Behind The Hedges How Much for a Stylish Updated Southampton Home with Pool?

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How Much for a Stylish Updated Southampton Home with Pool?
March 10, 2017
Welcome to our price guessing game, where we give you some details about a property and you guess the price. The answer will appear on Monday. Just remember: please, no wagering. What: 6 bedroom/6 bath/4400 square feet/0.33 of an acre Where: Southampton Village, below Hill St Details: This 1920s traditional has been thoughtfully updated. There’s a new high-end kitchen, new bathrooms, and a lower level with media room with fireplace, full bath, and laundry with double washer/dryers. The rear opens to a covered patio, small gunite pool, pool house and attached garage. So--how much is it?    
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A Super-Glam Furnished Mansion in Bridgehampton for $12 Million
March 09, 2017
This huge (11,590 square feet) new-build is off Ocean Road. Designed by James Michael Howard and architected by Bobby McAlpine and Greg Tankersley, the house combines a traditional style with luxe modern furniture and fittings. It's sold fully furnished, so that a buyer need do nothing more (than write a hefty check, of course) to enjoy summer 2017 to the fullest. The property is a co-exclusive listing with Martha Gundersen of Brown Harris Stevens. [caption id="attachment_59776" align="alignnone" width="750"] All photos courtesy BHS[/caption] Of course with a house this large there's plenty of gathering spots: a great room with 30-foot ceilings, formal dining room, a study with a bar (nothing like a furtive nip to sustain oneself when your annoying aunt visits), a family room and an eat-in kitchen. As for the rest, it's the usual luxurious package from a property at this level: a ground-floor master bedroom suite with a fireplace and a sitting area, with a junior master upstairs that shares a terrace with another bedroom. The other two bedrooms on this level have their own balconies. The finished lower level boasts another two ensuite bedrooms, a home theater, and a game room with billiards and fireplace. Out back, of course there's a beautiful gunite pool and spa with pool house with full bath and dressing room and a cabana area with outdoor fireplace. To sum up, then, there are seven baths, nine bathrooms, and two half baths, and 1.08 acre of land with mature trees and espaliered apple trees. Lovely. For more, see here70 Matthews Lane, Bridgehampton  
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Orgies, Murders, and Sir Ivan: the Most Notorious Hamptons Homes
March 08, 2017
The Hamptons is filled with famous homes—famous because they’re old and historic, or because they’re enormous, or beautiful, or because they’ve had celebrity owners. Other Hamptons homes are infamous; notorious parties have been held there or tragic events occurred, or they’re simply filled with squalor. Let's take a look at some of the best known of these.    

3 West End Road, East Hampton The grandmother of them all, of course, is Grey Gardens. It’s now available for sale for the first time in almost 40 years, listed by Corcoran’s Michael Schultz and Susan Ryan asking $19.995 million. In 1924, Phelan Beale and Edith Ewing Bouvier Beale purchased the house. Phelan Beale left his wife, and for many years Edith, known as “Big Edie,” and daughter “Little Edie” lived alone in increasing poverty, mental illness and squalor, mostly ignored by their relations. They became famous in 1975 when a documentary, Grey Gardens, was filmed about their daily lives and their relationship by the Maysles Brothers. The film has subsequently been acclaimed a classic. Eventually, embarrassed, their cousin Jacqueline Kennedy Onassis had the house cleaned up. [caption id="attachment_59748" align="alignnone" width="594"] Copyright Maysles Films[/caption] After Big Edie’s death, Little Edie put Grey Gardens on the market. Ben Bradlee, who was editor of the Washington Post during Watergate, and wife Sally Quinn, also a journalist, purchased the estate in 1979 for $220,000. The house was in terrible condition again—the agent refused to even set foot inside and Quinn recalled later that the home “was worse than in the movie,” although Little Edie told the Bradlees, “All it needs is a coat of paint!”

