6 Bedroom Home for Sale Waterfront in Westhampton Beach - New York - USA

• Bedrooms: 6
• Bathrooms: 8
• Parking: 2
• Size: 464.52 m²
• Price: $11,475,000

Experience 45 meters of pristine oceanfront in this fully renovated contemporary masterpiece, boasting panoramic 360-degree views of the ocean and the bay. Designed for seamless indoor-outdoor living, the home features expansive multi-level decks, a private boardwalk to the beach, and floor-to-ceiling glass sliding doors that frame breathtaking water views from every room. This stunning 6-bedroom, 7.5-bathroom home is thoughtfully designed with two private wings for comfort and separation.

Enter through a dramatic foyer with high ceilings into an ocean-facing living room, where double doors open to an expansive deck and direct beach access. The open-concept layout flows into a custom kitchen with stainless steel appliances, leather-finished Naica quartz countertops with a waterfall island, and bespoke cabinetry. A large sliding door leads to the bay-facing deck and down to the pool terrace. The first floor includes three en-suite bedrooms.

In the left wing, you will find a powder room, laundry room, and a junior suite with ocean views, a fireplace, walk-in closet, and access to a private deck. Upstairs, the primary suite offers a serene retreat with a fireplace, seating area, walk-in closet, and a spa-like bathroom with a shower and powder room. The right wing houses two more en-suite bedrooms and a second staircase leading to the upper floor, where two additional en-suite bedrooms offer flexible accommodations for guests and family.

Outdoors, enjoy the heated gunite pool facing the bay and a hot tub, adjacent to a fully equipped kitchen with a built-in grill, refrigerator and freezer drawers, ice maker, and sink. An outdoor cabana with a bathroom and storage completes this ultimate waterfront retreat.

Department of Health and Permits in Order for New Construction of a 743 m² Custom Home with Waterfront Pool.

Consultant Analysis: This Estate, Westhampton Beach, and Dune Road

Westhampton Beach — The Entry Point to the Hamptons

Westhampton Beach is the westernmost village of the group known as the Hamptons, in Suffolk County, at the southern tip of Long Island's South Fork. Positionally, it is the entry point to the Hamptons from Manhattan — approximately 1h45-2h15 via Long Island Expressway / Sunrise Highway under normal conditions; significantly longer during summer peaks (Fridays reaching 3-4h via the "trade parade"). LIRR Montauk Branch reaches Westhampton station in ~2h.

Differentiating characteristics within the Hamptons group:

• More affordable in price than Bridgehampton, Sagaponack, or East Hampton — a historic late 19th-century village with its own life centered on the commercial Main Street and the Westhampton Beach Performing Arts Center
• More viable commute for part-time residents who come and go frequently during the summer
• Demographic mix: predominantly family-oriented, with a historic presence of the NYC Jewish community, but without the ultra-premium hedge fund/PE concentration that defines Sagaponack
• Westhampton Yacht Squadron, Quogue Field Club: traditional clubs in the region
• Francis S. Gabreski Airport (FOK): immediately adjacent executive aviation — a material advantage for this segment

Dune Road — The Iconic Address

Dune Road is the barrier island road that separates the Atlantic Ocean to the south from Moriches Bay and Quantuck Bay to the north. It extends for about 16 kilometers between Westhampton Beach and Quogue, with specific characteristics:

• Oceanfront on one side, bayfront on the other: "ocean-to-bay" lots are the most coveted — Atlantic frontage + private dock on the bay
• 199 Dune RD: the number suggests a position in Westhampton Dunes (the far west end of the barrier island) — an area that has historically suffered erosion and post-storm reconstruction; a separate incorporated village from Westhampton Beach with its own rules
• Narrow road: heavy seasonal traffic with a single access point via the Beach Lane bridge — summer congestion is structural
• Construction restrictions: NYS DEC, Town of Southampton, FEMA, and sometimes the Army Corps of Engineers regulate construction on the barrier island; expansions and reconstructions require multiple approvals

The Critical Attribute Rarely Declared: Permits for New 743 m² Construction

The description discreetly mentions: "Department of Health and Permits in Order for New Construction of a 743 m² Custom Home with Waterfront Pool". This is one of the most valuable attributes of the listing and deserves highlight:

• "Shovel-ready permits" on a Hamptons barrier island are extremely rare and valuable
• Typical approval process for new oceanfront construction on Dune Road: 18-36 months via Health Department, DEC, FEMA elevation requirements, Town zoning, ARB (Architectural Review Board), and eventual public hearings
• Cost of the permit process alone: USD 200,000 – USD 500,000+ in consultants (coastal engineer, zoning lawyer, architect, expediter)
• Permits transferable to the new owner: significant savings in time and capital for those planning a teardown + reconstruction
• 743 m² vs. the current 464 m² = 60% more permitted area for new construction

Economic implication: the seller is offering a double option — buy the current 464 m² home (turnkey, with functional pool and cabana) or use the property as a vehicle for teardown + new 743 m² construction (with permits already approved, avoiding a years-long regulatory process). For specific profiles, this optionality is worth millions.

