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Thanks to Editor Steven Nicastro steven.nicastro@patch.com at The Levittown Patch, we have the Long Island beach Guide, which we have excerpted the Hamptons Section.

And while, it is typically difficult for “out of area” folks to do our local delicacies justice, Steven has done a pretty good job describing our beaches.  Just the same, it is a fairly comprehensive list, so check it out:

THE HAMPTONS

While the western Long Island beaches are great, world-class, even, the beaches on the South Fork stretching from West Hampton Dunes to Montauk are a rare breed, marked by rolling waves and soft sand set in front of some of the most dramatic real estate in the United States. Since the region has dozens of beaches, each unique, please click through to each expanded directory listing for more details. Fees and permits vary depending what village and town or village manages the beach. In many cases, parking permits are only available to locals, but taxi options and walk-ons give visitors the opportunity to enjoy the beaches.

Westhampton – Hampton Bays

Beaches in this stretch are part of the Westhampton Island, a barrier island like Fire Island to the West. In this case, Dune Road runs the length of it, from the quiet of West Hampton Dunes, the party-heavy Westhampton Beach and ending at Ponquogue Beach in Hampton Bays at the gateway to the Hamptons.

Quogue Village Beach – One of the quietest beaches on Dune Road west of the Shinnecock Canal, Quogue Village beach is low-key, with a playground and a concession stand to go with the perfect sand.

Cupsogue Beach – This Suffolk County park is a local paradise, with long sandy beaches, a cabana, hiking trails, four-wheel access, free Wi-Fi and the chance to spot local seals sunning on sandbars.

Lashley Beach – Managed by the Village of Westhampton, Lashley is offers a local hideaway and surfing spot that far less rowdy than the shores at the Dune Deck Beach Resort nearby.

Ponquogue Beach – This beach, run by the Town of Southampton, is another local gem, stretching to the end of the barrier island. Beach, surf, concessions and showers are available, but the family atmosphere is what attracts most. It’s a gorgeous spot.

Tiana Beach – Another county-run beach, but this ones has a few different faces. By day it’s lazy and family oriented, but with the nearby clubs Tiana can become a lot more spirited as the day rolls on.

Meschutt Beach County Park – Being on the interior of the Shinnecock Bay brings still water to this county beach. Camping, boating and bathing are great here, and so is the seafood served at the Meschutt Beach Hut.

Southampton

Southampton’s beaches are pristine, with heavyweights Cooper’s and Sagg Main Beach often scoring top ranks in national polls. Permits and fees can depend on which municipality is running the beach and a few offer daily passes, often only on weekdays. Either way, the scenery is like no other, with perfect dunes and picturesque estates stretching for miles.

Shinnecock East County Park – The only Suffolk county beach in Southampton, Shinnecock East is actually the westernmost beach on The Hamptons coast. A major fishing spot, Shinnecock highlights its undeveloped scenery. Southampton

Southampton Town

Sagg Main Beach – This might be perfect Hamptons beach setting, with few features to get in the way of the scenery. Perhaps that’s why droves of seasonal visitors tend to choose this beach. Every other Monday evening during the summer, Sagg Main Beach is the site of a large drum circle, with other spectacles like the occasional visit from fire dancers. No weekend passes for non-residents.

Mecox Beach – This Bridgehampton beach offers endless sand, and limited amenities. The setting is enough. Offers weekend non-resident passes.

Flying Point Beach – If you aren’t local, be sure to make arrangements to get to this Water Mill Beach since no daily passes are available. Incredibly scenic, with the dramatic Channel Pond behind the beach and the Water Mill beach Club nearby. No weekend non-resident passes.

Long Beach Park (Foster Memorial Town Beach) – Located in the hamlet of Noyac, Long Beach Park brings the expected calm of a bay beach, with still waters that are great for boating and fishing. On a narrow strip of land popular with sunbathers, it is a safe and scenic route for cyclists. Offers non-resident passes.

