Grandfathered: The East Hampton Lot That Beat the New Zoning

150 Pembroke Drive, East Hampton

Most people who want to build in the Hamptons underestimate the front half of the process. Not the framing or the finishes — the years before that. Finding land in a neighborhood you actually want to live in. Then the design. Then the approvals.

150 Pembroke Drive skips most of it.

What You're Buying

Just under half an acre — 0.42 acres — of wooded, private land in the Clearwater Beach Association, one of the most quietly desirable corners of Springs. And with it, a completed modern home design from an award-winning architecture team, conceived specifically for this lot.

This isn't a generic spec plan dropped onto a piece of land. It's a thoughtful, site-specific approach to modern living out here — the kind of design that takes the light, the trees, and the way people actually use a Hamptons house into account.

For a buyer who wants a house that's genuinely their own but doesn't want to spend two years getting to a shovel, that's a rare starting position.

The Neighborhood

Clearwater Beach is the part of Springs that feels like a secret even to people who've summered here for years.

Association membership comes with private beach access, a lifeguarded stretch of sand, a recreation and grilling area for the long summer evenings, and — the piece that sells it for a lot of buyers — a marina. If you have a boat, or you've been thinking about one, that changes the entire shape of your summer.

The property carries both beach rights and docking rights.

Maidstone Park is about a mile away. Amagansett and the Jitney are roughly five. And you're north of the highway, which in Springs means quieter roads, more trees, and more house for your money.

Here’s the part most buyers won’t understand until we explain it, and it’s the whole story of this property.

East Hampton recently tightened how much house you’re allowed to build. Gross floor area used to be calculated at 10% of the lot plus 1,650 square feet. It’s now 7% of the lot plus 1,500. On a lot this size, that’s roughly 900 square feet of house — gone.

150 Pembroke was permitted before the change. The approvals in hand allow up to 3,700 square feet above grade. If you bought the identical lot next door today and started from scratch, you couldn’t build what’s already approved here.

That’s not a marketing angle. That’s a materially different property.

And You Skip Nine Months

Design took roughly three months. Approvals took another six. All of it is done.

Anyone starting fresh in East Hampton today is looking at the better part of a year before a shovel goes in the ground — and at the end of it, a smaller house. Here, the plans exist, the permits exist, and the work can begin.

The Design

The plans come from De-Spec, working with an award-winning architecture team, and they were drawn for this specific site rather than pulled off a shelf. The result is a modern, holistic approach to how a Hamptons house should actually feel to live in — light, siting, and flow all considered against the lot’s existing trees.

Two versions are ready to go:

Single-story, four bedrooms

Two-story, five bedrooms

Or take the land and the approvals and build it your way, within a footprint you couldn’t get approved today.

See It Before It Exists

Virtual Reality Tour →

Click the front door to begin.

The 5-Bedroom, Two-Story Design →

The 4-Bedroom, Single-Story Design →

De-Spec →

As featured in Realtor.com →

The Details

Lot Size 0.42 acres |

Property Type Land, with architectural plans |

Style Modern new construction |

Lot Wooded, private |

Beach Rights Yes — Clearwater Beach Association |

Docking Rights Yes |

Location Springs, East Hampton |

See the Plans

Flip through the full digital brochure below — the design, the site, and everything the Clearwater Beach Association has to offer.

WORK WITH US

We're Jenna and Joe Van Asco — a husband-wife duo in the Hamptons. Between the two of us, we've spent years figuring out how this place actually works: the houses that live well past Labor Day, the rentals that are worth the money, the deals that come together quietly before they ever hit the market. Joe's across the table on contracts and negotiation. Jenna's behind the camera and the caption, making sure a home gets seen the way it deserves. Together, that's the whole picture for our clients.

If you're looking to buy, we'll walk you through what's out there and what's about to be, with an eye for what a house is actually like to live in, not just how it photographs.

If you're selling, we treat your home like it's the main character — full photography, video, and a story told to the 25,168 people across the East End already paying attention to how we do this.

And if you're renting, whether it's your own place for the season or someone else's for a week in August, we'll help you find the one that actually fits how you want your summer to feel.

This is home for us too. We'd love to help you find yours.

