 2025 Top Deal Hamptons

Consistently Ranked Top Broker Nationwide by WSJ Real Trends Ranking by Individual Sales Volume

Consistently Ranked Top Broker Nationwide by WSJ Real Trends Ranking by Individual Sales Volume

$5.5 BILLION+ TOTAL CAREER VOLUME

$5.5 BILLION+ TOTAL CAREER VOLUME

@HamptonsLuxuryMarketLeader

@HamptonsLuxuryMarketLeader

Tim Davis

Lic. Assoc. RE Broker | Regional Brokerage Advisor East End o 631.702.9211 | tgdavis@corcoran.com

Thomas Davis

Real

Salesperson m 631.885.5739 | o 631.702.9226 | thomas.davis@corcoran.com

PRIME ESTATE SECTION LUXURY ON OX PASTURE ROAD

EXCLUSIVE REPRESENTATION

The final touches for completion of this beautiful country home with stunning details by architectural team Martin Architects and the talented James Krapp of studio PPark, as well as Ciuffo custom Cabinetry throughout. Building execution is by the high-end custom builder Koral Brothers Builders and this beautifully positioned home on a 2.2-acre estate parcel featuring mature trees and layers of perimeter landscaping. The expansive residence offers over 12,000 SF of spacious living interiors throughout the three floors. Features include 9 principal bedrooms each, en-suite, a grand primary suite with two separate bathrooms and office. The first-floor guest suite is a private enclave unto itself with access to the rear terrace and garden. There are 3 additional bedrooms each with bathrooms on the first and lower level floors. Upon entering the dramatic foyer that opens to a vaulted ceiling living room with a wall of glass looking out to the swimming pool, spa, pool house, garden, great lawn and tennis court. The volume and light permeates throughout the interiors and flows to the 75’ terrace. Enjoy a large kitchen/lounge space, adjacent family room, chef’s kitchen and library/office on the main floors while the elevator takes you to the second floor and lower level gym with adjoining full bath, sauna, options for theater, additional wellness and wine storage. Outside, indulge in a 50’ pool with spa, pool house, firepit, tennis court, and a 2-car garage. This is resort-style living at the highest level a most prime estate section location. $35,000,000 WEB# 921004

As the long-anticipated days of spring begin to unfold, a quiet optimism settles in. Light lingers a little longer. Windows open. The season carries with it the promise of renewal, and with that spirit, we present our Garden Issue. Here, growth is celebrated in every form, from the evolving landscape of real estate to the intimate rituals of planting and tending.

In this issue, Annie Sisk explores the rise of the kitchen garden, where farm-to-table living becomes not a trend but a personal, daily pleasure. Lana Bortolot offers a gentle reminder that even when spring feels just out of reach, this is the moment to sow what will soon flourish. Together, these

ON THE COVER

pages are rooted in fresh beginnings and the enduring allure of cultivating

that range from casually iconic to quietly refined.

to a singular work of modernist architecture: the storied Osofsky House on Shelter Island. Conceived in 1971 by Norman Jaffe at the height of his creative powers, and expanded a decade later under his own direction, the blufftop residence commands sweeping views of Gardiners Bay and holds a distinguished place among the East End’s most important modernist homes. Now meticulously renewed by its current owner, Benjamin Brougham, senior creative director at Jonathan Adler, the house reflects a careful balance of reverence and renewal.

We expand on our South Florida presence with two standout features capturing Palm Beach’s evolving luxury landscape. From the exclusive waterfront lifestyle of The Cove Club in West Palm Beach to the refined boutiques and dining destinations at Royal Poinciana Plaza, these stories highlight the natural connection between the Hamptons and South Florida - two vibrant markets that our readers are embracing year-round more than ever before.

This month, Beverly Stephens leads us on a tour of the East End’s most satisfying indulgences, where the classic trio of burger, fries, and shake is elevated to an art form. It is comfort food with character, served in settings

In our Realty Check feature, we turn to the ever-evolving Hamptons market, offering a well-informed look at notable listings, emerging trends, and the conversations shaping the industry behind closed doors. Together, these standing features keep our readers attuned to the rhythm of the East End, informed, inspired, and always a step ahead of the scene.

As always, thank you for being part of our community and for allowing us to showcase the very best in luxury living!

Claudette Greenstein, Publisher @hamptonsrealestateshowcase

Our cover property, represented by Tim Davis and Thomas Davis of Corcoran, captures the scale and poise that define Hamptons living at its most elevated. Conceived by Martin Architects and brought to life by Koral Brothers Builders, the nearly completed estate unfolds across more than 12,000 square feet, set on 2.2 acres of meticulously composed grounds.

Inside, eight en-suite bedrooms include a spectacular primary retreat with dual baths, while expansive entertaining rooms are wrapped in walls of glass that draw in light and landscape alike. The transition outdoors is effortless, opening to a 75-foot terrace, a 50-foot pool and spa, a tennis court, and a beautifully appointed pool house. The result is more than a residence. It is a private resort, designed for grand gatherings and unhurried summer days alike.

Occupying

Recently transformed by the esteemed Brodson Construction in collaboration with designer Jake Arnold, this meticulously curated estate embodies the pinnacle of modern luxury. Just completed renovation of the residence offers 8,000 + SF of reimagined interiors set on approximately 1 acre. The home includes 6 bedrooms-three of them generous primary suites-and 6.5 baths, along with a state-of-the-art gym, theater, 2 marble bars, and additional lifestyle amenities. The grounds have been thoughtfully conceived to elevate both leisure and entertainment. Among the standout elements are a newly built Padel and multi-sport court, fire pit, organic garden, and automated louvered pergola with retractable screens. The pool house offers exceptional versatility with multiple recreation zones, 2 full baths, living area, kitchenette, and covered patio anchored by a wood-burning fireplace. $16.45M WEB# 927817

$6.251 Billion Total Career Sales Volume PREMIERE OCEANFRONT DEVELOPMENT OPPORTUNITY

Corcoran’s #1 Hamptons Agent 2025, 2024, 2023, 2021, 2020, 2018, 2017, 2015, 2014, 2012, 2011, 2010 & 2009

With over $70 Million closed in January, Setting the pace for 2026 #1 Individual by Volume in the Hamptons by RealTrends Verified – Top New York Agents 2024

Susan M. Breitenbach

Licensed Associate Real Estate Broker m 631.875.6000 | smb@corcoran.com

Cutter Koster

Licensed Real Estate Salesperson m 631.655.8576 | cutter@corcoran.com

WAINSCOTT SOUTH MODERN

NEW CONSTRUCTION WITH TENNIS PERMITS

ICONIC HAMPTONS FARMHOUSE ESTATE with Restored Barn

A rare jewel in Water Mill, this reimagined 1920’s farmhouse estate delivers the ultimate blend of heritage and modern luxury. The main residence, masterfully renovated and professionally designed, offers 5 bedrooms, and 5.5 baths. The finished lower level includes a private bedroom with an ensuite bath as well as a spacious entertaining area and playroom. At the heart of the estate stands the fully restored historic barn, an architectural centerpiece with soaring ceilings, walls of glass, and a dramatic dining hall made for unforgettable gatherings. Outdoor amenities include heated gunite pool/spa, wood-fired pizza oven, outdoor kitchen and inviting fireplace. $5,295,000 | Web# 926137

Proud to be recognized as part of Corcoran’s Multi-Million Dollar Club

I am so grateful for the privilege of helping others find their piece of this paradise I get to call home. When you genuinely love where you live, every listing becomes personal, every client becomes family. Here’s to carrying this heart-full momentum through 2026 and beyond.

Mary K. Slattery

Licensed Associate RE Broker m: 631.375.9943 | mary.slattery@corcoran.com slatteryhamptons

REALTY CHECK

Hot Sales and Listings...Along with the Latest Real Estate News in the Hamptons and Beyond

BY KAREN DASH

If you needed further proof that capitalism is alive, well, and summering “out East,” look no further than the Hamptons housing market — now, as always, indexed to Wall Street bonus season.

As financiers collected what the Office of the New York State Comptroller forecast to be more than $60 billion in payouts, the sand dunes of the Hamptons were quietly repriced upward. The median home price in the fourth quarter surged to a record $2.34 million, up roughly 34% year over year, according to a report by Douglas Elliman and appraisal firm Miller Samuel. The average sale price climbed even higher, to $3.76 million. Apparently, comp season pairs nicely with ocean views.

Jonathan Miller, CEO of Miller Samuel, put it bluntly: “Record compensation/ profits on Wall Street for the past two years are the main driver out east. The Hamptons is joined at the hip with Wall Street.” Translation: when bonuses boom, so do bidding wars in Southampton.

Financiers now account for more than half of Hamptons buyers, according to local brokers. Total sales volume in 2025 hit a staggering $6.2 billion — a 25.6% jump from the prior year, per William Raveis. In the fourth quarter alone, the average sale price hovered near $3.5 million. For comparison, that’s roughly seven times the national median home price — but who’s counting?

Actually, everyone is counting. Especially the sellers.

THE BONUS-TO-BEACH PIPELINE

The ritual is by now well established. November arrives. Whispers of “strong performance” circulate through downtown trading floors. December bonuses are hinted at. By January, spreadsheets are opened, helicopters are booked, and the Jitney hums eastward.

In 2025, average securities bonuses climbed above $244,000, with total annual pay averaging over $505,000, nearly five times the New York City norm, according to State Comptroller Thomas DiNapoli. That kind of liquidity has consequences — namely, 82 homes selling for more than $5 million in the fourth quarter alone.