The Current Program — 464 m² Oceanfront

Configuration of the existing home:

• 45 meters of ocean frontage: a measurement in itself — in the Hamptons, oceanfront is sold by the linear foot. 45 m = ~148 linear feet of ocean. Typical comparables in WHB: 50-100 feet (mid-segment); 100-150 feet (premium); 150+ feet (trophy). This property is in the upper range of frontage
• 360-degree ocean + bay views: an ocean-to-bay lot is an absolute premium configuration — implying direct access to both bodies of water
• Private boardwalk to the beach: eliminates the walk via public access; material use value
• 6 bedrooms / 7.5 bathrooms distributed in two wings: left wing (junior suite with ocean view) + right wing (two more suites); upper floor with primary suite + two en-suite bedrooms. Configuration allows for family/guest separation
• Heated gunite pool facing the bay: gunite (sprayed concrete) is premium construction for pools — superior durability compared to vinyl liner or fiberglass
• Adjacent hot tub
• Full outdoor kitchen: built-in grill, refrigerated drawers, freezer, ice machine, sink — serious outdoor entertainment
• Outdoor cabana with bathroom and storage
• Contemporary finishes: leather-finished Naica quartz (premium tier), waterfall island, floor-to-ceiling glass doors

Price Analysis

USD 11,475,000 for 464 m² (~5,000 sqft) built = USD ~2,295/sqft built.

To contextualize:

• Westhampton Beach oceanfront (45m+ frontage, 4,000-6,000 sqft): USD 7M – USD 18M depending on footage, lot, condition of the home, exact frontage
• Quogue oceanfront: USD 8M – USD 25M (more discreet neighboring village)
• Bridgehampton oceanfront comparable: USD 20M – USD 60M+
• Sagaponack oceanfront: USD 25M – USD 100M+
• East Hampton oceanfront: USD 20M – USD 80M
• Amagansett oceanfront: USD 15M – USD 45M
• Montauk oceanfront: USD 8M – USD 25M (further east, surf-oriented, distinct profile)

The positioning of USD 11.475M is in the mid-upper range for Westhampton Beach oceanfront. Considering the differentiating attributes (45m frontage, ocean-to-bay, private boardwalk, fully renovated contemporary home, permits for 743 m² new construction), it is coherent pricing. Those comparing only with Bridgehampton/Sagaponack see a bargain; those comparing within Westhampton Beach see a fair price for the local premium segment.

Specific Points of Attention — Hamptons Barrier Island

Structural Climate Risk — Maximum in this Category

This property is on an oceanfront barrier island — the category of maximum exposure to weather events for any property in the USA:

• Sandy (2012): caused a devastating storm surge on Dune Road, with several homes destroyed in Westhampton Dunes and Westhampton Beach. Reconstruction required significant elevation (frequently +1.5 to 3 meters above base flood elevation)
• FEMA flood zones VE / AE: almost certain for 199 Dune RD; VE is the category of maximum exposure (water velocity + wind)
• Coastal erosion: the Dune Road coastline has a documented dynamic of erosion; beach nourishment programs (artificial sand replenishment) are carried out periodically by the Army Corps
• FEMA reclassifications: maps are updated periodically; risk of increasing insurance premiums
• Storm surge in a major hurricane: a non-hypothetical scenario; a Category 3+ crossing Long Island causes devastation

Insurance — Market in Collapse for Hamptons Barrier Island

• Homeowners insurance (HO-3 or HNW equivalent): USD 30,000 – USD 90,000/year is realistic for a property of this scale in a VE zone
• Wind insurance (frequently separate): USD 15,000 – USD 40,000/year
• Flood insurance (NFIP + private excess): NFIP caps at USD 250k coverage but is mandatory with a mortgage; excess flood policies for real value can reach an additional USD 20,000 – USD 60,000/year
• Insurers leaving: several companies reduced capacity on the NY barrier island post-Sandy; Citizens NY (NYPIUA) and the National Flood Insurance Program have become options of last resort
• Post-Sandy elevated homes: significantly lower premiums; verify if this one was elevated

Peconic Bay CPF Tax

Peconic Bay Region Community Preservation Fund (CPF): a tax of 2% on the transfer value (above an exemption of ~USD 400,000 in Southampton Town), paid by the buyer. For USD 11.475M, this represents approximately USD 221,500 in additional acquisition costs.