Joe Van Asco · Licensed Real Estate Salesperson

631.353.1043 · joseph.vanasco@elliman.com

Jenna Van Asco · Licensed Real Estate Salesperson

717.333.5449 · jenna.vanasco@elliman.com · @eastendmermaid

Listing presented by Douglas Elliman Real Estate. All information is deemed reliable but not guaranteed. Equal Housing Opportunity.

Love this side of the Hamptons? Get our free Hamptons Homes & Seasons guide - 30+ pages of the East End’s best, town by town from Westhampton to Montauk. Get it here: https://jenna-joe.com/hamptonshomesandseasons

Keep exploring: A Modern Retreat Steps from Towd Point, and the rest of our Hamptons guide. Read more from the journal: https://jenna-joe.com/real-estate-journal

A Modern Retreat Steps from Towd Point

41 Indian Road, Southampton

There's a particular kind of quiet on the North Sea side of Southampton. The water at Towd Point is calm and shallow, sheltered by barrier islands and protected land, and the light in the late afternoon does something soft and golden that the ocean side never quite manages. It's the part of the Hamptons people tend to discover second — and then never leave.

41 Indian Road sits just over 500 feet from beach access to all of it.

The House

Behind a gated entry, the property unfolds across a beautifully landscaped half-acre — mature specimen trees, layered gardens, and plantings that were clearly chosen by someone who thought about how the place would look in every season, not just July.

The residence itself is five bedrooms and four baths across 4,425 square feet. Two stories, hardwood floors throughout, two fireplaces, and a first-floor bedroom and bath — the kind of floor plan that works when the house is full of weekend guests and works just as well in February when it's only you.

Central air, a security system, and a full finished lower level round out the interior, adding real usable square footage below grade.

Outside

This is where a summer house earns its keep.

- Heated gunite pool

- Hot tub

- Outdoor shower

- Attached two-car garage

- Irrigation throughout the grounds

- Private, gated, and fully fenced by landscaping

Beach rights and water access come with the property, and North Sea Beach is roughly a mile away. Southampton Village — the shops, the restaurants, the Jitney stop — is about three miles down the road.

The Details

Price SOLD last ask $3,795,000 |

Bedrooms 5 |

Baths 4 |

Living Space 4,425 sq. ft. |

Lot 0.48 acres |

Style Modern beach house |

Pool Heated gunite, plus hot tub |

Lower Level Full, finished |

Garage 2 cars |

Beach Access 500+/- feet to Towd Point |

Take the Full Tour

Flip through the complete digital brochure below — interiors, grounds, and every detail of the property.

Work With Us

We’re Jenna and Joe Van Asco— a husband wife duo in the Hamptons. Between the two of us, we've spent years figuring out how this place actually works, the houses that live well past Labor Day, the rentals that are worth the money, the deals that come together quietly before they ever hit the market. Joe's across the table on contracts and negotiation. Jenna's behind the camera and the caption, making sure a home gets seen the way it deserves. Together, that's the whole picture for our clients.

If you're looking to buy, we'll walk you through what's out there and what's about to be, with an eye for what a house is actually like to live in, not just how it photographs.

If you're selling, we treat your home like it's the main character, full photography, video, and a story told to the 25,168 people across the East End already paying attention to how we do this.

And if you're renting, whether it's your own place for the season or someone else's for a week in August, we'll help you find the one that actually fits how you want your summer to feel.

This is home for us too. We'd love to help you find yours.

Joe Van Asco · Licensed Real Estate Salesperson

631.353.1043 · Joseph.vanasco@elliman.com

Jenna Van Asco · Licensed Real Estate Salesperson

717.333.5449 · Jenna.vanasco@elliman.com · @eastendmermaid

Listing presented by Douglas Elliman Real Estate. All information is deemed reliable but not guaranteed. Equal Housing Opportunity.

Love this side of the Hamptons? Get our free Hamptons Homes & Seasons guide - 30+ pages of the East End’s best, town by town from Westhampton to Montauk. Get it here: https://jenna-joe.com/hamptonshomesandseasons

Keep exploring: Grandfathered: The East Hampton Lot That Beat the New Zoning, and the rest of our Hamptons guide. Read more from the journal: https://jenna-joe.com/real-estate-journal

A Waterfront Summer in Westhampton

There's something about Westhampton that hits different. It's quieter than Southampton, more grounded than East Hampton, but still close enough to everything that makes a Hamptons summer feel complete. The village is walkable, the beaches are minutes away, and the rhythm here feels a little slower—in the best way.