Sales in the $20 million-plus category jumped 59% year over year, hitting 27 deals. The $10 million to $20 million range tallied 77 transactions, while the $5 million to $10 million bracket logged 209. The high end wasn’t just healthy — it was doing CrossFit.

INVENTORY: STILL SCARCE, STILL EXPENSIVE

If you’re wondering whether all this buying frenzy has at least created more listings, the answer is a gentle shrug. There were 1,070 listings in the fourth quarter, up just 0.6% from the year prior. Limited inventory, meet unlimited bonuses.

And most of these deals aren’t tangled in mortgage underwriting. Miller estimates that roughly 65% to 70% of Hamptons purchases are all-cash. When Wall Street sneezes, East Hampton doesn’t reach for a tissue — it checks its escrow account.

And many ultra-high-net-worth buyers aren’t even tethered to traditional bonus timing. Private equity principals and hedge fund partners so loaded, they don’t need a December payout to justify a July infinity pool.

Buyers, brokers say, are decisive and calculated — not panicked. The pandemicera migration redefined what affluent New Yorkers want: larger homes, dedicated offices, waterfront access, and enough acreage to host a charity fundraiser without bumping into the neighbors (or the neighbors’ helicopter).

A LITTLE POLITICAL WEATHER

Some brokers quietly acknowledge a secondary tailwind: politics. The recent election of Zohran Mamdani has prompted what one agent delicately called “undercurrents” among wealthy New Yorkers. Mamdani has pledged rent freezes and higher taxes on the rich — though he has also acknowledged that Wall Street bonuses helped plug a multibillion-dollar city budget gap.

Whether those undercurrents become a tidal wave remains to be seen. But historically, when city politics grow chilly for the affluent, the Hamptons forecast calls for sunshine.

CASE STUDY: 104 QUIMBY LANE

If you happen to have $24.5 million rattling around in your brokerage account, and you’d like Roger Waters as a neighbor, 104 Quimby Lane in Bridgehampton awaits. Hedgerow Exclusive Properties exclusively represents the property.

Set on three gated acres south of the highway, the 12,500-square-foot shingled estate offers eight bedrooms, 10 full baths, two half baths, and the kind of indoor-outdoor flow that makes architects swoon. A double-height foyer opens to formal entertaining rooms and a great room with fireplace. The custom white kitchen includes a butler’s pantry and wet bar; an additional chef’s kitchen handles fundraiser-scale catering with commercial-grade appliances.

Upstairs, the primary suite occupies its own wing, complete with sitting area, dual walk-in closets and a spa bath. The lower level delivers a gym, media room, wine cellar with tasting table and staff quarters. Outdoors, a heated gunite pool, spa, pool house, north-south tennis court and detached three-car

JONI MITCHELL WARNED US ABOUT THIS

In a development that feels equal parts civic-minded and deliciously ironic, a $26 million mansion at 1950 Meadow Lane in Southampton is slated to be bulldozed and replaced with a public beach parking lot.

The Southampton Town Board unanimously approved the purchase of the threestory, 11-bedroom estate from owner Frances Katz, clearing the way for Town Supervisor Maria Moore to finalize the deal. Once complete, the oceanfront property — currently valued at $27.5 million — will become one of the town’s most expensive land acquisitions ever.

Yes, one of the Hamptons’ priciest stretches of real estate, often dubbed Billionaire’s Row, is about to trade manicured hedges for painted parking lines.

Town officials say the move is about more than prime asphalt. The two-acre parcel includes maritime dunes and beachfront along the Atlantic Ocean that previously lacked environmental protections. Acquiring the property will preserve sensitive shoreline habitats while expanding public access to the beach.

The purchase is being funded by Southampton’s Community Preservation Fund. In this case, that war chest is turning private luxury into public infrastructure — a rare reversal in a zip code better known for exclusivity.

Meadow Lane stretches toward Southampton Village’s public heliport, a favored landing spot for the helicopter set. Soon, however, beachgoers arriving by SUV will have their own front-row access.

Demolition is still months away. But eventually, the 11-bedroom “castle” will give way to something far more democratic: a place to park.

THE $84.9 MILLION “COTTAGE”

Of course, $27.5 million is practically entrylevel compared to the deal that’s already making 2026 blush.

An oceanfront estate known as Dune Cottage, at 43 East Dune Lane in East Hampton Village, recently went into contract with a last ask of $84.9 million. Originally listed at $120 million, the 3.6acre property enjoys 225 feet of ocean frontage between the Atlantic and Hook Pond, adjacent to the storied Maidstone Club. The property is listed with Chris Covert of the Modlin Group and Terry Cohen of Compass

Built in 1910 and designed by architect Grosvenor Atterbury, the stucco mansion was once part of an 80-acre estate owned by ink magnate Frank Wiborg. His daughter, Jazz Age socialite Sara Murphy — said to have inspired characters in the works of F. Scott Fitzgerald — inherited the property.

The estate’s history reads like a Gilded Age screenplay. A larger mansion on the grounds was intentionally burned in 1941 after becoming too costly to maintain. The remaining “cottage” passed through notable hands, including Lee Radziwill and filmmaker Herbert Ross. At one point, Jerry Seinfeld reportedly had a signed contract to purchase it, only for the sellers to back out.

In 2001, private equity pioneer Thomas H. Lee and philanthropist Ann Tenenbaum acquired the property for $16.2 million, later undertaking

a 2013 fire while preserving its historic character. Lee’s death in 2023 ultimately brought the estate back to market.

Today, the 11,000-square-foot residence includes 10 bedrooms, 12 full baths, a guest studio, screening room, gym, and a dramatic oceanside pool accessed through a private dune grotto. It is, as listing agents like to say, irreplaceable — a word that here means both architecturally unique and financially out of reach for all but a rounding error on a fund’s balance sheet.

MODERN PROPERTY RETURNS WITH A $4 MILLION REALITY CHECK

If you missed your chance to spend nearly $15 million on a Hamptons showpiece, don’t worry — it’s back, with an improved asking price.

The 5.6-acre estate at 74 Cranberry Hole Road in Amagansett has returned to the market for $10,995,000, down from its 2023 ask of $14,995,000. Listed by Adam Hofer and Michael Lorber of Douglas Elliman, the property is still described as one of the area’s most “over-the-top modern compounds” — just now with a $4 million price adjustment.

The 10,000-square-foot home, originally built in 2017 and recently renovated by The Up Studio, leans hard into seamless indoor-outdoor living. Massive accordion doors in the main living area open directly to a resort-style pool, blurring the line between “great room” and “five-star wellness retreat.”

Ocean views complete the package, in case the acreage didn’t already tip you off that this isn’t your average beach cottage.

And acreage there is: 5.6 sprawling acres with no immediate neighbors. Translation: host the extended family, the startup off-site, or a tasteful summer rager without anyone calling security.

Amenities read like a boutique members club: a fire pit, bar pavilion, 12-person stainless steel hot tub, catering kitchen, screening room and full gym. There are nine bedrooms, nine full bathrooms and two half baths — because at this level, running out of bathrooms is simply not an option.

The listing calls it “a private members club disguised as a house.” At $10.995 million, membership still isn’t cheap — but at least now it’s discounted.

WHAT ABOUT RENTALS?

Summer rental activity is already brisk, brokers report, despite snow still blanketing the East End. One agent recently rented a waterfront property from July to Labor Day for nearly $1 million. Wealthy New Yorkers who relocated to Florida during the pandemic are now buying Hamptons homes as northern escapes from southern heat. Californians are joining the mix. Friends want to be where their friends are.

And somewhere in midtown, a managing director is refreshing a brokerage app, wondering if that $27.5 million Bridgehampton estate might actually be… prudent.

THE RISE OF THE KITCHEN GARDEN, REIMAGINED FOR LUXURY LIVING

The new kitchen garden is taking the farm-totable concept and using it to create a highly personal and tailored experience.

BY ANNIE SISK

How does your garden grow? In the Hamptons the kitchen garden has shifted from a practical backyard plot into a designed, staffed, and curated feature that supports chefs, elevates entertaining, and reinforces the idea of the luxury home as a fully immersive lifestyle environment.

Here’s what you need to know about this culinary movement, and why the Hamptons are its ideal launching pad.

The kitchen garden is evolving into an essential amenity for luxury real estate. Consider it lifestyle infrastructure: On luxury estates, edible gardens are being planned the same way pools and tennis courts have always been. They’re often

developers and designers report that food gardens add both lifestyle value and a sense of authenticity.

HOMEOWNERS WANT SUSTAINABLE SELF-SUFFICIENCY…

Based on her experience, Meg Miller, private chef and owner of The Salted Fig in the Hamptons and NYC says, “my clients are much more interested in organic growing, seasonality, and knowing exactly where their food comes from,” a shift that reflects a deeper desire for transparency, integrity, and a meaningful connection to the land.

Paul Staley, chef and owner of Seattle’s Chomp! Foods, agrees, saying that he usually finds edible gardens at his clients’ properties and notes, “People understand how that affects their diets and overall wellness.”

The kitchen garden trend is likewise being driven by environmental awareness, as well as a growing recognition that being sustainable can be aesthetically pleasing, too. Rainwater collection systems, composting setups, and organic growing methods are often incorporated.

… BUT MAKE IT AESTHETIC, TOO.

The modern luxury potager isn’t just useful. It’s also beautiful. Those sustainable elements like rainwater collection and composting are now being integrated

more discreetly, so the look remains polished and intentional rather than rustic.

The best examples are intentionally styled with elements such as geometric beds, espaliered fruit, and curated herb borders. The effect merges traditional French kitchen garden principles with contemporary landscape design for a happy marriage of visual drama and heightened usefulness.

