Behind The Hedges A Homey Bayview Property in Barnes Landing for $2 Million

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barnes landing
A Homey Bayview Property in Barnes Landing for $2 Million
October 18, 2017
This house, originally built in 1972, looks like it was lovingly added on to over the years, so now it has quirky charm. Set on 0.34 of an acre close to the bay in Barnes Landing, the house sports wraparound decking to make the most of the view. There's a private path to the sandy beach, or instead laze around by the gunite pool. Two bedrooms are on the ground floor, including the master, which also has glass doors to the deck. There are two more upstairs and 3.5 baths in all. The kitchen is smallish, in keeping with the age of the house, but everything including the bathrooms has been recently refreshed; we don't think the new owner needs to do a thing before moving in. Barnes Landing is a nice, quiet, family oriented neighborhood as well. Asking price for the property, repped by Ed Bruehl at Saunders, is $2 million. What do you think of the place? Let us know in the comments. For more, click here. 45 Windward Lane, East Hampton
indoor pool
A Beautifully Updated A Frame with Indoor Pool and 5.5 Acres
October 17, 2017
As we wrote a few weeks ago, we love A frames and their fun midcentury optimism. They peaked in popularity between the mid-1950s and 1970s, when the idea of a modern weekend home was enticing to the newly moneyed middle class. Their small size and simple design tended to make them affordable. Not that many are left now. [caption id="attachment_64152" align="alignnone" width="750"] All photos courtesy Douglas Elliman[/caption] This one, in East Quogue, has been beautifully updated, lightened and brightened with such touches as stainless steel cable railings, stainless counters in the kitchen, and white pine floors. Of course there are plenty of windows and skylights as well. There are just two bedrooms and two baths in the 1700 square foot house: perfect for a single person or couple. Outside, there’s a very generous 5.5 acres of land with your own hiking trails, and the gardens are nicely planted with hydrangeas, roses, azaleas, forsythia, and rhododendron. The indoor pool, of gunite, is located in its own pool house and can be heated via solar energy or propane. The pool house boasts its own deck and stone patio, skylights, and sliding glass doors. [caption id="attachment_64151" align="alignnone" width="750"] ?[/caption] Asking price for the property, repped by Edward Kurosz and Susan Ribeiro at Douglas Elliman, is $754,000. We haven’t the foggiest idea how reasonable that is: we’re too busy imagining moving in ourselves. For more, click here. 24 Central Boulevard, East Quogue
Stuart Edelman Joins Douglas Elliman in Southampton
October 17, 2017
Veteran businessman Stuart Edelman has joined the Avigdor | Peyton Team at Douglas Elliman in Southampton. Before real estate, Stuart worked in the garment business for 49 years developing men’s apparel brands. The former president of Edstuart Inc. also founded Bedford Vintage Motorcars. He is looking forward to using his decades of professional experience in real estate. Stuart lives with his family in Orient and has recently accepted the position of Commissioner of the Orient-East Marion Park District. Congratulations, Stuart!
Hamptons and North Fork Sales Doing Well in Third Quarter of 2017
October 16, 2017
As we do every three months, we’re perusing the sales reports put out by the local brokerages. First up is Town and Country’s. Their numbers are pretty good for the Hamptons: in the third quarter of 2017, overall number of sales are up 8%, total home sales volume is up 8.22%, and median sales price is up 7.95%. The bright spot is the sector between $10 million and $20 million, with number of sales up 133%, from 3 in 2016 to 7 in 2017. T&C also analyzes each residential area. Bridgehampton is doing well, with 6 of those 7 $10-$20 million sales in that area, which includes Bridgehampton, Water Mill, and Sagaponack. There were two sales in the region over $20 million, and they were both in East Hampton Village. Highest was oceanfront 211 Lily Pond Lane (best known as the Clintons' former rental) at $29 million. Not doing so well is the Sag Harbor area. See this quote from Town & Country:
On the dark side, Sag Harbor area (which includes Noyack and North Haven) went out to sea for three months! The Number of Home Sales tanked by nearly 30% and the Total Home Sales Volume sank like an anchor at nearly 60%. Closer scrutiny over the 8 price categories monitored by TOWN & COUNTRY and clearly you see why... there were no sales $5M and up. None, zero, zip!