Hands Creek Road, East Hampton When, last month, we revealed that the celebrity buyer of a sprawling property on Hands Creek Road in East Hampton was Neil Patrick Harris and husband David Burtka, we tactfully omitted the fact that the place is known as the orgy house. Certainly it's a lovely property with 13.5 acres of land, along with a tennis court, pool, pool house, and separate garage, and lovely gardens. They paid $5.5 million. Why the orgy house? Last summer, the "classy" London-based Killing Kittens held a daytime orgy at the property. An email promised “afternoon delight to explore your fantasies and deepest desires under the summer sun.” A writer for the Daily Beast with a much stronger constitution than us actually attended said sex party, and reported that it was something of a damp squib, with not enough drinks and food. Sheesh, doesn't Killing Kittens know Hamptonites go to parties for the drinks and food, even sex parties? Well, except for Sir Ivan, of course. "Sir" Ivan Wilzig owns a 15,000 square foot castle in north Water Mill, complete with a moat, drawbridge, and 24 karat gold paint on the tennis course. Tasteful! Sir Ivan enjoys the summer by throwing raves and orgies there all summer, which is why it's dubbed the Playboy Mansion of the Hamptons. The biggest party of the year is his birthday bash. [caption id="attachment_59755" align="alignnone" width="584"] Photo by Jeff Cully/EEFAS[/caption] At the Killing Kittens event, Sir Ivan told the Daily Beast writer, "Sex, drugs, and techno. Every weekend for 15 years.” Guess it works for him. 170 Meadow Lane Southampton Sally and Martin Raynes lived in this beautiful oceanfront home by Norman Jaffe. [caption id="attachment_59757" align="alignnone" width="750"] Via normanjaffe.com  [/caption] In September 1994, the Rayneses had a famous house guest, tennis great Vitas Gerulaitis. Mr. Gerulaitis took a nap one afternoon in the pool house. He died of carbon monoxide poisoning caused by an improperly ventilated pool heater. The Rayners later sold the house for $12 million; it was torn down and replaced by a modern glass house owned by Wall Streeter Jay Sugarman. Middle Lane, East Hampton This one's tragic. Ted Ammon was a well-known financier from Kohlberg Kravis Roberts. He and wife Generosa were finalizing their divorce when Ammon was found bludgeoned to death at his beautiful East Hampton home, leaving behind twins adopted from the Ukraine. A couple months later, Generosa married Daniel Pelosi, who was convicted in December 2004 of Ammon's murder. Generosa herself died of cancer in 2003. Greg and Alex Ammon, the twins, eventually inherited all the money but have struggled to make sense of their past. [caption id="attachment_59759" align="alignnone" width="750"] Ammon home via Zillow[/caption] Middle Line Highway, Bridgehampton Actor Kevin Sorbo, best known for playing Hercules on TV, owns several houses in the Hamptons that he often rents out. This one, a 12,500 square foot behemoth, known as the Stadiumred house was the site of a notorious rager in 2015, that involved a performance by Ja Rule and a fire. [caption id="attachment_59760" align="alignnone" width="500"] Allison Spielman/Instagram[/caption] One tiny issue with throwing parties every weekend is that Southampton Town had issued a restraining order against its being anything other than a single family home. Oopsie. Other homes owned by Sorbo have been the sites of Puff Daddy's famous White Parties. 1854 Noyac Path, Bridgehampton Last summer, this property made headlines after a "Sprayathon" party was held there over the July 4 weekend. Rented as a $5K a night Airbnb, a Wall Streeter held a benefit for Last Chance Animal Rescue. Like all the best ragers, it involved chugging champagne and throwing midgets into the pool. The owners claimed the renters “trashed” the home and the renters claimed the owners were lying. The guy who gave the party lost his Wall Street job, and oh yes, one of the owners is in jail on fraud charges. [caption id="attachment_59764" align="alignnone" width="640"] Via Compass[/caption] Now the house is for sale asking $3.75 million. It's not a bad price, but midgets not included.
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flipping
Build Your Dream Surf Shack a Block from the Ocean in Ditch Plains
March 07, 2017
Prices in Ditch Plains are even more crazy than in the rest of Montauk, but even so we think a possible teardown on 0.19 of an acre, when it's so close to the ocean, asking $1.399 million is not at all bad. This property is being listed by Romaine Gordon at Saunders. The 1969 cottage has two bedrooms and one bath, but plans for a new house are included. The proposed new house is a charming cottage style with three bedrooms, two baths, and a second floor kitchen to catch the views. Out back there's a  large deck with water views and a small pool, hot tub and even a pool house. Say $1.5 million for construction--for less than three million, you'd have a great place to spend the summer. For more, see here. 29 Sanger Place, Montauk
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How Trump’s Presidency Could Affect Hamptons Real Estate
March 06, 2017