The result is a bountiful, beautiful harvest: “Aesthetic edibles [like] nasturtium, calendula, squash blossoms… elevate a culinary experience from something you digest to something you remember,” Thomas says.

PRIVATE CHEFS ARE HELPING DRIVE DEMAND.

In many high-end homes, private chefs are actively involved in planning what gets planted, based on the client’s preferences and the chef’s culinary style. The garden becomes an extension of the kitchen’s mise en place.

Chef Miller, who grew up on the East End, and has spent over 15 years working in estate kitchens, emphasizes the importance of the seasonal garden. “When ingredients are harvested minutes before cooking, the result is peak flavor, true seasonality, zero disconnect between the land and the meal,” a philosophy that transforms dining into an intimate expression of place, time, and craftsmanship.

That broader perspective is something private chefs are noticing among their clients, as well. Many homeowners want to be able to “shop the garden” for dinner parties.

Chef Matt Collins of New Jersey’s Chef Collins Events, says his clients often ask for “herbs like rosemary and thyme… [as well as] small tomatoes and peppers because they’re easy to grow.”

EXPRESS (AND LIVE) YOUR VALUES.

Having a kitchen garden communicates values of wellness, sustainability, freshness, and intentional living. For homeowners, it’s as much about ethos and image as it is about the produce itself.

Jack Thomas is a regenerative farmsteader and kitchen garden designer at Foggy Ridge Farmstead in Vermont who fully supports this aspect of the kitchen garden resurgence. “Having an abundant kitchen garden isn’t just a luxury—it’s an investment in food security and culinary joy,” he says.

The farm-to-table movement in the Hamptons is part of a larger national shift toward local sourcing,

The Hamptons have been agricultural regions for centuries. That agricultural spirit continues today, with homeowners using the concept of the kitchen garden to fuel their own wellness activities. That goes for the entire garden lifecyle, from planning to harvesting and consuming the garden’s yield.

“Some clients are interested in the mental and physical health benefits of working in those gardens themselves,” Thomas says.

DESIGN IS (ALMOST) AS IMPORTANT AS YIELD.

Today’s kitchen gardens are meant to be seen as well as used. As a result, the ability to integrate design trends such as symmetrical layouts, gravel

paths, cedar raised beds, espaliered fruit trees, and decorative fencing are all important considerations. The goal is something that photographs beautifully

Chef Staley says that two vital elements are “layout and functionality. Achieving the highest yield and ease of harvesting are huge.” And Chef Miller observes that “If the garden design is too far away from the kitchen or too precious and decorative, it doesn’t get used the way it should.”

KITCHEN GARDENS GET STAFFED AND MAINTAINED LIKE ANY OTHER ESTATE FEATURE.

Many properties employ part-time gardeners or contract with specialty firms to keep the garden productive without requiring the homeowner to become an expert.  Just as properties rely on arborists for trees or landscape architects for grounds, edible

gardens are increasingly supported by specialists with expertise in food production, soil health, and seasonal crop planning.

Professional management services may include a variety of services. Depending on the scale and ambition of the garden, owners typically work with a mix of specialists who each tackle different tasks, from edible landscape designers, to kitchen garden consultants, horticulturists to organic garden management firms

As Thomas observes, “Homeowners tend to approach kitchen garden design aspirationally rather than based on what they actually eat.” Thomas advises homeowners to start on the personal level: “Focus your design on what you truly eat day to day. Then seek the help of the professionals who can help you create and support that yield.”

READY. SET. PLANT!

Kitchen gardens, orchards, and small “estate farms” are increasingly incorporated into luxury properties. Owners want ready access to fresh herbs and greens, just steps from the kitchen, as well as other missioncritical ingredients for entertaining, all while maintaining a visible commitment to sustainability.  A well-designed potager can take you from seasonal dining to year-round sourcing and help your chef maintain more consistent local sourcing. Collaborate with the right professionals and you can enjoy the freshest produce and herbs around all year long.

$13,995,000

Cottage Kitchens

In an area where most things feel spacious and lavish, there’s a special affection held for one small thing: the cottage kitchen

BY HEATHER SENISON

While open floor plans have become must-haves for most, a subset of Hamptons homeowners choose to retain the nostalgia and charm of their smaller, separate cooking spaces.

“After years of open-concept living, there has been a noticeable return to defined spaces,” says Lana Wear, president and chief executive officer of HomeWear Designs. Wear encountered this decision in a reno project at a Westhampton residence that held personal sentiment.

“The home had been in my husband’s family for 40 years, and the dining space held decades of family dinners and celebrations,” Wear says. “Rather than expanding into a combined living area, we chose to honor the original footprint and make it work harder.”

That shift extends to buyer psychology, adds Adam Hofer of Douglas Elliman, who often advises his clients on interior design and staging. “Not everyone wants a fully exposed kitchen,” he explains. “Some clients appreciate the separation.”

A defined layout “preserves the cozy integrity of the cottage,” Hofer adds. “There’s a romance to keeping the scale intact rather than turning every home into the same open-plan layout.”

LARGER THAN LIFE

A compact kitchen doesn’t need to feel cramped, Wear notes. When it comes to making a space feel larger, lighting and continuity are key.

and under-cabinet lights in a warm white — eliminates shadows that shrink a space,” she says. “Built-in dining nooks, continuous flooring between rooms and larger-format floor tiles can all create a seamless flow that makes the kitchen feel connected rather than confined.”

By eliminating an unusable counter overhang at her family’s Westhampton house, Wear added more than a foot of functional depth to the kitchen. She installed a custom full-length banquette with drawer storage, moved the microwave into a drawer and doubled the size of the kitchen window, centering the sink to frame the view.

A cohesive, light-toned palette creates visual expansiveness, Wear explains, while running countertops up the backsplash and integrating appliances reduces visual interruption. “Ceiling height also matters,” Hofer adds. “Even subtle changes like raising upper cabinets to the ceiling or incorporating vertical shiplap can draw the eye upward and create a sense of volume.”

THE ART OF CONCEALMENT

In a Hamptons cottage, storage must be as refined as it is resourceful. The kitchen in the North Fork home of Dan Mazzarini, founder and creative director at Mazzarini & Co., is “quite small,” he says, so he sourced a pine wardrobe from White Flower Farmhouse in Southold that now serves as a “makeshift pantry” for glasses, plates and platters. “Storage in a compact kitchen should be deliberate and architectural,” Wear agrees.

and corners, while integrated outlets allow small appliances to live out of sight. Details such as slim pull-outs for baking sheets and spices, vertical dividers and taller refrigeration profiles use every inch wisely. “In smaller kitchens, storage is not an afterthought,” Wear says. “It is a design driver.”

ENTERTAINING WITH EASE

On the East end, where summer weekends frequently involve impromptu cocktails blending into lingering dinners, a smaller kitchen must rise to the occasion. “A separate beverage station is key,” Mazzarini says. In tight quarters, creativity counts: try “an undercounter fridge, floating shelves, a converted closet bar, or a stylish outdoor drink station during the warmer months to embrace indoor-outdoor entertaining.”

French doors, pass-through windows and easy access to terraces “can make even a compact kitchen feel like it supports a much larger gathering,” Hofer adds.

For Wear, entertaining success “comes down to strategic planning.” In Westhampton, expandable tables and narrow pull-outs add flexibility without clutter, while the full-length banquette added generous seating. “A smaller kitchen can absolutely function like a much larger one,” Wear says. “It simply requires understanding how a family uses the space and designing accordingly.”

ICONIC MODERNIST MASTERPIECE

A Norman Jaffe-designed home comes to market on Shelter Island

BY HEATHER SENISON

PHOTOGRAPHY BY GIEVES ANDERSON & GEIR MAGNUSSON

High on a bluff above Gardiners Bay, with long views stretching toward Orient and Gardiners Island, 4 Dawn Lane is the kind of home that rarely comes to market and rarely survives intact.

Known as the Osofsky House, the waterfront mansion was built in 1971 by modernist architect Norman Jaffe for fashion executive Meyer Osofsky. It was then expanded by Jaffe himself a decade later.

Now, after a meticulous renovation, the six-bedroom residence is listed for $17.995 million with Sotheby’s International Realty - East Hampton Brokerage agents Nick Brown and Lidia Murphy.

Set on more than 1.5 acres with 175 feet of direct bay frontage, the 5,089-squarefoot home has eight full baths and two half baths, plus a host of amenities to entertain guests and owners alike.

The grounds unfold in a series of terraces and cantilevered decks that mirror Jaffe’s signature interplay between geometry and landscape. An extra-deep heated gunite pool anchors the outdoor entertaining areas, which also include a pergola outfitted with a kitchen and fireplace, a tennis court lined for pickleball and coastal-inspired landscaping woven with pollinator gardens.

“Expansions and renovations of Jaffe homes are not uncommon, but what is unprecedented is having Jaffe himself returning to a property and offering a new chapter for the owner’s expanding family,” says Brown, who calls 4 Dawn Lane “arguably one of the most important modernist homes on the East End.”

That second chapter is part of what makes the Osofsky House so significant. Jaffe’s return in 1981 to expand his own design created a layered architectural narrative.

“Many Jaffe homes and other important modernist homes have been neglected and in several cases have been torn down,” Brown says. “The story of this home is quite different.”

In 2020, Benjamin Brougham, senior creative director at Jonathan Adler, purchased the property from the original owners. The brand’s founder, Jonathan Adler, also lives on Shelter Island, and reportedly influenced Brougham’s decision to purchase a home there.