Southampton Village

Coopers Beach – Selected by “Dr. Beach” in 2010 as America’s best beach and, more recently, by National Geographic Traveler as the No. 2 family beach, Coopers is definitely a local champion. The only village beach with lifeguards, Cooper’s also gives visitors the option to rent chairs and umbrellas and has a complete concession stand to keep visitors well fed and hydrated. Grassy dunes, soft sand, and stately mansions dot the horizon at Coopers. And if the parking fee is too steep, the bike ride from Southampton Village isn’t so bad. The newly launched SpotRide will take you there for free.

The rest of Southampton Village beaches each offer their own slice of the coast, and in many cases give locals and returning seasonal guests serene getaways from the often crowded “scenes” at some of the more notable beaches in Southampton. Summer-long permits are required at Fowler Beach,Cryder BeachRoad G BeachHalsey Neck BeachWyandanch BeachGin BeachLittle Plains Beach and Old Town Beach while no permit is required at Road D Beach.

Sag Harbor Village

Havens Beach – For fans of North Fork Beaches, Sag Harbor’s Havens Beach is your typical scenic Peconic Bay treasure, with views of sailboats on the smooth bay waters and Shelter Island’s coast in the distance. Typical Sag Harbor resident only pass required on weekends in season.

East Hampton – Montauk

The riches of Hamptons beaches continues into East Hampton, where the sands, waves and the mansions tend to swell as you move East. But cross into Montauk and the surf clubs and swank scenes start to change until you at last hit Camp Hero with its miles of wilderness, bluffs and the Montauk Lighthouse at The End. For East Hampton and Montauk beaches, fees and accessibility depend on who runs them, but services such as Hamptons Free Ride can help visitors without permits get on the beaches.

Camp Hero State Park – The end of Long Island, Camp Hero is a wilderness like no other, with interior trails frequented by hikers, bikers and horseback riders, a museum, the historic Montauk Point Lighthouse and steep, dramatic bluffs that fall into the rough Atlantic Ocean. State park fees apply on the weekends, but the park is open for free during the week. A very popular spot for surf casting, too.

East Hampton Village

Main Beach – Easily the most visited beach in East Hampton, Main Beach offers a full pavilion with food and drinks, piping plover nests and grassy dunes along a stretch of beach that yearly attracts droves for its perfect vantage point to watch the Labor Day fireworks. It can definitely get crowded, though.  Village Parking passes required between Memorial Day and Labor Day…** Parking tickets will be given out for no pass!

Georgica Beach – Normally a peaceful beach for visitors who want less hub-bub, devastating erosion from Hurricane Irene has left this beach closed while officials work to replenish the sand and fix the damage. Village Parking Permit required.

Wiborg Beach – Located right near the Maidstone Club, the tucked-away and very scenic Wiborg has long been a favorite of surfers. However, there are no bathrooms or lifeguards here, though approvals for lifeguards are in the works. Village 
Parking Permit required.

Egypt Beach – On the other side of the Maidstone Club, Egypt is a bit more rugged than its neighbor Wiborg, but locals know it as one of the best places to catch the sunset. No lifeguards, though.

Two Mile Hollow Beach – A large parking lot with a daily rate makes this beautiful beach another often visited attraction. Not much by way of amenities, but very relaxing.

East Hampton Town

Indian Wells Beach – While the sand and surf are big draws here, as well as the family friendly atmosphere and volleyball courts, the row of food trucks that park there give this beach a unique draw. Surfers love it, too.

Ditch Plains – Another beach loved by locals and visitors alike, Ditch Plains is a huge favorite of surfers. Only two miles from the heart of Montauk, the beach also has beautiful cliffs that stand out in a region where sand dunes are more common to find on the beach.

Like Ditch Plains and Indian Wells, lifeguards can also be found at ocean beaches such as Atlantic Beach in Amagansett, Kirk Park Beach in Montauk and Edison Beach in Montauk while unprotected and still incredibly scenic beaches include Little Albert’s Landing in Amagansett Lazy Point in Amagansett, South Lake in Montauk, Beach Lane in Wainscott and Townline Road Beachin Wainscott. Kirk Park offers a daily rate on weekdays.