Trump is only the third president, the other two being George Washington and Zachary Taylor, who made his fortune in real estate. So it’s safe to assume that Trump will favor the real estate sector of the economy, and possibly particularly the luxury real estate sector. Let’s take a look at how the new president may influence factors that affect our local market. The first and most important factor affecting the Hamptons market is Wall Street. And the mood on Wall Street, we hear, is ebullient as President Trump signs orders to roll back financial regulations and the SEC faces budget cuts. Wall Street says that slashing regulations will enable economic growth. The Dow has been rising steadily since the election. (It doesn't hurt that many of Trump's biggest Wall Street backers all have homes in the Hamptons: people like John Paulson, Carl Icahn, Wilbur Ross, Anthony Scaramucci, and new Treasury Secretary Steve Mnuchin.) So that’s one in the plus column. Another issue is lending. While many real estate deals in the Hamptons are all cash, many aren’t, particularly in the $1 million to $3 million range. Less stringent mortgage underwriting could help that market. We hear that while credit is still tight, it’s loosening up. The GDP is expected to rise from lower taxes and increased defense and infrastructure spending. Interest rates may rise, though, if GDP growth leads to inflation. Two in the plus column. We’re getting bigly here. Next up is taxes. Trump wants to change the number of tax brackets from the current seven to three, and lowering the current top rate from 39.6 percent to 33 percent. That should free a lot of cash for new summer homes, rich folks! But not from Trump. Trump says he uses commercial real estate depreciation to avoid paying any taxes himself. (Not that we know for sure because he refuses to release his tax returns.) However, only real estate professionals can write off real estate losses against their regular income. Anyway, commercial real estate is not a big deal in the Hamptons. Three. Yuge! What about foreigners? Non-Russian foreigners may be feeling a chill from Trump, and in most luxury real estate markets, foreign buyers have been key to growth. But not in the Hamptons, oddly enough. The Chinese, for example, don’t much like the Hamptons. They prefer the Long Island North Shore. Chinese people tend not to like the beach and there’s nothing they want to do out here. So that’s neutral. Another smaller factor is undocumented workers. It’s no secret that the construction trade relies heavily on immigrants for labor. Mass deportations could create a very tight labor market for construction, meaning that construction costs would rise as would costs for new homes and renovations. Our guess: overall, Trump will be good for real estate in general and the Hamptons in particular, at least in the short term. Our hope is that all these legal rollbacks don’t result in a repeat of the disaster of 2008. What do you think?
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Adorable Bijou Cottage in East Hampton with Pool Wants $1.495 Million
March 06, 2017
Cute as a button and sweet as candy is this little jewelbox cottage just north of the village in East Hampton. The property is listed by Tom Fitzmaurice at Saunders. The entry is storybook style with rambling roses climbing over the picket fence, while the living room has been nicely updated with a simple modern fireplace. The kitchen, while small, is in updated cottage style with white cabinets and white marble counters. [caption id="attachment_59722" align="alignnone" width="750"] All photos via Saunders[/caption] Everything is small, but there's everything you could need, with three bedrooms and two baths in 1345 square feet. The basement has been finished with another sitting room as well as a laundry room, and there's even a Sonos sound system with speakers by the pool. The plot is 0.20 of an acre, which includes a bluestone patio and gunite pool. Given that the property is absolutely turnkey, we think the $1.5 million asking price is a reasonable starting point. For more, click here. 71 Miller Lane East, East Hampton
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In the Lanes, a Property with Spectacular Poolhouse is Cut $650K
March 04, 2017
Business in front, party in the back! This property, listed by Rylan Jacka at Sotheby's, has recently had its price cut down to $5.999 million. It debuted on the market last June asking $6.65 million. A deep 1.3 acre property in the Amagansett Lanes boasts a vintage cottage with four bedrooms, three baths, an eat-in kitchen with sunroom, and formal living and dining rooms. We wonder if a new owner would tear that down? Would be a shame if so. [caption id="attachment_59717" align="alignnone" width="750"] Photos by Chris Foster via Sotheby's[/caption] Out back is where the fun begins. There's a 60’ pool with sunning area and an amazing pool cabana/guest house with sauna, bath and bedroom, outdoor shower, grilling station and living room with fireplace. (That's where we're staying when we come visit you, just warning.) All this is pretty close to the ocean in hot hot Amagansett. Will some snap up this interesting home soon? For more, see here24 Atlantic Ave, Amagansett
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Southampton Landmark The Lobster Inn Is for Sale, Asking $11.5 Million
March 03, 2017
In a prime location, the Lobster Inn has been a Southampton landmark since 1969. The restaurant plus surrounding land was sold in 2012 but is now back on the market asking $11.5 million. Represented by David Donohue and Joe Peraino of Douglas Elliman, the waterfront property offers many options for a new owner: as a restaurant or developed as single family homes or townhouses. The zoning on the property would allow for 13 single-family homes and there is a variance in place for townhouses with the abandonment of restaurant use, though site plans or individual lots are not yet approved. [caption id="attachment_59707" align="alignnone" width="750"] All images courtesy Douglas Elliman[/caption]   "A buyer can bring his own imagination and amend or re-address what is approved by the town," says David Donohue. We'll be interested to see what happens. For more, see here. 1 Inlet Road, Southampton