When the Osofsky House came up for sale, Brougham reportedly jumped at the chance to buy it, selling his original Shelter Island home on a whim. What followed was a two-year renovation overseen by Brougham and executed by the East Hamptonbased Shoshi Builders.

“The Osofsky House is an iconic modernist home that offers the ultimate in luxury living while honoring the Iconic provenance of Norman Jaffe, sitting high on Gardiners Bay,” Brown says.

Brougham’s intervention was bold but reverent. In an interview with The New York Times, he described relocating the kitchen to the 1,600-square-foot finished basement, transforming it into a gathering hub for his large family. He designed a giant circular dining table made from patchwork panels of cerused oak in an artful counterpoint to Jaffe’s strong architectural lines.

Upstairs, Brougham softened the dramatic effect of a blocky granite fireplace and floor-to-ceiling plate-glass windows with a plush white rug and a semicircular gray bouclé de Sede sofa, blending midcentury gravitas with contemporary warmth. The interiors balance spectacle and livability.

A dedicated guest wing occupies the first level, offering privacy for visitors, while the primary suite sits on the upper floor, oriented to maximize water views. Amenities include a chef’s kitchen, private gym and movie theater.

Brown has built a reputation representing architecturally significant homes. He currently represents 8 Little Ram, another Modernist masterpiece by James Merrell on Coecles Harbor and recently sold 2 Charlies Lane, a Bauhaus-inspired Bertand Goldberg. “For many, Shelter Island feels like a return to the Hamptons of yore,” Brown says. “The Island has made many efforts to protect what they have by limiting the size of new construction and buying back property whenever possible. A third of the Island is preserve and Islanders are very proud of this.”

That ethos of preservation underscores the rarity of 4 Dawn Lane. “There are many unique properties throughout the east end,” Brown says, “finding a

luxurious iconic home in mint condition, on the water with all amenities is rare.”

Indeed, the buyer pool is as specific as the house itself. “Homeowners of Iconic Modernist homes often are collectors of Art and their home represents an extension of this,” Brown explains. “This home draws a buyer who understands that they are taking on a stewardship of a home that will certainly bring them joy while remaining a part of the future of understanding of architectural and design excellence.”

Burgers and shakes and fries... oh my!

BY BEVERLY STEPHEN

There’s no shortage of fine dining options in the Hamptons, but sometimes all you want is a burger and fries. Here are some of our favorite places to satisfy your craving.

SMOKEY BUNS

Smokey Buns at 68 Park Place (down the Starbucks alley) brought trendy smashburgers to East Hampton last summer. This latest project from the Tip Top Hospitality Group positions itself as affordable and family friendly. Its classis smash burger with smokey sauce, lettuce, tomato jam, and crispy onions is just $10. Add cheese and it’s $11. They also have a fishwich, a chickenwich and a mushroom/chickpea burger. True to the tagline in its name Burgers + Bourbon they have an impressive list of 50 Bourbons and whiskies which could wreak havoc with the affordability mission. Because shakes and ice cream are also traditional accompaniments to burgers, they have an adjacent spot called Scoop and Waffle with 12 flavors of ice cream.

ROWDY HALL

Rowdy Burgers are a bestseller at this pub. The 7-ounce custom prime blend burgers come on

a potato bun with lettuce, tomato. onion, sour pickle, hand cut French fries and your choice of American, cheddar, Swiss or blue cheese for $23. Adding Applewood smoked bacon will set you back another $2.50. You can also opt for a veggie burger or a turkey burger. Customers are hardly limited to burgers. There’s French onion soup made with rich veal broth, lots of salads and a range of entrees from moules frites to meatloaf. And how about sticky toffee pudding for dessert? Rowdy Hall is also known for its premier beer program. Rowdy Rumble Flights offers three five-ounce tastes from its dynamic draughts for $12. This American pub was originally opened in East Hampton in 1996 and recently relocated to Amagansett. Rowdy Hall takes its name from a turn of the century boarding house frequented by artists who visited East Hampton. Supposedly church going locals found the place still full of reveling guests on Sunday morning and declared it a “rowdy hall."

LT BURGER

Celebrated French chef Laurent Tourondel has reopened LT Burger in Sag Harbor and debuted an extensive new menu. His LT Burger is a 7-0unce Angus patty with hand cut fries for $27. A Frenchie Burger has raclette cheese, caramelized onions, mushrooms and peppercorn sauce for $28. There are also turkey burgers and veggie burgers. The new menu also includes a range of appetizers and entrees. Start with fried calamari and shishito peppers with lemon aioli or little

gem Caesar. Move on to black garlic marinade charred skirt steak, pork chop Milanese or fish and chips. Wash it all down with milk shakes or sodas or delve into upmarket lists of beer, wine, and cocktails. The family friendly spot features Kid’s Boxes which can include a mini burger or a corn dog or chicken nuggets’ or grilled cheese plus fries, a drink, fruit and a special surprise for $19. For another $7 add a kid’s milkshake. Tourondel’s New York City restaurant L’Amico just celebrated its 10th anniversary.

UNION BURGER

Over the top 8-ounce black Angus burgers are the specialty of executive chef Scott Kampf at Union Burger located in Southampton’s historic Bowden Square. The Breakfast Burger is literally topped with breakfast--Applewood bacon, fried egg, cheddar cheese, and hash browns on an English muffin. The Black & Bleu supports blue cheese, Applewood bacon, lettuce, tomato and caramelized walnut crumble on a brioche bun. The MacAttack is literally slathered with z helping of mac and cheese and strewn with onion hay on a pretzel bun. Prices range from $15.95 to $20.95. If none of these suit your fancy, you can choose to build your own burger. Everything comes withhand cut fries. Whether you opt for a milkshake or a craft beer, you won’t go thirsty. Wall to wall big tv screens attract sports fan year round.

Beverly Stephen writes about food, travel, design, and lifestyle. She is co-owner of Flavor Forays, a culinary travel company.

SOUTHHOLD

105 Waterview Drive

$3,850,000 6 Bed | 4 Baths | 4,663 SF

Rare waterfront estate on 6.5 gated acres with sweeping bay views. Refreshed 6BR Colonial offers den, office, bonus room, expansion potential, heated saltwater pool, hot tub, fire pit, private dock, and luxe upgrades.

980 Manhanset Avenue

$2,350,000

4 Bed | 3.5 Baths | 2,765 SF

Renovated 4BR+den waterfront with heated saltwater pool and private dock showcasing modern coastal style. Walk to village, beach, dining, Jitney. Large waterview primary suite features cathedral ceiling, spa-like bath and office/ sitting room.

JUSTIN CONCANNON

Licensed

GREENPORT 172 5th Street

$2,350,000 4 Bed | 2.5 Baths | 1,900 SF

Impeccably designed Greenport Village gem features historic charm + modern amenities. Prime West Dublin location 1 block to beaches; walk to town/Jitney. Rare deep back yard features heated saltwater pool and accessory building with endless potential.

RORIC TOBIN

Licensed Real Estate Salesperson roric.tobin@compass.com

Let’s Get Sowing

Even if spring seems distant, now’s the time

to sow your garden

BY LANA BORTOLOT

Gardeners know it’s never too early to start planning for the next season and those with both a green thumb and cabin fever reach for the ultimate glossy magazine: seed catalogs.

Seeding your own plants has many advantages: it saves money, gives you a head start on the season, a sense of accomplishment and also control over the provenance of your plants.

“It’s always been something that most home gardeners have stumbled into one way or another once they get into plants in a serious way,” says Cornelius Schmid, a seed propagation specialist who gives workshops in the East End. “The ability to access seeds and grow them is easy now.” Schmid often works through gardening organizations such as ReWild, a conservation movement that focuses on restoring and sustaining native plant habitats.

Gloria Maroti Frazee, co-founder of the South Fork chapter of ReWild and East Hampton Compost, agrees. “A lot of people think gardening is really expensive and hard to start, but if you start from seed, you’re getting in on the ground floor and seeing how it works,” she says. “Start with a small seed patch or native plant patch and you’ll be welcoming butterflies. You’re not just planting a nice flower, but participating in a natural system and helping the natural world.”

community

specialist at the Cornell Cooperative Extension

County,

is the time to start sowing seeds using a cold stratification (exposure to cold temperatures) that helps prompt the germination process in spring.

“I love this method because it succeeds without maintenance,” she said. “The seeds are so smart, they will know when to grow.”

No special setup required: Just some plastic water jugs with drainage holes and sterile potting mix. Plant the seeds, stick the jugs outside where the wind won’t blow them over. Then count the days to transplanting. Cooler crops like lettuce and radishes or early bloomers like pansies can go in after Suffolk County’s last frost in mid-April, Zimmer says.

Cucumbers, eggplants and summer flowers can wait until closer to Memorial Day. Schmid advises beginners to start their seeding journey on “the easiest path—quick seeders such as zinnias and cosmos.” Their seasonal brevity, he says, “means they have evolved to be really opportunistic; they don’t have a lot of life so they bloom and seed a lot and take advantage of the time they have. They will grow fast and flower fast.”

He advises doing a garden audit as part of your seeding and planting plan. “After annuals, if people are ready to take the next steps into playing with seeds, keep in mind how the seed has evolved and where it wants to grow. That will help you pick the right way to handle it... look at what’s growing happily… where are the weeds growing, the plants already in your aera – what do your neighbors have that are doing

Sow Your Own

Though there are numerous online catalogs for seeds, Prairie Moon (prairiemoon.com), the Minnesota-based native seed nursery established in 1982, is considered the godfather of native seeds and plants. The site has a comprehensive education portal of downloadable guides.