Property Tax

Suffolk County in the Hamptons has an effective property tax between 1.1% and 1.7% of market value. For USD 11.475M: USD 125,000 – USD 195,000/year. Tax grievance is a standard practice and can reduce this by 10-25%.

Access and Seasonal Logistics

Dune Road has a single access point via the Beach Lane bridge (or Jessup Lane). During summer peaks:

• Traffic can add 30-60 min to short trips
• On holiday weekends (4th of July, Labor Day), extreme congestion
• In a weather emergency, evacuation is via a single bridge — a logistical factor to consider

Maintenance in Extreme Marine Environment

Oceanfront homes have accelerated wear due to:

• Salinity: corrosion of metals (hardware, appliances, outdoor equipment)
• Sand: gets into mechanisms, motors, roofing systems
• Wind: stress on windows, doors, roof, decks
• Humidity: mold, mildew, wood deterioration
• Direct sun without protection: deterioration of paint, outdoor furniture, decks

Maintenance budget for an oceanfront barrier island: 2.5% to 5% of the home's value per year in cycles — USD 285,000 – USD 575,000/year is realistic for this property.

Permits for New Construction — Critical Verification

Regarding the permits for 743 m² new construction:

• Confirm validity: permits expire after a period of inactivity (typically 12-24 months); verify exact date and current stage
• Confirm transferability: not all permits transfer automatically
• Scope of permits: do they cover foundation, structure, mechanicals, exterior, pool, septic system?
• FEMA elevation requirements: does the new construction respect updated base flood elevation?
• NYS DEC compliance: specific environmental regulations for the barrier island
• Predictable construction costs: USD 1,500-3,500/sqft for custom oceanfront Hamptons = USD 12-28M+ for 743 m² (8,000 sqft). Total investment with teardown + reconstruction: USD 23-40M

Seasonal Rental — Operational Offset Option

Hamptons oceanfront in summer (Memorial Day to Labor Day, 14 weeks) generates significant seasonal rental income:

• Typical seasonal rent for a 6-bed oceanfront home in WHB: USD 150,000 – USD 400,000 per season (Memorial Day to Labor Day)
• Monthly rent (July or August separately): USD 60,000 – USD 150,000/month
• Peak weekly rent (4th of July week, Labor Day week): USD 25,000 – USD 60,000/week
• Net after management (15-25%), maintenance between tenants, marketing: 60-75% of gross
• Short-term/Airbnb rental: Southampton Town has strict STR regulations; minimum rental generally 14 days; mandatory registration

For an owner who uses it 4-6 weeks/year and rents the rest of the summer, income can offset between 30-60% of annual operating costs. This is not an aggressive yield thesis; it is a wealth strategy with an income component.

Who This Property Makes Sense For

• Hamptons oceanfront second home buyer with a substantial balance sheet (typical net worth USD 50M+), looking for entry into the ocean-to-bay segment without the Bridgehampton/Sagaponack price tag
• Investor with a teardown + reconstruction thesis: the permits for 743 m² deliver material optionality — one can live in the current house while planning, or demolish immediately
• Multi-generational family: 6-bed configuration with 2 wings + upper suites allows for ample accommodation
• Buyer valuing quick proximity to an executive airport: FOK (Gabreski) immediately adjacent
• Owner-user willing to rent for part of the summer (4-8 weeks) for operational offset
• Buyer looking for ocean-to-bay in the Hamptons with a private boardwalk: a rare configuration outside the USD 20M+ segment
• Buyer with informed climate risk tolerance and financial capacity to absorb occasional events

