Behind The Hedges Save $35 Million Buying This Quogue Property

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Save $35 Million Buying This Quogue Property
June 06, 2018
Yes, we know. You want a place on the ocean, because ocean. But you also want a place nearby to dock your boat, which is not the ocean. East of the canal, your best bet is Meadow Lane, Southampton, and a very fine choice it is. 1050 Meadow Lane is for sale, which is oceanfront, with 3.38 acres, including a dock on Shinnecock Bay, and a 10,000 square foot house. Fabulous. Lovely (although we will point out there's no tennis.) Asking price is a mere $55 million. (Note: all pictures in this listing are from the next property we will mention, below. Sorry if it's confusing.) [caption id="attachment_68367" align="alignnone" width="750"] All photos via Corcoran[/caption] Ouch. If your pockets aren't quite that deep, why not look on the other side of the canal? This property is oceanfront, on 3.25 acres, offers a nice dock for your boat (actually there's room for five boats), sports a 13,000 square foot house, and a tennis court. Asking price is $20 million (which was recently slashed $5 million). As a slight downside, there isn't as much ocean frontage as on Meadow Lane, but how much ocean frontage do you really need to own? Repped by Gary DePersia at Corcoran, the house boasts two outdoor fireplace for chilly evenings.   Of course there's everything else luxury buyers want these days: a pavilion by the tennis court, cabana by the pool, outdoor kitchen, wine room, and nine bedrooms to accommodate every one you know who stops by for the weekend. For more, click here. 168 Dune Road, Quogue
Southampton Grosvenor Atterbury Barn in Contract
June 05, 2018
From what we understand, this barn was originally part of the estate owned by Grosvenor Atterbury's parents and then inherited by the man himself. The buildings were all designed by him. The barn here, c. 1910, boasts most of what people like about adapting barns to live in: old beams, plenty of light and space, and quirky charm. Right now, the interiors are best described as "minimal," but that leaves plenty of scope for the new owners to put their stamp on it. [caption id="attachment_68358" align="alignnone" width="750"] All photos via Corcoran[/caption] Repped by Natalie Lewis at Corcoran, the property includes one acre of land, the 3300-square foot barn with three bedrooms and three baths, and an inground pool. It's now in contract, at a last asking price of just $815K. Why so cheap? Well, the address is Eastway, but the property is right on Montauk Highway. That said, this area (by Atterbury Estates) is less traveled than other parts of the highway. We're happy to hear from Natalie that the new owners plan to restore the place. The property sold for $550K less than two years ago, but the new owners clearly put some work into restoring the place; we'd love to see what it looks like once it's completely redone. It should be a showplace. For more, click here. 85 Eastway Drive, Southampton
Ben Krupinski: An Appreciation
June 04, 2018
News of the tragic death of builder Ben Krupinski, his wife Bonnie Bistrian Krupinski, their grandson Will Maerov, and pilot Jon Dollard shocked the Hamptons on Saturday, June 2. The New York Times, in a 1992 profile, dubbed him "Contractor to the Stars," but he was much more than that, particularly in the Hamptons where he and Bonnie were known for their kindness and generosity. They were also the proprietors of some of our favorite restaurants, including the 1770 House, Cittanuova, and East Hampton Point. Ben worked in the Hamptons, New York City, Westchester, and Fairfield County, particularly Greenwich. He was known everywhere as a hard worker, someone who wasn't satisfied with less than the best, and a modest guy. He worked his way up to the top by being the best at whatever he did. An East Hampton native, he worked till 11PM in his father's store, Benny's Deli. He then worked for his wife's family business, Bistrian Sand and Gravel, eventually starting his own business in 1980. He quickly became known for top quality work and the great and the good (Martha Stewart, Billy Joel, Roger Waters) soon took notice. His trucks began to be seen all over the South Fork, whenever a great estate was rising from the sand or an important building needed renovation. Martha Stewart told Behind the Hedges, "I am devastated by the news of the untimely passing of my dear friends Ben and Bonnie Krupinski and their grandson William Maerov. Ben and Bonnie were my friends from the moment I met them in the early 1990s. "I was fortunate to work with Builder Ben, as I always called him, on the renovation of my 1878 home in East Hampton. I loved his ability to problem solve and build a beautiful homes. Together they were generous philanthropists and supporters of East End businesses. "Bonnie became my dear friend and always exuded charm and practical good sense. When they began raising their grandchildren they did so with gusto, intelligence and a sense of wonder and love. "Will, their grandson, was an outstanding young man--very curious, well educated, well-traveled and a delight to be with. I spent a lot of time with Will, advising him on business plans and together we planned his grandparents' 70th birthday party last summer. His potential was lost in this very unexpected way. "I will miss each of them so very, very much." David Steward, who work with Krupinski on the construction of his East Hampton home (above), commented to Behind the Hedges, "Ben Krupinski was the ultimate builder and an amazing partner when we built our modern home in Springs. He managed a large construction company and numerous real estate investments out of his handsome office on Newtown Lane, yet still really loved to go out on the worksite and pitch in with the work--and he took amazing care in everything that he did. Our home is on Accabonac Harbor, so we had to be very conscious of the water table and potential flooding. We arrived one day for a site visit and Ben was on the backhoe digging a deep hole where the foundation was going to be poured. For about a month he watched the water level in the hole and determined that we could get an added foot to our lower level ceiling height which made our house that much better and yes, it never flooded even through many hurricanes. "We will miss Ben terribly. His quest for perfection and deep knowledge of construction combined with his wonderful sense of humor and many contributions to East Hampton will be impossible to replace." A company statement on Instagram reads, "In honor of Ben & Bonnie, with whom we have been fortunate to work as members of their extended family, we continue their commitment to delivering excellence in service to all of you in the community." Indeed. Thanks so much.  