Other sources closer to home include:

• Long Island Seed Library map

• Cornell Cooperative Extension, Suffolk County

• Hudson Valley Seed Company

• North Fork chapter of ReWild

• South Fork chapter of ReWild

• Long Island Native Plant Initiative

• Perfect Earth Project

• Long Island Invasive Species Management Area

• Seed Saver Exchange

• Long Island Natives

For reference and inspiration, Schmid recommends these books:

By this time, you might be asking how to get the right seed for the right plot. Happily, numerous DIY seeding sources come with plenty of local knowledge—from a local garden center, catalogs focused on regional heritage and native species, local seed swaps, and resources such as the Long Island Native Plant Initiative and the Long Island Native Plant Trust. Even some libraries in Long Island host seed services through the Long Island Seed Libraries group.

If you’re more of a hands-on learner, numerous local sources offer workshops in both North and South Forks—from seed sowing societies and the Suffolk County extension service, to local chapters of the growing ReWild movement with uber-local programming.

Whether you DIY or get help, Zimmer says, “Have patience, what’s great about gardening, it tolerates a lot of errors, but seeds are smart and we can go back and correct and know better for next time.”

Sowing Beauty: Designing Flowering Meadows, James Hitchmough

The New England Wild Flower Society Guide to Growing and Propagating Wildflowers of the United States and Canada, William Cullina

The Reference Manual of Woody Plant Propagation: From Seed to Tissue Culture, Michael A. Dirr, Charles W. Heuser Jr.

Double the Exposure. Maximum Impact.

REGENERATION: Long Island’s History of Ecological Art and Care

The

Parrish Art Museum

Highlights Art and the Environment at New Exhibit

BY HEATHER BUCHANAN

Whether a long time resident or mere visitor to the Hamptons, the land, beaches, oceans and waterways have been an irresistible draw. Another of its natural resources, local artists, has also been a cultural lure. The Parrish Art Museum has launched Regeneration: Long Island’s History of Ecological Art and Care as part of its series PARRISH USA250: Life, Liberty, and the Pursuit of Happiness. On view until June 14, the exhibit showcases numerous artists’ work which emerge at the intersection of ecological art, environmental action, and community collaboration. It is both literally and figuratively an exploration of the changing landscape.

Scout Hutchinson, the FLAG Art Foundation Associate Curator of Contemporary Art at the Parrish who co-curated the exhibit with Corinne Ernie, the Lewis B. and Dorothy Cullman Chief Curator of Art and Education takes personal pride in bringing together these artists and works to start a conversation. “We felt it was important for the focus to be local, and there are so many artists here and in New York concerned with ecological issues. There is a strong emphasis on community

engagement and activism as well.” One example is artist Cindy Pease Roe who incorporates discarded materials on the beach into her work and also has a not-for-profit UpSculpt focusing on ocean pollution and plastics. Scott Bluedorn also uses fiberglass remnants from boating in his work which explores the shifting ecology and history of East Hampton’s Bonac fishing, farming and hunting practices.

The exhibition also focuses on intergenerational artists. Often it is the younger generation who realize they will inherit the earth and the results of climate change. Sasha Fishman creates sculptures and installations informed by her research into marine

biomaterials, toxicology, and natural alternatives to plastic, even focusing on a sustainable alternative to resin, a widely used preservative in art. Fishman’s work will be exhibited next to renowned artist Maya Lin, an exciting opportunity for an emerging artist to have her work in conversation with an international icon. Lin’s recycled silver sculptures of different local bodies of water were made in 2014 for a Parrish solo show, and can be compared to the changing shape of them today.

Hutchinson says, “We are shining a light on a problem but it is a way for audiences to be engaged without feeling overwhelmed. Sometimes a small effort can be the start of something broader.” A focal point is a newly commissioned work by artist Sara Siestreem made in collaboration with the Shinnecock Kelp Farmers, an intergenerational collective of Indigenous women who harness the ancestral tradition of seaweed harvesting to address nitrogen pollution in the waters. While it may seem at times abstract all you have to do is look at the collective despair over the decimation of the local Peconic Bay scallops.

Photographs from Jeremy Dennis use both humor and gravitas in his “Sacredness of Hills” series to highlight the impact of land development and residential construction on Shinnecock sacred sites. The exhibits scale ranges from smaller “Seed Calendar” drawings from Michelle Stuart to large biomorphic sculptures from Mamoun Nukumanu.

One of the side benefits is the artists coming to know one another. Hutchinson, through research, studio visits and word of mouth has put together a group with a common purpose, and the stroll through the galleries feels like a coherent journey even with many different materials and processes. It refocuses our attention on what is important and what we do not want to lose. And rather than be another cog in a wheel of current despair, it highlights ways to be involved and activate. A way, in a changing landscape, to preserve what is near and dear to the Hamptons and beyond.

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with unparalleled clarity and focus

With a deep understanding of the local landscape, Twomey, Latham, Shea, Kelley, Dubin & Quartararo, LLP provides comprehensive and cost-effective legal services to a broad range of corporate and individual clients. Committed to our clients, we shape strategic solutions for every business, individual, and family we represent.

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Fifty years of innovative and forward-thinking legal counsel.

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GARDEN INSPIRATIONS

Just thinking about spring is enough to lift our spirits after THIS winter. And when gardeners think about spring, they think about pots and planters and plantings, pruning shears and trowels and beautiful outdoor accessories. It’s never too early to start planning.

HIDDEN HOSE

Wall-Mount Medallion Hose Holder $246.75, frontgate.com

TOOLS OF THE TRADE

This Sneeboer x Gardenheir Master Gardener set features five of Sneeboer’s most popular gardening tools. Boxed beautifully enough to double as a gift. $448, gardenheir.com

STORE OR SERVE

Frances Teak Storage Cabinet can double for serving

$2,624.25, frontgate.com

FOR FEATHERED FRIENDS

Dusen Dusen Bird House $178, moma.store.org

MEDITERRANEAN INSPIRATION

Santorini hand painted planters $464.20 to $663.20, frontgate.com

Inside The Cove Club-

West Palm Beach’s Hottest Private Social Club

Exclusive hospitality meets dockside dining at The Cove Club

BY MARIETTE WILLIAMS

While West Palm Beach is famous for its Intracoastal views, The Cove Club offers the luxury of a private beachfront without ever leaving the city. As the only private waterfront social club in West Palm Beach, The Cove Club has transformed a prime slice of the Lake Worth Lagoon into a living room for the modern Floridian, complete with a sparkling pool and elevated waterfront dining. Having recently experienced the club firsthand, here is an inside look at what awaits prospective members.

HOW TO GET HERE

Situated adjacent to the Safe Harbor Rybovich Marina in Northwest Palm Beach, The Cove Club is the latest lifestyle destination from North End Hospitality, the team behind local restaurants,

Cove Cafe and Lamarina. Perfectly positioned for convenience, the club is accessible both by land via Flagler Drive and by sea through the marina docks. It also serves as a premier neighbor to Icon Marina Village, the city’s landmark luxury residential highrise on the Intracoastal.

WHAT TO EXPECT

The elevated experience begins before you even

dedicated marina allows members to dock their boats directly at the clubhouse, moving from the helm to a poolside table in a matter of minutes.

The completely outdoor social club has a “relaxed chic” atmosphere. Most of the dining room seating is under an oversized thatched-roof tiki bar, which offers unobstructed views of the marina. The open layout encourages movement between the pool deck, the toes-in-the-sand beachfront day beds, and

The culinary offerings, a hallmark of North End Hospitality, are designed for all-day grazing. The food and beverage program mirrors the club’s brand: fresh, vibrant, and impeccably sourced. Plates include Florida snapper ceviche and a charred octopus, along with bright cocktails. I spent a sunny Sunday afternoon enjoying the signature Cove Colada and a classic chicken club sandwich, all set to a sophisticated soundtrack of upbeat house music.

MEMBERSHIP PERKS

While the setting is enticing, the programming is also a draw for prospective members. Throughout the week, the calendar alternates between highenergy poolside parties and intimate, skill-building workshops. On any given Thursday, you might find members at a master cocktail class or learning the nuances of coastal Mediterranean cuisine from the club’s executive chefs. On the weekends, the focus shifts to wellness and community, with morning yoga sessions by the pool and wellness activations designed to reset the nervous system before the Saturday day parties and Sunday family festivities begin.

Perhaps the most understated perk of the club, however, is the access to an impressive roster of premier reciprocal clubs and services in the area. Members enjoy exclusive discounts at Lamarina and Cove Cafe restaurants, and fitness enthusiasts benefit from gym and spa access at The Replay Club, including preferred pricing on wellness clinics and yoga classes. Additionally, the partnership with Traphouse gym provides members with monthly class passes, two-day guest passes, and exclusive membership rates.

Members enjoy exclusive rates at the iconic White Elephant Palm Beach hotel and preferred access to Palm Beach Golf. Perks also include luxury travel, with streamlined bookings and special rates with Tropic Airways, as well as exclusive pricing for private charters with Pacha Yachting and Palm Yachts.

The Cove Club is designed to meet a new generation’s demand for social connection. It’s quickly become one of the most exclusive destinations on the waterfront and a significant addition to West Palm Beach’s evolving social scene.

Visit coveclubwestpalm.com and membership inquiries.