The town also has a few bay beaches that offer calmer waters for young swimmers and spectacular boating and fishing. Those are Albert’s Landing in Amagansett, Gin Beach in Montauk andMaidstone Park in Springs.

“Compared to the third quarter of 2010, home sales in the Hamptons and North Fork jumped 14.7 percent, to 538 from 469, and the median price rose 12 percent, to $700,000 from $625,000″

The headline:
East End market gains over last year
Third quarter marks second highest number of $5M-plus sales in four years

October 27, 2011 12:00AM

By Leigh Kamping-Carder, The Real Deal Magazine

——————————————————————————-

By ed:

Just for the record, I have an issue with flowery articles that put a positive spin on data reports that show slight gains after a catastrophic downturn. And to top it off, because there is no single source for home sales on the East End ( because the brokers are still refusing to employ an MLS system in order to keep out competition) every report has different data and is interpreted differently.  The report below shows a decline in Q3 2011 vs Q3 2010…who’s right?

Yes, sales are increasing in some areas and in the higher price ranges, but there are still thousands of homeowners who are under water, stuck in their homes, unable to sell and don’t know where to turn or what to do.

Any improvement is good, but let’s be realistic about where we’ve been and where we are.

Here’s a table of 3rd Quarter sales on the East End from 2007 to 2011.

This is a market where every other resident has their real estate license (in hopes of fortune and fame) and many of people we know bought multiple properties in the “Roaring 00′s

when the number of sales are down nearly 40% from 2007 and the sales volume is down nearly one-half billion dollars, that’s not great news.

location Total Sales
# $ Amount Median
 East End 3Q 2011 454 573,840,437 607,250
 East End 3Q 2010 549 627,850,081 602,999
 East End 3Q 2009 535 652,774,790 590,000
 East End 3Q 2008 517 601,573,787 575,000
 East End 3Q 2007 725 1,051,874,697 732,000

It’s reported that the $50M Corzine to Tepper deal in Sagaponack is being done sans broker.

I can hear the “Aw, shucks” (or something similar) being exclaimed at every bar and pilates class on the East End, not that I have been to either during this wicked allergy season.

So, how much does an agent make on a $50,000,000 transaction? I’m sure many of you imagine MILLIONS!

The reality depends on a several factors:

1- The agreed upon commission between the seller and the listing agent.

Every agent enters a listing presentation aiming for the highest commission they can get the seller to agree to.

6% commission is common in many places, but never guaranteed. Some markets go as high as 7 or 8%.  It’s not uncommon for the higher priced home owners to negotiate the commission down to, lets say 4 or 5%.

2- The agreed upon “offer of compensation” between the listing Broker and the Broker that brings the buyer.

In the Hamptons and Manhattan, the commission is typically split 50/50 between the listing Broker and the Broker who brings the buyer.  In other areas of Long Island, the listing Broker usually keeps a larger amount of the commission and offers out less than 50% to the Broker that brings the buyer. Why? Greed, and they get away with it. Saps!

3- The “Split” between the agent and the Brokerage they are working for.

Note that the commissions on any transaction are paid to the Brokerage the agent works for. The Brokerage keeps their share and pays out the split to the agent who did the work on the transaction.    Most agents start out at 50% (although we hear that one major Brokerage out here has started a new 45% tier) and as they gain experience and increase their gross commissions to the Brokerage, their split increases to, say 70% or greater in some cases.  See an interesting chat on Hamptons Brokerage splits here.

4- Was the customer or a client a Referral or are you working on a Team?

It is not uncommon for big clients or customers to be referred by their family members or best friends who have a real estate license. And the referral fee is usually 20 – 25% of the commission your Brokerage earns on the deal. Many are very justifiable and from hard working professionals that have been working with these clients for years, but don’t have the local expertise or connections needed to complete the transaction in an area outside their own market (common with second homes), but when they are “just the result of a phone call”, they can sting a bit.

