Homes for sale in Westhampton Dunes

About Westhampton Dunes

Homes for sale in Westhampton Dunes, New York: the oceanfront barrier island Westhampton Dunes is a small village on the barrier island along Dune Road , with the Atlantic Ocean on one side and Moriches Bay on the other. It is one of the most exclusive addresses in the western Hamptons: oceanfront and bayfront homes, many rebuilt and elevated to the latest standards after the storms of the 1990s. Those looking for homes in Westhampton Dunes seek the rarest thing in the Hamptons: living with ocean and bay just steps apart, with a genuine private beach and sunsets over the bay. Why buy in Westhampton Dunes It is pure oceanfront 90 minutes from Manhattan — the closest ocean point to the city. The homes, largely modern and elevated, combine direct beach access with dual views (ocean and bay). A premium, very limited-supply segment. Ocean and bay at one address The narrow barrier island puts ocean beach and calm bay waters metres apart — ideal for swimming, boating and sunsets, rare even in the Hamptons. Westhampton Dunes' areas Oceanfront Homes with direct Atlantic beach access, the most valued segment. Bayfront (Moriches Bay) Homes with docks and sheltered waters, ideal for boating and sunsets. Types of property in Westhampton Dunes Oceanfront homes — beachfront on Dune Road, the top of the market. Bayfront homes with docks — for boating, with bay views. Elevated new construction — modern builds to flood standards. Taxation, costs and due diligence in the Hamptons (East End, New York) Peconic Bay CPF (2%) + Community Housing Fund East End purchases pay the Peconic Bay Community Preservation Fund , a 2% transfer tax on value above an exemption (typically the first US$400k on improved property), paid by the buyer. Since 2023 a 0.5% Community Housing Fund also applies in several towns. These are meaningful purchase costs to budget from the start. New York mansion tax and closing costs New York levies a progressive mansion tax above US$1 million (1% up to 3.9% in top brackets), plus title insurance, state transfer taxes and attorney fees (lawyers on both sides). In luxury, closing costs are significant. Property tax (Suffolk County) Annual property tax in Suffolk is high and varies by school district — typically 1.5% to 2.5% of value per year. It is the largest recurring cost and should be confirmed per address. Flood, coastal erosion and permitting Oceanfront and near-ocean homes (Dune Road, barrier island) face flood, erosion and FEMA-zone exposure — flood insurance and elevation requirements weigh on cost. Exterior and wetland works need approval (wetlands, DEC, ARB). Verify easements, the coastal erosion line (CEHA) and storm history. Septic / water quality (Suffolk I/A) Many homes use septic; Suffolk requires advanced (I/A) systems in many replacements. Assess condition and upgrade costs. International buyers Foreigners may buy without restrictions. On resale, FIRPTA withholding applies and, in ultra-luxury, federal estate tax exposure is worth planning. Tax advice before closing is recommended. Westhampton Dunes outlook for 2026 Westhampton Dunes enters 2026 as the oceanfront address closest to Manhattan: minimal supply, modern elevated homes, ocean and bay on one lot. A rare opportunity for those seeking true oceanfront in the Hamptons. For those looking for property in Westhampton Dunes — oceanfront, bayfront or a summer house — the village delivers exclusivity and dual water frontage. Consult our updated selection of properties in Westhampton Dunes.