Actually, we disagree: while it’s true that total home sales volume is down 58%, the reason is, as so often in the Hamptons, is that a huge sale skewed the figures. 3Q of 2016 sales were about $74 million. 3Q of 2017, $31 million. Surely the sale of Strongheart in North Haven for something around $32 million, which closed in September 2016, is what made that 2016 number so abnormally high. The North Fork is doing great. Number of home sales were up 15%, total home sales volume increased 23%, and median home sales price rose 22%. The best performing sector was the $1 million to $2 million area, with 140% growth. Southold (which includes New Suffolk and Peconic) showed a lot of demand in 3Q, with was a 71% leap in number of home sales from 24 in 2016 to 41 this year. Total home sales volume more than doubled, and the median home sales price increased 25% to $580,000. All in all, a healthy quarter for area real estate. On to the always exciting fourth quarter, when typically huge deals are done before the end of the year.
It’s a Mod, Mod, Mod, Modular World in Hamptons Homebuilding
October 13, 2017
With soaring costs for labor and lengthy wait times required for traditional site-built or stick-built houses on the East End, modular homes are becoming more and more popular. Built in a factory and then put together on site, these houses are anything but standard, with custom designs tailored to the new owner's taste. To find out more, we chatted with Barry Altman, president of Custom Modular Homes of Long Island, who's been in the modular industry for 30 years. They are the largest custom modular homebuilders on Long Island and are based in Southampton. [caption id="attachment_64128" align="alignnone" width="450"] All photos courtesy Custom Modular Homes of Long Island[/caption] What are the benefits of owning a modular home? Modular homes are built like cars on a production line. Each step is inspected for quality controls before the next step begins. They are constructed indoors, with no weather delays, and have to be strong enough to travel hundreds of miles to your home site. Think of it this way: outdoors your home is built by 4 or 5 workers and takes a year to 2 years until completion. Modular homes are constructed by hundreds of craftsmen in 10 days to two weeks. Depending on the size and complexity of the home, the finishing details can take from 6 to 9 months. Why are modular homes less expensive? Due to the escalating prices of local construction costs here on the East End of Long Island, modular construction saves homeowners approximately 20% in cost. It also saves months in the construction period versus conventional site built construction. This comparative is based upon using the identical materials throughout the home. Are modular homes less safe than stick-built homes? All homes, whether built on site or built in a factory controlled environment, are constructed based upon the standards and codes mandated by the State of New York and the local municipalities. Are modular homes financed differently? Construction funding sources and costs are the same for site-built and modular homes. One benefit of modular construction is that your home will be ready for you to occupy and enjoy in a shorter period of time. In our summer oriented location, getting in your home on time is critical. How do I choose a modular home builder? All decisions on who you choose to build your home should be based upon their knowledge, experience and fair pricing. The largest and most experienced modular home builder in our area is my company, Custom Modular Homes of Long Island, located in Southampton. What styles of modular homes are popular in the Hamptons? Modular homes are everywhere in the Hamptons: from Eastport to Orient and Montauk and everywhere in between. As each home is custom built to the buyer's requirements, the style is determined by buyer's preferences. Moderns, postmoderns, and traditionals are all popular in our market area.
Is This Extraordinary Montauk Home Too Cool for its Own Good?
October 12, 2017
We see a lot of bland cookie-cutter homes in our job, but that is certainly not the case in this extraordinary artist's house in Montauk. It belongs to celebrity and fashion photographer and artist Raphael Mazzucco. Raphael has shot for Vogue and Sports Illustrated, and often hosts the odd supermodel out here. The house is covered with dozens of Mazzucco’s fine art pieces, hand-sculpted fireplaces and paint-speckled floors. [caption id="attachment_64095" align="alignnone" width="750"] All photos courtesy Nest Seekers[/caption] The 3500 square foot house was built with reclaimed wood throughout. There's a large kitchen and an outdoor kitchen, both perfect for entertaining. More interesting tidbits: the sink in the master bath is made out of Arizona turquoise. Bedposts in the guest rooms are made from pilings salvaged from the old Montauk Yacht Club. Sunken stones are incorporated into the home, including bathrooms, and there's a sauna equipped with infrared technology and an angular comfortable teak tub. Outdoors, the pool is near a lily pond; more stones are sunken into the earth to form a path that leads you from the waterside of the property to the top of the hill.    Let's get down to specifics: the four-bedroom, four bath house is sited on one acre of land. Asking price for the property, represented by Dylan Eckardt of Nest Seekers, is $4.35 million. Will anyone pay that for such an extraordinary home? Time will tell. For more, click here. 53 Kettle Hole Road, Montauk
Kerri Blank Joins Douglas Elliman in East Hampton
October 11, 2017
Kerri Blank, a top producer, has been a licensed associate broker for the past 15 years. Prior to entering real estate, she practiced law at a large New York City law firm and then her own law office. Her career as an attorney helped Kerri to hone her skills as an expert negotiator and deal maker. She is also a certified home stager and offers her clients complimentary home staging. [caption id="attachment_64086" align="alignnone" width="333"] Courtesy Douglas Elliman[/caption] Kerri's passion for art, architecture and design, enhanced through extensive European travel, enables her to assist her clients in making the right real estate choices. Congratulations, Kerri!  