50 TUCKAHOE LANE, SOUTHAMPTON

6 BEDS | 8.5 BATHS | 1.2 ACRES | 7,307 SQ FT | $8,995,000

JAMES GIUGLIANO 631-456-3567 | WEBID 4831861

Tucked behind privacy hedges south of the highway in Southampton Village, 50 Tuckahoe Lane is a brand-new estate set on 1.2 lush acres, designed to deliver refined Hamptons living. Scheduled for completion in late fall 2025, the 7,307-square-foot residence blends luxury with thoughtful functionality. A long gravel driveway leads to the elegant two-story cedar-clad home, where clean architectural lines and expansive glass windows flood the interiors with natural light. Inside, a soaring double-height foyer opens to a seamless, open-concept living space anchored by a gourmet chef’s kitchen. Outfitted with state-of-the-art stainless steel appliances, an oversized island, and a walk-in pantry, the kitchen is designed for both everyday living and elevated entertaining. A sleek double-sided fireplace connects the great room and den, while a formal dining room, home office, mudroom with built-ins, and a junior primary suite with private deck complete the main level. Upstairs, the primary suite serves as a private retreat with dual custom walk-in closets, a spa-inspired bath with soaking tub and glass-enclosed shower, a separate sitting room, and a generous terrace overlooking the backyard. Three additional ensuite bedrooms and a laundry room complete the second floor. The finished lower level adds versatility with two ensuite bedrooms, a media lounge, recreation space, full bath, laundry, and room for a gym or theater. Outdoors, a 20’ x 50’ heated gunite pool with integrated spa anchors the rear patio, complemented by a pool house, outdoor shower, sunken lounge, and private sunken tennis court. Offering 6 bedrooms, 8 full baths, and 1 half bath, this exceptional property represents a rare opportunity in one of Southampton’s most coveted locations.

8 MILL POND LANE, LATTINGTOWN

5 BEDS | 9 BATHS | 9.5 ACRES | 7,600 SQ FT | $4,995,000

DOUGLAS SABO 516-382-5727 | WEBID 4745941

Set on 9 private acres along Mill Neck Creek, 8 Mill Pond Lane in Lattingtown is a rare waterfront sanctuary that blends bold contemporary architecture with natural serenity. Enjoy sunrise and sunset views, elevated lawns with sweeping vistas to the water’s edge, and a layout ideal for year-round indoor and outdoor living in the Locust Valley School District. A soaring 25-foot great room with a sculptural fireplace and walls of glass anchors the airy interior, bathing the space in natural light. The chef’s kitchen, flanked by dual butler pantries, flows seamlessly from casual to formal dining areas and extends effortlessly to the outdoor entertaining spaces. The first-floor primary suite features vaulted ceilings, a stone-clad fireplace, and a spa-like bath. On the second level, two guest wings, a library, and a second living room offer flexibility and privacy—each with its own water view. Outdoor amenities include a heated gunite pool with spa, a four-season entertaining area, shoreline access for kayaks, and unmatched seclusion, all while sailboats drift by—yet you’re just minutes from NYC. A finished basement, three-car garage, and walkable beach access complete this exceptional one of a kind setting.

520 HAMPTON RD APT 5,

SOUTHAMPTON

3 BEDS | 2.5 BATHS | 2,364 SQ FT | $1,850,000

PATRICIA GICHAN-MAGINSKY 631-921-2004 | WEBID 5266761

Set within a private Southampton Village community south of the highway, this inviting townhouse offers a rare blend of comfort, convenience, and location. The home features three bedrooms and two and a half baths, highlighted by a spacious primary suite with a walk in closet and private balcony. The main living area is open and airy, with high ceilings and a fireplace creating a warm and welcoming atmosphere. A sun filled kitchen with attractive cabinetry flows seamlessly into the living space, making it ideal for both everyday living and entertaining. Additional features include central air conditioning, central vacuum, refrigerated wine storage, and an electric vehicle charger. Outdoors, the private backyard provides a peaceful retreat with a bluestone patio, mature flowering plum and red maple trees, rhododendrons, and open lawn views. The unit is quietly positioned within the community, offering easy access to the heated pool and well maintained tennis courts. Located just moments from ocean beaches, village shops, restaurants, and the local track, this property delivers the best of Southampton Village living. Farrington Close is a well managed and financially sound association, known for its beautifully maintained grounds, low taxes, and low maintenance.

Set on one of the most desirable streets in Sag Harbor Village, 12 Lincoln Street presents a rare opportunity to own a newly constructed estate that blends classic village charm with modern luxury, while offering a scale and privacy that are nearly impossible to replicate. As the largest new construction on the east side of the village, the home is uniquely positioned beside hundreds of acres of protected preserve that will remain forever untouched, creating a serene, nature-filled backdrop just moments from Main Street. Spanning approximately 5,700 square feet, the residence showcases thoughtful architecture and grand proportions, highlighted by a dramatic two-story living room that fills the home with natural light. Designed for both everyday living and effortless entertaining, the layout features six spacious bedrooms and six and a half baths, each appointed with refined finishes and timeless detail. At the heart of the home, a chef’s kitchen equipped with Sub-Zero and Wolf appliances anchors the main living spaces, serving as a natural gathering place for family and guests. Outdoors, the property transforms into a private retreat. A covered rear patio overlooks the landscaped grounds and an 18’ x 32’ heated gunite pool with an 8’ x 8’ spa, offering the perfect setting for relaxed mornings or summer evenings. A poolside cabana enhances the resort-like feel, while a detached two-car garage provides convenience without compromising the home’s clean architectural lines. Adding to the lifestyle appeal is private access to Ninevah Beach, placing one of Sag Harbor’s most treasured waterfront destinations just moments away. With preserved surroundings, exceptional scale, and a coveted village location, 12 Lincoln Street is a true legacy property in one of the Hamptons’ most storied communities.

60 CULVER ST, SOUTHAMPTON

94 TANAGER LN, WATER MILL

5 BEDS | 6 BATHS | 2.0 ACRES | 6,725 SQ FT | $6,750,000

ROBERT CANBERG 631-816-0998 | KIERAN LEE KENTISH 631-949-2287

CASSIDY CANBERG 631-512-8539 | WEBID 2663525

Perfectly sited between the charming shops, world-class restaurants, and pristine beaches of Southampton Village, this newly built estate offers an effortless blend of sophistication and coastal living. Step inside to discover an open and airy layout with soaring ceilings, walls of glass, and abundant natural light that create an inviting, contemporary atmosphere. The chef’s kitchen is a culinary showpiece, outfitted with top-of-the-line appliances, custom cabinetry, and generous counter space for both everyday living and elegant entertaining. This 6-bedroom, 6.5-bath residence includes dual primary suites—one on the main level and one upstairs—each with spa-inspired bathrooms, private seating areas, and oversized closets. Four additional ensuite bedrooms provide luxurious accommodations for guests. The fully finished lower level extends the living space with a media lounge, wellness area, and a private sauna. Outdoors, the resort-like grounds offer a serene retreat. Relax by the heated gunite pool and spa, enjoy the poolside cabana with full bath, or host gatherings on the covered patios and expansive Turkish marble terraces. With meticulous attention to detail, premium finishes, and timeless design, this Southampton Village residence is the perfect blend of luxury, comfort, and location—ready to be enjoyed year-round.

6 BEDS | 7.5 BATHS | 0.5 ACRES | 4,500 SQ FT | $10,495,000 JAMES GIUGLIANO 631-456-3567 | WEBID 4966642 TEAM PERFIDO 631-258-0184

In a class of its own, this Malibu-style modern contemporary estate is set on a meticulously maintained shy two-acre parcel with pool and tennis, offering the ultimate Hamptons resort-style summer living. Perched high above the landscape, the four-level residence is surrounded by privacy and lush greenery, commanding views over the full north/south tennis court and oversized 50’ x 18’ heated saltwater gunite pool. Wrapped in white marble and framed by expansive green lawns, the pool and spa create a striking focal point for effortless outdoor living. Spanning approximately 6,725 square feet, the home features soaring ceilings, walls of glass, and expansive sliding doors that seamlessly blend indoor and outdoor spaces, creating an exceptional setting for entertaining. The layout offers four guest ensuite bedrooms positioned across two private levels, while the owner’s suite occupies the entire third floor, complete with a spa-inspired bath and sweeping views of the grounds. Designed with both style and function in mind, the chef’s kitchen is outfitted with professional-grade stainless steel appliances and a generous center island, perfectly positioned to overlook the tennis court and pool. The first level enhances the resort experience with a private cinema, fitness center, sprawling lounge, and a fully equipped wet bar—ideal for hosting guests of all ages. Though serenely private, this exceptional retreat is conveniently located near the renowned villages of Sag Harbor, Bridgehampton, and Southampton, as well as the Hamptons’ celebrated ocean beaches. Offering scale, amenities, and a premier location, this property defines elevated summer living in the Hamptons.

This southern-facing Custom Built Post Modern boasts 80’ of ocean frontage with stunning breathtaking panoramic views of the Atlantic Ocean and bay. Newly renovated from the dunes up, this post modern residence encompasses 4,610 SF of living space, 5 bedrooms, 5 full bathrooms, a custom heated infinity edge gunite pool with a waterfall, and more. Located on the south side of Dune Road, this esteemed renown address enjoys a seductive oceanfront location. From your spacious ocean front deck, built for entertaining and heated infinity edge gunite pool with a waterfall, your own private boardwalk takes you and your guests to the wide white sandy ocean beach. Floor-to- second story 18 ft. ceiling windows and elegant lighting illuminate the home’s wide, open-concept living spaces. Enjoy indoor/outdoor living with seamless transitions from the great room to the outdoor pool deck with welcoming ocean vistas State-of-the-art kitchen with top-of-line appliances and center island with seating is perfection. The wet bar and bar area with separate seating for intimate conversations is the ultimate entertainment accessory. The inviting dual primary bedrooms each features its own fireplaces with sliding glass doors to private ocean vista decks above the dunes, walk-in closets and spa-like custom full bathrooms. The three ample guest rooms all features en-suite custom bathrooms. Renowned shopping and dining on a vibrant Main St. in Westhampton Beach Village are just 4.7 miles away.