Regarding teams, with the 24-7 nature of the real estate business today, many professionals have formed teams so someone can always be available to their clients. Often team members share in all commissions that come into the team.

5- Our Dear Uncle Sam

Most Agents are 1099 contractors and pay their own taxes.

Now for the reality

So, take a $50,000,000 sale and apply the above reduction mechanisms to it and I bet the number that spits out is less than you thought it would be!

Best case scenario:

One agent @ 5% commission:  $2, 500,000

@ 70% split w Broker:  $1,750,000

- 35% US taxes:  $1,137,500

Not a bad take!

Likely Scenario:

Listing agent and Selling agent @ 4% comission; $1,000,000 each

@ 65% split w Broker:  $650,000

- 35% US Taxes : $422,500

Still enough for a one-bedroom in The Springs, but…

Worst case…

add a referral fee of $25% and split it with a team member and the final commission on that $50M sale is about $160,000.

STILL A GREAT PAYDAY, but less than your imagination led you to believe.

And remember, there were approximately 10 sales of this magnitude in the US in 2008 and there are approximately 1.3M agents in the US.

It ain’t easy folks and I admire any agent who gets the opportunity to be part of a deal of this size.   It’s rarely “dumb luck” and often the result of years of hard work, building relationships, planting seeds and weeding the gardens of their business that results in this good fortune.

Don’t know why they used Zillow for any info on Sagaponack? Zillow is still waaaaay off in The Hamptons and their info is very unreliable here.

Sagaponack, NY

That being said, this is not the first time that Sagaponack has been named America’s Most Expensive Zip Code and it may not be the last.  Sagaponack has been on fire since mid 2009, much of the wood for that fire provided by two new subdivisions in the tiny toni Hamlet. The median, average, mean…every type of statistical price defy national, regional and other local trends…it’s a so-called panacea of real estate.

Sagaponack Greens is the subdivision bought for $25M in 2005 by high-flying attorney/Hamptons real estate investor Alan Schnurmann. While the 2008/9 market gave him a scare, it looks like he will easily double (or better) is money on this project.

The Gibson Lane sub-division, on the property directly behind Billy Joel’s two oceanfront homes sold like hot-cakes this past 8 months. Why? It’s one of the most beautiful spots on earth! (and the Billy Joel buzz  did’nt hurt)

In 2009 the median home sale price in Sagaponack was $4,421,458… The median home price in the U.S. last year fell to $174,100, according to the National Association of Realtors.

Sagaponack is not the only rarefied real estate market, no matter how poorly the country’s housing market is doing. Long Island’s two counties, Nassau and Suffolk (where Sagaponack is located) account for more than half of the 50 most expensive small towns in America. Nearby Water Mill (No.6) and Bridgehampton (No. 8) command median sale prices of $2,238,676 and $2,081,717, respectively.

see the story here

photo courtesy of citizenx.org

Ok, many of us love the beach. Some of us have enough money to live directly on the beach. But if we do, we have to respect Mother Nature and accept the fact that One Day

My friend, Billy Mack explains what took place:

“Some places the dunes have eroded to the point that some old foundations are exposed,” said William Mack, a coastal geologist with First Coastal, a coastal development consulting firm in Westhampton. “It was an intense storm. It was a massive amount of wind feeding that massive low just offshore. That generated these extreme wave heights through at least four or five tide cycles.”

Mr. Mack said erosion was focused on specific weak spots, where “erosion waves” have kept the sand barriers from building up. Erosion waves are areas where gaps in offshore sandbars allow larger waves to reach the shoreline. Resulting riptides carry sand away from the beach, accelerating erosion. The erosion hot-spots tend to migrate to the west over many years.”

see the entire story here

Former de Menil property on Further Lane, East Hampton

Former de Menil property on Further Lane, East Hampton

East Hampton – When a portion of the Atlantic double dunes was allegedly flattened during the construction of a retaining wall on the former de Menil property on Further Lane, the media pounced on the story of a billionaire investor’s development on the biggest residential real estate sale in U.S. history. Now, with the restoration of dune vegetation in the effected area and variances before the Zoning Board of Appeals (ZBA) to maintain the eastern-most part of the wall, much of the controversy surrounding the Baron property has ended, though the development of the property should still be interesting to watch over the next several years. see the story here

http://moneywatch.bnet.com/

Bernie Madoff’s Beach Home Sells For More lg_iglink_130x100Than List Price

By Ilyce Glink | Sep 17, 2009 |

Guess the home sale pundits were wrong: Bernie Madoff’s beach house location is worth more – not less.