billy joel
All About Billy Joel’s Plans for His Sag Harbor House
October 11, 2017
Even celebrities have property rights, although you might not know it in Sag Harbor. The last time Billy Joel’s proposal to rotate his house on Bay Street went before the village Zoning Board of Appeals, the chairman started singing a paraphrase of the song “Downeaster Alexa.” Seriously? How silly can you get? Billy Joel owns a property at the corner of Rysam and Bay Street. There are two houses on the property, awkwardly connected by a breezeway. He wants to renovate the houses to be FEMA compliant, make them more useful as a single family home and rotate them on the property to better align with Bay Street. He is not proposing any additional gross floor area. Rotating the house as designed by Billy's architect and builder would result in better setbacks from Bay Street, less coverage and the rear yard setback becoming more conforming. However, because part of the house would still be non-conforming to rear yard setbacks it would need a variance. The alternative, which would require no variances from the zoning board, is to push the houses away from the rear yard and right to the sidewalk on Bay Street--which has no setbacks. According to Jonathan Tarbet, Billy’s lawyer, “The Board is opposed to the project for reasons not entirely clear and as a result, despite the obvious benefits from granting the variance and the advice of their own lawyer, they so far have refused to consider the merits of granting our request, preferring instead to see us complete the project without any approvals from them.” Cue the singing. Other complaints by the board included the detail that the two boat slips belonging to the property aren’t always in use (????) and that the private dock is kept locked. Um, it’s private? Maybe Billy Joel doesn’t want someone falling off and suing him? Next up, the Architectural Review Board. We hope they’ll do the right thing. The proposed work will preserve the house from flooding, and also improve the side and backyard setbacks and distance to neighboring properties. We say it’s a no-brainer.​
Is This East Hampton South Teardown a Good Deal at $1.9 Million?
October 10, 2017
Here's a small cottage (1250 square feet) surrounded by high-end homes and ripe for teardown. Asking price for property, including the existing house and 0.61 acre of land, is $1.9 million. It's being repped by William R. Stoecker and Paige Stoecker at Town & Country. The surrounding homes might go for $8 or $9 million, but they're on much larger pieces of land and with large houses, tennis, pools already. [caption id="attachment_64071" align="alignnone" width="667"] All photos via Town & Country[/caption] Positives: good neighborhood, south of the highway, flat land with not much to remove before building. Room for possibly a 4000 square foot house and pool. Negatives: address is actually Pantigo Road, but the driveway is 540 feet, so set well away from the highway. 0.62 is not a huge amount of land. If someone spent, say, $1.5 million building their house and pool (say about $400 a square foot, nothing too lavish), after paying $1.8 million for the land, we think the final property value might be around $4 million, leaving some upside potential here. Obviously the lower the buyer can get the land, the better (it last sold in 2013 for $990K), but s/he'd better keep a close eye on construction costs also. What say you? Disagree with us? Let us know in the always-anonymous comments. For more, click here. 370 Pantigo Road, East Hampton
Part of Lasata is in Contract; Jackie Kennedy’s Summer House Price Cut Yet Again
October 09, 2017
The four acre empty parcel that was offered either separately or together with the main house of Lasata is in contract. Last asking price was $12 million. The property that is seven acres plus the house has just had its price dropped yet again, to $30 million. You can't say the sellers aren't serious. Lasata was the childhood summer home of Jackie Kennedy Onassis. The former Bouvier estate on Further Lane in East Hampton debuted on the market in May for $52 million. That was the price for the house and all 11 acres of land. The price was cut in June by $5 million, then in September, another $5 million, down to $35 million just for the house and seven acres. And the price for the main parcel has been cut again another $5 million. How low can it go? [caption id="attachment_63842" align="alignnone" width="750"] All photos via Elliman[/caption] Lasata (which allegedly means "Place of Peace") was built