39 HILDRETH ST, SOUTHAMPTON

6 BEDS | 7.5 BATHS | 0.5 ACRES | 5,700 SQ FT | $7,295,000

PATRICK GIUGLIANO 631-312-7933 | WEBID 5265007

Set on a beautifully landscaped .53-acre parcel in the heart of Southampton Village, 39 Hildreth Street presents a rare opportunity to own a brand-new custom residence just moments from Main Street, celebrated dining, boutiques, and ocean beaches. Scheduled for completion in early spring 2026, this 5,700± square-foot home blends classic Hamptons architecture with modern luxury and effortless livability. A gracious front porch opens to a light-filled interior featuring six spacious bedrooms and seven-and-a-half baths, each designed with comfort and privacy in mind. The open-concept layout allows for seamless flow between living, dining, and entertaining spaces, creating an ideal setting for both gatherings and everyday living. At the heart of the home, the chef’s kitchen is outfitted with Wolf and Sub-Zero appliances, custom cabinetry, and premium finishes, overlooking the backyard and opening through glass doors to a covered rear patio for easy indoor-outdoor living. The lower level is thoughtfully designed as a private wellness retreat, complete with a gym, sauna, and steam shower, offering a spa-like escape within the home. Additional highlights include a detached two-car garage, ample storage, and refined architectural detailing throughout. Outdoors, the approved site plan showcases an 18’ x 36’ heated pool, expansive lawn, gravel drive, and curated landscaping that enhances both privacy and beauty.

material presented herein is intended for informational purposes only and has been compiles from sources deemed reliable. Though information

99 POINTE MECOX LN, BRIDGEHAMPTON

6 BEDS | 7.5 BATHS | 0.9 ACRES | 7,800 SQ FT | $16,995,000 JAMES GIUGLIANO 631-456-3567 | WEBID 4966654

Perfectly positioned south of the highway in Bridgehampton, this architectural showpiece sets a new standard for modern Hamptons living. Designed by McDonough & Conroy and built by Hampton Builders, Inc. in collaboration with Fineo Development Group, the residence pairs sophisticated design with seamless functionality. Interiors by Leslie Norton Fineo and landscape design by Dean Gomolka enhance the home’s clean, contemporary aesthetic, while expert staging completes the vision. The exterior showcases limestone, stucco, and custom mahogany siding, with walls of glass framing sweeping views of the ocean, bay, and Mecox Pond. Inside, approximately 7,800± square feet unfold in an open, light-filled layout defined by refined finishes and thoughtful detailing. The main level centers on a chef’s kitchen with dual islands, marble surfaces, premium appliances, and a separate catering kitchen, flowing into expansive living and great rooms with dual-sided fireplaces and direct access to outdoor entertaining areas. A formal dining room, en suite guest bedroom, junior primary suite with terrace, mudroom, and pool cabana with full bath complete the first floor. Upstairs, the primary suite offers a private sitting area, spa-inspired bath, oversized custom closet, and its own terrace. Three additional en suite bedrooms, a second laundry room, and rooftop access lead to a spectacular roof deck with panoramic ocean-to-bay views. Outdoors, a 20’ x 40’ infinity-edge heated gunite pool with in-pool spa, outdoor kitchen, and sun-drenched patio are surrounded by lush landscaping. A twelve-car garage and private 0.92± acre cul-de-sac setting complete this exceptional estate, just moments from beaches, vineyards, and Bridgehampton’s renowned shopping and dining.

240 HEAD OF POND RD, WATER MILL

5 BEDS | 7.5 BATHS | 0.9 ACRES | 4,450 SQ FT | $5,500,000 CAROL R. FINOCCHIO 917-439-6519 | WEBID 3356333

Stunning Recent Construction -- Modern Farmhouse in prime Water Mill North across from Mill Pond. 5 king-sized bedrooms, 7 full baths and one half bath. The sun-flooded main floor includes a soaring two-story entrance foyer, high ceilings, state of the art kitchen with breakfast area, Thermador appliances, built-in Thermador wine column, a large walk in pantry and open central dining area. The living room has a masonry fireplace and sliding doors to the south-facing bluestone patio. There is a separate formal dining room with shiplap trim, a spacious first floor primary suite with high ceilings and its own en-suite bathroom, a full sized pool bathroom, a powder room, a spacious mud room, and oversized attached two car garage. Sliding glass doors lead to a large two-level bluestone patio and 20x40 heated gunite pool with water feature. The second floor includes a large primary suite with private balcony overlooking the pool and bluestone patio. Its en-suite bathroom has a floating bathtub, double sinks, radiant heated floors, and oversized walk-in shower. Each additional bedroom is en-suite with its own private bathroom. All closets are custom built and there is a separate bonus room. The partially finished basement includes a full bathroom. There is an additional 1900 square feet of unfinished basement, with high ceilings and four windows that can be easily finished and customized. A large, level driveway from Head of Pond Road leads to the attached garage, bluestone front walkway and stately covered front entrance. Mature landscaping provides complete privacy and an estate-like feeling to the property.

261 MAJORS PATH, SOUTHAMPTON

7 BEDS | 8.5 BATHS | 0.8 ACRES | 6,651 SQ FT | $5,595,000 ZELONG PIAO 646-525-2328 | WEBID 4873112

Presenting an elegant Hamptons residence currently under construction, set to be completed in February 2026. This sophisticated two-story home, spanning over 6,651 sq ft, blends refined architectural design with luxurious amenities, offering an ideal retreat for year-round living or seasonal escapes. A grand foyer welcomes you into an open- concept living area featuring a cozy fireplace and a gourmet kitchen equipped with custom cabinetry, premium appliances, and a spacious center island. The adjacent dining area seamlessly connects to a bluestone patio and a resort style backyard, complete with a fully equipped outdoor kitchen adjacent to the pool house- perfect for al fresco entertaining. The main level also includes a guest suite, a powder room, and an attached two-car garage for added convenience. Upstairs, the primary suite serves as a luxurious sanctuary, boasting a private balcony, dual walk-in closets, an adjoining office space, and a spa-inspired bathroom with a soaking tub. Three additional en suite bedrooms and a well-appointed laundry room provide ample comfort for family and guests. The finished lower level offers versatile living space, featuring a spacious recreation room, two additional bedrooms, a stylish mini bar, and a second laundry room. Designed with sustainability in mind, the home is equipped with a state-of-the-art geothermal heating and cooling system for optimal energy efficiency. The outdoor amenities include a 20x40 heated gunite pool and a charming pool house. Professionally landscaped grounds and lush greenery enhance the property’s serene ambiance. This prime location is just minutes from Southampton village, acclaimed restaurants, and pristine beaches, offering the best of the Hamptons lifestyle.

120 HALSEY LN, BRIDGEHAMPTON

9 BEDS | 11.5 BATHS | 2.5 ACRES | 14,267 SQ FT | $24,995,000 JAMES GIUGLIANO 631-456-3567 | WEBID 5299446

Introducing a one-of-a-kind opportunity to own a legacy estate south of the highway in Bridgehampton’s farm country—120 Halsey Lane. This newly constructed, fully custom 14,267-squarefoot residence is set on 2.5 lush acres and promises the pinnacle of Hamptons living. Newly Completed and Move in Ready, this architectural masterpiece offers 9 bedrooms, 11 full bathrooms, and 3 half baths, designed to seamlessly blend modern luxury with timeless shingle-style elegance. Step inside to soaring spaces and grand proportions—an awe-inspiring 26’ tall great room sets the tone for the rest of the home. Every inch of the layout has been thoughtfully curated: two true primary suites, one conveniently located on the main level and the other as a second-floor sanctuary complete with a private deck. From the oversized 3-car garage to the two elegant staircases and private elevator, no detail is overlooked. The lower level is an entertainer’s dream featuring an 11’ ceiling height, a golf simulator, full gym, sauna, steam room, and multiple bar and lounge areas. The main level continues the experience with massive covered patios perfect for indoor-outdoor living and seamless entertaining. Every room on the second floor is graced with 9’ ceilings and stunning 12’ cathedral vaulted designs, flooding each space with natural light and volume. The home’s exterior matches the magnificence within, with beautifully manicured grounds, a 600-square-foot pool house, a resort-style swimming pool with spa, and a private tennis court—your own secluded Hamptons compound. This is more than just a home; it’s a lifestyle—an extraordinary retreat built for generational enjoyment in one of the East End’s most coveted locations.120 Halsey Lane offers the rare combination of scale, style, and substance, with completion perfectly timed for summer 2026.