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Sleek Modern Bayfront in Sag Harbor Cove is Yours for $5.5 Million
March 02, 2017
This modern home perched over the bay was designed by Stuart Narofsky. The 0.40 acre plot includes 135 feet of bulkheading and a deepwater dock that can accommodate a 42 foot boat. Back on land, there's a really attractive raised infinity pool surrounded by multilevel decking, perfect for lazy summer afternoons. [caption id="attachment_59693" align="alignnone" width="375"] All photos via Douglas Elliman[/caption] Inside is just as striking as outside, with an interesting fireplace/entertainment area, a simple modern kitchen, and a fabulous floating steel staircase. In all, there are four bedrooms, three and a half baths in 3100 square feet. Asking price for the property, listed by Brendan Skislock and Vincent Frezzo of Douglas Elliman, is $5.495 million, which compares well with other bayfront homes in the area. For more, see here. 54 Bay View Drive, Sag Harbor    
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Amagansett Roof Height Kerfuffle: a Tempest in a Teapot
March 01, 2017
Warmer weather means it's time to begin this year's crop of "Oh, those snotty rich Hamptonites think they're above the rules!" stories. In this case, it was a nonissue conflated with another story into a confusing and inaccurate account. To wit: The New York Post reported that local builder Peter Cardel built a house at 84 Meeting House Lane that is higher than the East Hampton’s building code allows. The paper wrote that Cardel is required to remove the roof and gut the top level of the house, and that “the entire neighborhood was up in arms” because the high foundation was causing flooding at neighboring properties. We reached out to Mr. Cardel, who by the way has a fine reputation and does sterling work according to everyone, and he said, "It's an attack piece. The Post was fed lies by their source, and if they'd bothered to fact check, would have discovered the story was untrue. Ann Glennon [the Town of East Hampton building inspector] is very upset about the story." To set the record straight: the house complies with town building codes. One small gable, in the master bathroom, was over the height limit by two feet, and it's that part of the roof that Mr. Cardel is replacing. The town urged Mr. Cardel to just apply for a variance for the gable roof, which would be easy to get, but Mr. Cardel wants to do everything exactly correctly. As for the neighborhood flooding, that, according to others, is being caused by another house under construction nearby with a foundation set too low. The whole thing is a nonissue.  
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Brown Harris Stevens Sag Harbor Finds New Home in Gingerbread House
March 01, 2017
After the horrible Sag Harbor fire on December 16 destroyed their offices, the agents at Brown Harris Stevens have a new home, and it's delightful: the Gingerbread House on Main Street. [caption id="attachment_59678" align="alignnone" width="750"] Photo credit: Stacy Dermont[/caption] BHS had to apply for a variance because the 2009 village code prohibits offices on the ground floor in the village business district, but given the circumstances, the variance was granted. BHS will occupy the space for a year, which should be enough time for the fire-damaged offices to be renovated. The sweet Gingerbread House is one of the best-loved buildings in the village. It dates back to 1840.    
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Did Neil Patrick Harris Just Buy this 13-Acre East Hampton Estate?
February 28, 2017
Our gossip sources inform us that Neil Patrick Harris and husband David Burtka have purchased this sprawling property on Hands Creek Road in East Hampton for $5.5 million. Children Harper and Gideon are in for a fun summer exploring the 13.5 acres of land, along with a tennis court, pool, pool house, and separate garage, and lovely gardens. For extra privacy, the property sits adjacent to 10 acres of town-owned reserve land. The property was sold by Bill Stoecker of Town & Country, who (by the way) remained mum on the buyer. Original asking price was $6.5 million. [caption id="attachment_59660" align="alignnone" width="750"] All photos via Town & Country[/caption] The property formerly belonged to publisher Barney Rosset, who challenged censorship by publishing D. H. Lawrence’s Lady Chatterley’s Lover and Henry Miller’s Tropic of Cancer, as well as The Autobiography of Malcolm X, and authors such as Che Guevara, Ho Chi Minh, Samuel Beckett, and Allen Ginsberg. Life magazine in 1969 called him a "smut peddler;" he said he liked what he liked. After Rosset's death, the house was sold; the next owner salvaged and renovated a barn on the property, which is now the double-height living room. He added another 4,000 square feet of space to the house, which now has four fireplaces, a wine cellar, and a rooftop hot tub. There are four bedrooms, all en-suite, with cherry, ash, and limestone floors. Great buy, Neil! (If it was indeed you, but our sources are reliable.) For more, see here.
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