$10 Million Gilding the Lily on Bridgehampton Oceanfront
June 01, 2018
We don't get it, we really don't. This property was a new build three years ago that sold for a healthy $27.5 million. 1.5 acres on the ocean in Bridgehampton. 7350 square feet, plenty of decks, pool, walkway to ocean, all very nice, designed by Barnes Coy Architects. According to Mansion Global, the new owner then called in builder Ben Krupinski for a "two-year, $10-million-plus project has added a roof deck, a kitchen with pizza oven and bar, as well as two TV-viewing areas, on top of 6,000 square feet of outdoor entertaining space." What the what? The house already had a roof deck with a nice fireplace as well as "6,000 sf of deck and entertainment space" (that quote is from the earlier listing). What did they spend ten million dollars on? We don't get it. The interiors look virtually the same as in the previous listing--actually we liked the furniture much better before. The new stuff is a little, shall we say, glitzy for the Hamptons. OK, we noticed they changed the rather nice staircase. And if they spent all this money on the roof deck, why aren't there any pictures of it in the listing? Now the property has been relisted with Ed Petrie, James Petrie and Charles Forsman at Compass and it's asking $42.5 million. We have a feeling it's going to sit, but who knows, maybe we'll be proved wrong. For more, click here. 263 Surfside Drive, Bridgehampton
Sag Harbor's Former Methodist Church in Contract, Finally
May 31, 2018
This building, which was Sag Harbor United Methodist Church for many years, has had a tumultuous history for the past ten years. The building dates back to 1835, when it was originally constructed on High Street; it was rebuilt in 1864 on Madison Street. The congregation sold the building in 2008 to Southampton Town Councilman and former Goldman Sachs general partner Dennis Suskind because it felt unable to keep up with the maintenance. The banker paid $2.8 million and wanted to transform the 13,000 square foot space into a loft-like building with seven bedrooms. He fell out of love with it and put it back on the market for $3.5 million. [caption id="attachment_68317" align="alignnone" width="667"] All photos via Compass[/caption] Billy Joel wanted to convert the space into a recording studio, but was too daunted by the structure's poor condition. Then the church changed hands twice again. The owner in 2013, Sloan Schaffer, who paid $4 million, contracted with Bates Masi architects to turn the place into his own personal residence. That didn't happen. He then put the property back on the market in 2015, along with the Bates Masi plans and renderings, asking a frankly humorous $23.5 million. Gradually the price was shaved; and now it's back in contract, repped by Lori Schiaffino at Compass, with a last asking price of $9 million. We'll be eager to see who bought it, how much they paid, and what their plans are for the space. As the listing states, "Plans for the 15,000 square foot building include a pool, indoor spa, and open floor plan on the ground level with soaring double-height ceilings." It will be fantastic if an owner with many resources wants to expend them making an extraordinary home. For more, click here. 48 Madison Street, Sag Harbor
farmhouse in orient
A Simple Modern Farmhouse in Orient for $2 Million
May 30, 2018
Look north, homebuyers! And why not? This property, repped by Bridget Elkin at Daniel Gale/Sotheby's, is very close to the bay, in peaceful, quiet, picturesque Orient. Set on 2.36 acres, there's a Hamptons-style saltwater pool and plenty of room for whatever else you'd to add. The exterior is simple, plain, and unpretentious. Looks almost like an 18th century house, actually. [caption id="attachment_68307" align="alignnone" width="750"] All photos via Daniel Gale/Sotheby's[/caption] The interiors are bang up to date, everything having been recently redone in shades of gray. We quite like the gray, mostly, except for the floorboards which strike us as too instrusive--we'd want to darken or bleach them. The kitchen and bathrooms are all done in gray too with the occasional spot of bright color. The house isn't large by Hamptons standards at 3450 square feet, with three full and two half baths. A buyer might be able to finish a lower level, though, if they wanted more space. Prices in the area are all over the place, and this is the most expensive property for sale in Orient, but we're thinking it's not a bad price given the generous acreage and the pristine state of the house. What do you think? For more, click here860 Diedricks Road, Orient  
whaling captain
Whaling Captain's Lovely Historic Home Sells Fairly Quickly
May 29, 2018