Who It Does NOT Make Sense For

• Those who cannot tolerate maximum climate risk: barrier island oceanfront has structural exposure to hurricanes and storm surge
• Those who cannot absorb USD 285k-575k/year in maintenance + USD 125-195k/year in property tax + USD 60-130k/year in insurance = USD 470-900k/year without rental income
• Those seeking aggressive yield: oceanfront is capital preservation + personal use, not yield
• Those who prefer inland property with much lower climate risk (Old Brookville, Greenwich, Bedford)
• Those needing quick liquidity: limited buyer pool, typically 9-24+ months
• Those who prefer the absolute prestige of Sagaponack / Bridgehampton vs. Westhampton Beach
• Buyer without the capacity for wealth structuring against estate tax (federal + NY State)
• Those who do not verify permits: the 743 m² optionality requires specific technical due diligence

Comparables Within the Hamptons

• Westhampton Beach oceanfront comparable: USD 7M – 18M depending on scale
• Quogue oceanfront: USD 8M – 25M (neighbor to the west, more discreet, Quogue Field Club)
• Quogue / Westhampton Beach village (non-oceanfront): USD 3M – 10M
• Hampton Bays: USD 1M – 5M (more accessible, more residential year-round)
• Bridgehampton oceanfront: USD 20M – 60M+ (absolute premium)
• Sagaponack: USD 25M – 100M+
• East Hampton village oceanfront: USD 20M – 80M
• Amagansett oceanfront: USD 15M – 45M
• Montauk oceanfront: USD 8M – 25M (further east, surf-oriented)
• North Haven (Hamptons): USD 4M – 12M (bayfront instead of oceanfront, more protected)

Total Acquisition Costs

• Price: USD 11,475,000
• NY State Mansion Tax: ~3.0% for the USD 10-15M bracket = USD 344,000
• Peconic Bay CPF Tax: 2% on value (with partial exemption) = USD ~221,000
• Title insurance: ~0.4% = USD ~45,000
• Legal fees (luxury real estate attorney): USD 15,000 – USD 30,000
• Inspection, surveys, engineering reports: USD 10,000 – USD 25,000
• Estimated total acquisition costs: USD 635k-665k additional to the price (5.5-5.8%)

What to Evaluate Before Buying

• Permits for 743 m² new construction: validity, scope, transferability, compliance with current FEMA elevation, NYS DEC, Town of Southampton
• Exact FEMA flood zone and base flood elevation
• Real insurance quotes: residential + wind + flood + umbrella — test the market before closing
• Insurance claims history (CLUE report) and storm damage history
• Elevation certificate: does the current house meet updated FEMA requirements?
• Engineering report: structure, foundation (especially post-Sandy), roof, facade, decks
• Private boardwalk inspection: condition, NYS DEC compliance
• Septic system / well inspection: common on barrier islands; capacity and compliance
• History of municipal assessments for beach nourishment or storm protection
• Current property tax and potential for tax grievance
• Recent sold comparables on Dune Road / Westhampton Beach oceanfront (12-24 months)
• Legal structure: LLC, holding, trust — pre-purchase analysis
• Tax planning federal + NY State + estate tax
• Attorney specialized in luxury Hamptons real estate + barrier island regulation
• Historical seasonal rental (if applicable): actual income obtained in the last 3 years
• Teardown + new construction plan (if applicable): architect, builder, timeline, realistic budget
• Wealth advisor / family office for wealth fit analysis

Final Considerations

This estate combines oceanfront on a Hamptons barrier island (45 m of Atlantic frontage, ocean-to-bay lot, private boardwalk), a fully renovated contemporary home (turnkey), resort-quality outdoor amenities (heated gunite pool, hot tub, outdoor kitchen, cabana), Westhampton Beach location (viable commute to NYC, adjacent FOK for executive aviation), and — a material differentiating attribute — approved permits for new 743 m² construction, offering real optionality for teardown + reconstruction without waiting for a years-long regulatory process.

The structural trade-offs are equally real: maximum climate risk (oceanfront barrier island is the highest exposure category), an active insurance crisis in the Hamptons post-Sandy, material annual operating costs (USD 470-900k all-in), restricted liquidity in the USD 10M+ segment, and congested seasonal commutes. The pricing is coherent with the mid-upper Westhampton Beach oceanfront segment, without a special discount or illicit premium.

For the correct profile — an oceanfront second home buyer with a substantial balance sheet, informed climate risk tolerance, operational capacity to absorb high costs, and potentially a teardown/reconstruction plan taking advantage of the permits — it is a solid proposal in the Hamptons market. For other profiles, there are products with different risk-return profiles.

Due diligence here is more technical and regulatory than in inland properties — permits, FEMA, insurance, engineering — and an attorney specialized in Hamptons barrier island regulation is a mandatory step.

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