A spokeswoman for Corcoran, the listing agent, confirmed today that Bernie Madoff’s Montauk, NY beach house went under contract for more than its $8.75 million list price. She didn’t have information on when the property would close or how much more than the list price the buyer or buyers were paying.

The sale is bound to raise some eyebrows and heighten suggestions that the housing crisis has turned the corner. Over the past year, sales in the Hamptons, some of the most expensive and exclusive property east of Aspen, Colorado, have slumped. The few properties that have sold have taken a big beating on price.

But as Wall Street goes, so do home values in the Hamptons, not to mention Manhattan. While Madoff’s 3,000 square foot beach house was spectacularly located (the house was built closer to the water than current building codes allow), the truth is that Wall Street now has a quarter or two of immense profits under its belt.

Profits = bigger salaries and bonuses. And bigger salaries and bonuses often translates into real estate purchases. If the money men (and women) of Wall Street believe that New York (or Hamptons) real estate is undervalued, and they have bonus cash in their pockets, you can expect them to pounce.

Does the Madoff beach house sale signal a true end to the housing crisis? Maybe. Let’s wait and see what his and Ruth’s co-op sells for.

East Hampton tax hike is certain
27east.com
By Beth Young The only thing that’s certain about the preliminary budget that East Hampton Town Supervisor Bill mcgintee plans to present by the end of

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Hamptons Cesspools Keep Towns’ Character as Sewers Are Stymied
Bloomberg
2 (Bloomberg) — Commercial and residential development in the Hamptons, the seaside playground for wealthy New Yorkers, is being held up as politicians

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The Wisdom of Seller Financing

June Fletcher, Wall Street Journal

You’ve got a buyer, but he can’t obtain a traditional mortgage and needs you to be the lender. Should you take the deal?
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Madoff’s Montauk Home to Hit Market at $8.75 Million
Bloomberg
“You’ve got a lot of competition” said George Simpson, president of Suffolk Research Service Inc., a Hamptons real estate data firm.
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Walk on the Wild Side: Lou Reed Moves to the Hamptons
TwentyFourBit
I said recently that TwentyFourBit wouldn’t be the place for Cribs-esque posts, but screw it ’cause some of these living music legend real estate stories

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Bottom-Fishing on the East End

casaCARA: Old Houses for Fun and Profit

I’VE BEEN GETTING FED UP with house prices here in the Humptons. Yesterday my friend Debre and I stumbled upon an old farmhouse with a ‘For Sale’ sign on Old Stone Highway in Springs, below, found the door open (!) and the realtor’s flyers conveniently stacked on the kitchen counter. I was hoping it was under $1mil. In fact, they’re asking $2.5mil.

The former St. Gabriel's Spiritual Center offers 1,500 feet of beachfront, but hasn't attracted a buyer.

The former St. Gabriel's Spiritual Center offers 1,500 feet of beachfront, but hasn't attracted a buyer.

see it here

Photo by Aaron Boyd

Photo by Aaron Boyd

It seems that we have more serious problems than beach bonfires and serving wine at art gallery openings, but East Hampton politicians sure know how to make mountains out of mole hills…

Beach Fires Relegated To Specific Evening Hours; May Soon Be Banned At Lifeguard Bathing Beaches

The East Hampton Town Board has instated new restrictions on beach fires and may be implementing more in the near future. For now, beach fires are permitted, within size restrictions, between the hours of 5 p.m. to 12 midnight.

See story here

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