GEOFF GIFKINS 516-429-6927 | WEBID 4846663

Move into a world of tranquility and elegance at the stunning Mill Pond property, nestled in the picturesque hamlet of Water Mill. Just moments away from the vibrant Southampton and Bridgehampton Villages and the pristine shores of Flying Point Ocean Beach, this extraordinary residence is a sanctuary for the senses, offering breathtaking sunsets and serene vistas that will leave you spellbound. Meticulously redesigned and renovated, this modern masterpiece spans over 3,500 sq. ft. and boasts four generous bedrooms and four and a half luxurious baths. As you enter, you’ll be captivated by the grand living space featuring soaring 11-foot ceilings and an open-concept layout that perfectly aligns with today’s lifestyle, allowing for seamless interaction and effortless entertaining. A magnificent wall of glass stretches across the rear of the home, flooding the interiors with natural light and framing the spectacular water views that make this property truly unique. The custom chef’s kitchen and elegant dining area, adorned with exquisite finishes, are a dream come true for culinary enthusiasts and socialites alike. Ascend to the second floor, where 10-foot ceilings enhance the airy ambiance. The master suite is a personal oasis with unobstructed water views, while three additional guest suites provide luxurious accommodations for guests and friends. Step outside to discover your own outdoor paradise, thoughtfully designed for both relaxation and entertainment. Whether you’re hosting intimate gatherings or grand celebrations, the serene backdrop of nature sets the stage for unforgettable moments. Plus, the potential to add a pool offers even more opportunities to create your dream outdoor retreat. Experience the perfect blend of modern luxury and nature’s beauty at the remarkable Mill Pond property.

8 BEDS | 9.5 BATHS | 1.8 ACRES | 9,500 SQ FT | $12,995,000 JAMES GIUGLIANO 631-456-3567 | WEBID 2675575 6 BEDS | 6.5 BATHS | 0.9 ACRES | 4,895 SQ FT | $4,695,000 JAMES GIUGLIANO 631-456-3567 | WEBID 4873111

Welcome to your dream home in the heart of Southampton—an exquisite brand-new construction set for completion in late Fall 2025. Sprawled across a meticulously manicured landscape and enveloped by lush privacy hedges, this timeless white modern farmhouse is the ultimate Hamptons escape where luxury, design, and functionality merge seamlessly. Step inside to discover 6 bedrooms and 6.5 baths of sun-drenched sophistication, spread thoughtfully across three expansive levels. The home features a first floor of 1,790 SF, a second floor of 1,716 SF, and a beautifully finished 1,389 SF lower level, all anchored by elegant 6” wide natural white oak flooring and striking glass and metal hand railings that elevate the architectural detail at every turn. At the heart of the home, a state-of-the-art kitchen boasts Sub-Zero and Wolf appliances, perfect for everyday living or high-end entertaining. Floor-to-ceiling windows blur the line between indoor and outdoor living, drawing your eye to the centerpiece of the backyard oasis—a 20’ x 45’ heated gunite pool with integrated spa and sun shelf, framed by expansive stone patios and a sea of lush green lawn. Whether you’re entertaining guests poolside, enjoying a sunset swim, or simply unwinding in your serene sanctuary, this home delivers the ultimate South Fork lifestyle with modern elegance and understated luxury. A 563 SF garage offers room for all your summer toys, while the home’s orientation ensures both privacy and effortless access to village amenities and ocean beaches. This is more than a home—it’s a refined coastal lifestyle, waiting to be lived.

945 NORTH SEA MECOX RD, WATER MILL

Set on 1.83 acres in Water Mill’s coveted horse country, this eight-bedroom, 9.5-bath industrial modern barn—designed and built by celebrity restaurateur William Jack Degel—offers a striking blend of bold architecture and resort-style living. The outdoor oasis features 2,000 square feet of covered living space with a full kitchen, bar, lounge, fireplace, and dining area, ideal for entertaining. A private vineyard planted with Wolffer grapes adds a distinctive touch, while the 50’ x 20’ heated gunite saltwater pool with raised spa, sunken all-weather pickleball court, and extensive landscaping create a secluded retreat. Inside, the main level showcases a state-ofthe-art kitchen, expansive great room, formal dining area, white oak flooring, and dramatic imported marble fireplaces. A first-floor primary suite includes its own IPE wood-covered outdoor living room. The attached three-car garage is outfitted with custom wood doors, heated porcelain tile floors, cabinetry, and a pet bathing station. Upstairs, a second primary suite offers a fireplace, dressing room, soaking tub, and separate shower, complemented by four additional en-suite bedrooms, an office, guest lounge with wet bar, and a second laundry room. The finished lower level provides exceptional lifestyle amenities, including a 110-inch home theater, wine and whiskey cellar, full gym, billiards area, wet bar, steam shower, sauna, staff bunkroom, and an additional king bedroom with full bath.

244 NORTH SEA MECOX RD, SOUTHAMPTON

6 BEDS | 9 BATHS | 0.5 ACRES | 6,000 SQ FT | $4,595,000

VINCENT ABBATE 631-848-3628 | WEBID 5119012

Welcome to this newly completed Hamptons retreat, ideally located less than two miles from Southampton Village and just minutes from renowned ocean beaches. Designed by architect Ryan Kesner, the residence offers six bedrooms, seven full and two half baths, and nearly 6,000 square feet of refined living space across three finished levels. A grand foyer introduces the home’s craftsmanship and thoughtful detailing, leading to an open-concept first floor that includes a formal dining room, spacious great room, and living room with a propane fireplace. The chef’s kitchen is outfitted with top-tier appliances and complemented by a butler’s pantry, while a first-floor ensuite bedroom, powder room, full bath, and laundry/mudroom with access to the attached two-car garage add everyday convenience. Three sliding glass doors open to the landscaped backyard, where a 20’ x 40’ heated gunite pool anchors the outdoor living space and creates a seamless indoor-outdoor flow. Upstairs, the expansive primary suite features its own fireplace, dual walk-in closets and vanities, a soaking tub, and a private balcony overlooking the grounds. Three additional ensuite bedrooms, a flexible bonus space, and a second laundry room complete the second level. The finished lower level is designed for leisure, offering a sixth ensuite bedroom, gym, powder room, and generous media or game room. With its elevated finishes, functional layout, and prime location near the Village, 244 North Sea Mecox represents modern Hamptons living at its finest.

All material presented herein is intended for informational purposes only and has been compiles from sources deemed reliable. Though information

presented subject to errors, omissions, changes or withdrawal without notice.

ROCKIN’ at the Royal

An elevated mix of luxury boutiques and refined dining arrives at the iconic Royal Poinciana Plaza

BY SKYE SHERMAN

The hub of the island’s modern energy, The Royal Poinciana Plaza always has something new and exciting afoot—much like Palm Beach itself, even though it’s a town where tradition reigns. Proving that reinvention is a timeless art, Palm Beach’s most fresh and photogenic shopping destination ushers in spring with new openings, dining, and fashion-forward surprises.

GLAZER HALL

The Royal’s latest big delivery is a much-welcome cultural anchor for the island. Honoring the original use case of the former playhouse and its stylish Regency Revival architecture, the venue adds a long-overdue layer of artsy programming and entertainment to what has been a destination for luxury retail, upscale eats, and classy errands since its 2017 makeover. (The shopping center was first designed and debuted by John Volk in the late 1950s.)

ROSIE ASSOULIN

New York–based Rosie Assoulin recently opened at The Royal, deepening an on-island presence long cultivated through seasonal trunk shows. Known for

a whimsical elegance Palm Beach can’t help but embrace, these womenswear pieces transition effortlessly from waterfront luncheons (Tutto Mare, anyone?) to black-tie galas—a dance Palm Beachers know by heart.

MARFA STANCE

If what you seek is colorful, modular, or reversible, sustainable outerwear brand Marfa Stance probably has it. The London-based brand is known for interchangeable and detachable collars, linings, hoods, and finishes that allow wearers to customize across seasons—a particularly fitting concept for Palm Beach’s on-again, off-again (mostly off-again) cool snaps.

LA COQUETA

British-Spanish childrenswear brand La Coqueta brings heirloom-quality European-made threads to Palm Beach’s tiniest tastemakers. Founded in London and beloved for its craftsmanship, the brand’s Royal outpost at The Current stocks pint-size pieces worthy of a family portrait.

Also new to The Current, ScandyCandy and Hill House Home dial up the charm (and the deliciousness); nearby, Cartier set up permanent shop in a new, improved, expanded boutique with the maison’s complete range of jewelry, watches, leather goods, fragrances, and accessories.

TUTTO MARE

Straight from the Italian Riviera, Tutto Mare delivers a breezy addition to The Royal’s culinary lineup, with not only excellent eats but also the island’s first Intracoastal-side table. The interiors and Mediterranean menu are striking

BrownHarrisStevens.com

1. Waterfront Gem in Coveted Sag Harbor Area

$5.495M | Bay Point Enclave

Fully Renovated in 2018 | 4 BR | 3 BA | 1,850± sf

100± of Bulkheaded Shoreline | Private Dock

Spectacular Indoor-Outdoor Living Areas

Waterside Pool and Spa | 20WhalersWalk.com

Korine M. Konzet

631.258.8577 | kkonzet@bhsusa.com

2. East Hampton Village Fringe Modern

$4.295M | 4 BR | 3.5 BA | 2,210± sf

Heated Gunite Pool | Outdoor Shower Moments from Georgica Beach and Main Beach 70CoveHollow.com

Michael Petersohn

917.750.3454 | mpetersohn@bhsusa.com

Jeanne Hutson

631.259.1668 | jhutson@bhsusa.com

3. New Villa in Westhampton

$2.8M | 1.2± Acres | 5 BR | 5 BA | 3,100± sf Gunite Saltwater Pool and Spa

Heated Gunite Pool | 15SophiaCt.com Approx. Completion Date is Late 2026 Architectural Rendering Shown Marcia Altman

631.255.5100 | maltman@bhsusa.com

4. Westhampton Beach Bayfront

$8.995M | Spectacular Views From Every Room 4,000± sf | 5 BR | 5.5 BA | Multi-Level Decking

Heated Gunite Pool + Spa | Poolside Cabana Turnkey Luxury | 218DuneRoad.com

William F. LeMaire

631.664.6300 | wlemaire@bhsusa.com