around 1915 in the Arts and Crafts style. The patriarch of the family that produced such disparate characters as Jackie Kennedy Onassis, Little Edie Beale, and Lee Radziwill, was John Vernou Bouvier Jr. (aka "The Major"), a successful lawyer who married an heiress. He purchased Lasata in 1925. Young Jackie spent summers at the house, showing her dogs in East Hampton and jumping ponies, and she loved the place even after it was sold after The Major's death. The house, repped by Susan Breitenbach at Corcoran, Carol Nobbs and Eileen Oneill at Elliman, and Peter Turino at Brown Harris Stevens, was restored by its current owners when they purchased it 10 years ago, along with its guest house, pool house and garage. They have respected the house’s original Arts and Crafts style using vintage Tiffany lighting and Stickley furniture in the kitchen. The fine old grounds, with rolling green lawns and mature trees including linden, London planes, cork and American elm trees, are a fitting setting for the house. The house boasts ten bedrooms, ten baths, and two half baths in 8500 square feet. Not enough space? There’s a one-bedroom guest house, two-bedroom poolhouse, and a three car detached garage. The estate is still spectacular, but is not waterfront. For more, click here. 121 Further Lane, East Hampton
village latch
All About Plans for the New Condos at the Village Latch
October 06, 2017
The plans to transform the historic Village Latch Inn into condos are now before the Southampton Village Zoning Board of Appeals. The owners, developer Steven Dubb of The Beechwood Organization and his partner George Benedict of Southampton, who paid $23 million for the property, are planning 24 townhomes on nearly five and a half acres at 101 Hill Street. At issue are considerations of density as well as environmental and other impacts on the community.  Also required would be permission from the ZBA to change the use of the property from one non-conforming use (as the Village Latch was built before current zoning) to another non-conforming use, the 24 home condominium. But, Steven Dubb told us, the State Environmental Quality Review Act (SEQRA) study already performed on the property concluded that the project would have many benefits for Southampton, including minimal environmental, traffic and other impacts. After all, he pointed out, right now the property is a 67-room transient hotel. To change to 24 condos would involve less traffic and less noise. Dubb also pointed out that while his project would be more dense, at 4.6 units per acre, than the Whitefields property next door, at 1.8 units per acre (which went condo in the 1970s), it would be less dense than other newer condo developments in the village. The Irving on First Neck Lane, for example, has a density of 5.3 units per acre and Coopers Farm is 6.4 units per acre. So what’s next? Dubb says working with Whitefields owners to allay their concerns and satisfying the ZBA at their next meeting. We’ll keep you posted.
Gorgeous Sag Harbor Antique on an Acre Now $1 Million Cheaper
October 05, 2017
This late-Victorian antique house has been expanded and updated. Set on a generous acre plot, the house is 5000 square feet filled with period charm, including the gingerbread trim outside and the moldings indoors. Particularly noteworthy is the lovely new kitchen with Lacanche range and the master suite, with its own balcony, a tiled fireplace (which would have to go if we were the buyers), and a white marble bathroom with steam shower and sauna. There are four bedrooms in all, four baths, and two half baths. The lower level, which is walk-out, has been finished as a playroom, mudroom, and storage area. [caption id="attachment_64054" align="alignnone" width="747"] All photos via BHS[/caption] Asking price for the property, repped by Mark J. Baron and Jane Babcock at Brown Harris Stevens, is $4.75 million. 1.5 years ago, it was one million more. We think this is a great price now. With an unusually large plot of land, there's plenty of room for terraces, a 40' gunite pool with pool house, a separate garage and a spacious parking court. The large porches offer plenty of room for covered dining and relaxation as well. The one catch with this property is the location. Oakland Cemetery is across the street, which might put people off. Also, Jermain Ave is a busy cut-through street, so there's that too. Other than those issues (we personally think living next to a cemetery would be cool), this is a great property. For more, click here. 71 Jermain Avenue, Sag Harbor