This historic whaling captain's home has undergone quite a transformation. It first hit the market back in 2013, when it was in need of restoration but had many cool original details retained. It was the home of Shamgar Huntington Slate (say that three times fast), captain of the whaleship Neptune in 1841 and owner of this residence. ("Shamgar": a name you don't hear much these days.) In 2013 the place was almost original condition, with original millwork, random-width pumpkin pine flooring, two parlors, three original staircases, three bedrooms and two and a half baths. Total square footage was 2555 and the land is 0.34 of an acre. An enterprising person purchased the property for $1.7 million not too long after the property hit the market. Last autumn, the house hit the market again. The house is now 4500 square feet--it was added on to in the rear and the lower level was finished. There are five bedrooms, including a large master, and 5.5 baths. Of course there's a new kitchen, and outside, there's a sweet new picket fence, landscaping, and a spanky new gunite pool along with a cute pool house. Of course, none of this came cheap. The property, repped by David Cox at Corcoran, was asking $6.325 million but sold on May 23 for a very fair $5.5 million. And of course the new owner, besides enjoying all the latest amenities including smart house technology, gets bragging rights to living in a whaling captain's home. Somewhere, ol' Shamgar is smiling. (Probably Macao, where he is apparently buried.) For more, click here. 245 Main Street, Sag Harbor
The Parrish Art Museum Invites You on a Garden Tour
May 28, 2018
Get inspired by some spectacular area gardens! Make Saturday and Sunday, June 9 and 10, into a gardening weekend. First up are three inspiring talks on garden design on June 9, from 9AM to 1PM, by Mikyoung Kim, Martha Schwartz, and Peter Wirtz. That evening, enjoy a cocktail party from 6-8PM. Cocktails and hors d'oeuvres will be served at the Sagaponack garden and Sculpture Field of Susan and Louis K. Meisel. This extraordinary property features works by Kenneth Snelson, Robert Graham, Hans Van DeBovenkamp, Joel Perlman, and Audrey Flack. The stunning grounds include a perennial garden and over 200 rare and unusual specimen trees. The next day, June 10, from 10AM to 3PM, go on a self-guided tour of five extraordinary Hamptons gardens:
  • Garden of Jan and Randy Slifka, East Hampton Village
  • Calf Creek Cottage, Water Mill
  • Hollyhock, Garden of Mary Ann Tighe and Dr. David Hidalgo, Southampton Village
  • Garden on Christopher Street, Southampton Village
  • Garden on Little Plains Road, Southampton Village
Tickets start at $200 for members. For more information, click here.
What's Going on with Hamptons Real Estate, Summer 2018
May 25, 2018
Welcome to summer 2018! Here's what we can expect from real estate over the next few months. Whisper it, but many agents are saying it's a buyer's market. Things are slo-o-ow. Of course, for obvious reasons, no one wants to go on record with that sentiment. How much this has to do with the utterly miserable, cold, wet spring we've had is arguable. If we have a summer of good weather, this might translate into better sales this autumn. When it comes down to it, on a beautiful summer afternoon, there is no place on earth finer than the Hamptons, and people will always want to be here. There are signs of life in some markets. According to many brokers, the Trump tax plan is turning out to be beneficial to Hamptons buyers. For example, Sag Harbor still super hot--everyone loves the charm of the village and wants to be there. Even Noyac (which is of course usually advertised as Sag Harbor) is racking up sales. The area is showing no signs of slowing down. Also, anecdotally, we're hearing very good things about the market west of the canal. Much less stressful traffic and lower prices are translating to sales in Quogue, Westhampton, even Remsenburg. On the lower end of the Hamptons market, under $1 million, properties are flying off the market. There just isn't enough inventory, so when lower-priced properties are listed, they are quickly snapped up. Also selling quickly are new builds. Project houses--which need work--are languishing. With tension and uncertainty in the world, plus lack of time, no one wants to remodel. They just want to arrive as stress relief and have everything done for them. Even better are new-builds sold completely furnished. No effort required. According to Town & Country's real estate report, East Hampton Village is doing well: in the first quarter of 2018, the median home sales price was $7.625 million, a 154% leap over the $3m median home sales price year over year 1st quarter. The total home sales volume rocketed 375% from $16.772 in 2017 to $79.65 million in 2018 same period. As for rentals, the medium level is struggling because of lack of inventory. People who would have rented old-school south-of-the-highway mansions now want new builds. The new builds are usually north of the highway, because, of course, that's where the land is. How many of these predictions will pan out? Which new celebrity neighbors will pop up this summer, and will there be any jaw-dropping sales? Time will tell. As always, real estate out here is a competitive sport.
$17.5 Million East Hampton New Build: Don't Hate Me Because I'm Beautiful
May 24, 2018
Yep, we gotta admit: we're kind of a little in love with this place. We don't hate you, beautiful! You deliver pretty much everything anyone could want, including an ocean view, in their Hamptons home. [caption id="attachment_68279" align="alignnone" width="750"] All photos by Chris Foster, via Corcoran[/caption] Of course, it all comes at an equally glamorous price. The property is repped by Charlie Esposito and Debbie Brenneman at Corcoran. The details: 10,000 square feet (including lower level) of house. 1.6 acres of land, with pretty views of Hook Pond and the ocean from the second floor. We mean, look at this--is this "third-floor observation deck with gas fireplace and wet bar" the coziest thing ever? Yes. Yes it is. The house is done in a low-key, modern style, very appealing. Not too stark, not pretentious. Seven bedrooms, 11.5 bathrooms, of course a pool and spa, and pool house. In the lower level, "a glass-enclosed wine cellar and gym, plus a full steam room and state-of-the-art infrared sauna." Aaaaah. Basically the only issue here is the price, $17.5 million, which strikes us as ambitious. The land sold for just over $6 million last year. However, as we know, new builds with nothing to do are hot, so it could be very possible that this beauty finds a willing suitor quickly. For more, click here. 20 Hook Pond Lane, East Hampton  
Westhampton Beach's Beach Bakery Grand Cafe is for Sale
May 23, 2018
As traffic and prices east of the canal get more insane, real estate west of the canal gets more and more popular. Westhampton Beach is enjoying something of a renaissance lately. And in town, the Beach Bakery Grand Cafe is a very popular meeting spot right in the center of Main Street. It's now available for sale for the first time in 30 years. Represented by Hal Zwick and Patrick. M. Galway at Town & Country, the business is available turnkey for $5.75 million. All buildings and equipment are baked right in! [caption id="attachment_68271" align="alignnone" width="750"] Photos courtesy Town & Country[/caption] The building is 7700 square feet, set on 0.3 of an acre. The full-service restaurant was renovated and expanded at a cost of $3 million five years ago, with top of the market equipment added, seating expanded, and front and back patios updated. There's an elevator that connects the first and second floors, with staff apartments on the second floor. Owner Simon Jorna, who has grown the business over the past three decades, plans to retire. He hopes "the new owners will continue to operate [the] business as a bakery, or at least a restaurant." For more, click here. 112 Main Street, Westhampton Beach
That Clear Glass House in Springs is Back on the Market
May 22, 2018
This house is very cool. It was designed by Jeff Smilow, structural engineer of NYC's Freedom Tower. It juxtaposes the streamlined design glass and steel with the organic environment that surrounds it. And it's practically the size of the Freedom Tower at a massive 10,000 square feet, with six bedrooms and 6.5 baths. One staircase leads to two master suites, both with marble baths, and another staircase leads to four guest bedrooms, each with its own bath. The house originally hit the market around a year and a half ago asking $5.5 million; now it's back asking just under $5 million. So why didn't it sell? Well, it's not in the toniest location, 145 Neck Path in Springs, considering its price. The real culprit, we tend to think, are the interiors. As we like to say around here: staging. Get some. While we're sure the owner of this house loves his own interior decor, it strikes us as terribly cold and unwelcoming. Like a cross between an airport terminal (the mural with the mountain should say "Welcome to Denver International") and a car dealership, both with an upstairs bar area. We mean, come on: Who except a kid on a scooter thinks this is what they want out of a living area? (The pouffe in the middle of acres of nothing cracks us up. Oooh, inviting.) Though we do like what looks like a drip mural in the stairwell, an homage to local Jackson Pollock, we suppose. This bathroom is so minimalist it barely exists. This is an easy fix, folks. Just add some furniture, rugs, textiles to warm up the space. Group everything nicely for conversations. Other cool features: the fabulous pool, which is 27' x 55', saltwater and gunite with inset hot tub. There's a basement that connects via tunnel with a marble bathroom, a 4 car garage, and even more space for a future cinema room. The plot side is 1.93 acres, with a large nature preserve in the rear. We'll be interested to see if this place, now represented by Robert Kohr at Sotheby's, sells now and at what price. For more, click here. 145 Neck Path, East Hampton