This summer, I have a waterfront condo available at Westhampton Landings that captures exactly what I love about this part of the East End. It's not about square footage or marble countertops (though it's beautiful inside). It's about waking up to sunrise over the Moneybogue Canal, having your kayak ready at the dock, and knowing the village is 900 feet from your door.

What Makes This Place Special

3013 Mitchell Road sits overlooking the pool and canal with a quiet, tucked-away feel—even though you're right in the middle of everything. The main living space opens to a private deck where mornings are especially good. Coffee in hand, watching the sun come up over the water, everything still calm before the day begins.

The primary suite is upstairs, facing the water and pool, with a king bed and soft morning light that makes waking up here something you actually look forward to. The second bedroom has a queen bed, with the option to add bunks if you're hosting friends or making it work for families.

What really sets this unit apart is the lower level—a full bath, wet bar, and a pull-out Tempur-Pedic sofa that turns the space into a true guest suite. It has its own access to a private patio, so it feels separate in the best way. Ideal for visitors or extended stays without everyone feeling on top of each other.

The Lifestyle Part

Westhampton Landings has a soft dock for kayaking and paddleboarding, so you can spend the afternoon on the canal and be back home in minutes. When you're ready to go out, the heart of Westhampton Beach is a short walk—One Trick Pony for coffee, restaurants, shops, the Westhampton Beach Performing Arts Center. Ocean beaches are a quick drive, making it easy to go from canal mornings to ocean afternoons without overthinking it.

This is the kind of place where summer living feels easy from the moment you arrive.

Who This Is For

If you've been looking for a summer rental that feels less like a vacation house and more like a home base for the season, this is it. It works for families who want water access and flexibility ). It works for couples or small groups who value location and ease. It works for anyone who wants to live into the Hamptons, not just visit.

The Details

• 2 bedrooms, 3.5 baths

• Primary suite with king bed, water and pool views

• Second bedroom with queen bed (bunks available upon request)

• Lower level guest suite with wet bar, full bath, pull-out Tempur-Pedic sofa, private patio access

• Private deck off main living space

• Pool and soft dock access for kayaks and paddleboards

• Overlooks Moneybogue Canal

• 900 feet to Westhampton Beach village

• Minutes to ocean beaches

• Available for summer rental

If you want to see it or talk through timing and details, send me a message. I'm happy to walk you through it or answer any questions about what summer in Westhampton actually feels like.

This is the kind of place that stays with you—not because it's flashy, but because it just works.

A Year Worth Celebrating

Last week, we found out we'd been recognized at Douglas Elliman's annual Ellies awards, and honestly, we're still processing it.

#1 in Rental GCI. #2 in Rental Transactions. Top 5 in Transactions overall. Top 10 in GCI. Top 15 in Volume. Diamond status, which puts us in the top 6% company-wide.

These aren't just numbers on a plaque. They represent 125+ transactions in 2025. Families who found their place here. Renters who spent their first summer in the Hamptons. Buyers who took the leap from visiting to belonging.

Every one of those transactions started with a conversation. Someone wondering if now was the right time. If this was the right neighborhood. If a summer rental made sense before committing to buying. If year-round living here could actually work for their family.

We've always believed that real estate isn't about pushing people toward a decision, it's about helping them make the one that fits their actual life. These awards feel like proof that approach works. That showing up consistently, knowing the market deeply, and genuinely caring about outcomes over transactions builds something real.

We're grateful. To Douglas Elliman for the recognition. To our clients who trusted us with one of the biggest decisions they'll make. To this community that continues to surprise and inspire us.

And if you're reading this wondering if the Hamptons could be right for you—whether as a summer escape, a forever home, or something in between—we'd love to talk. No pressure, just honest conversation about what makes sense for where you are.

Here's to a year of helping people find their place.

Your Shelter Island Summer: A Local Guide to Staying, Eating, and Exploring

Shelter Island is quietly becoming one of my favorite summer escapes—and I'm watching it happen in real time.

What makes it different from the rest of the Hamptons? The pace. The moment you step off the ferry, everything slows down. There's no scene to keep up with, no reservations you had to book three months out, no pressure to be anywhere but exactly where you are. It's boat life at its finest—mornings on the water, afternoons that stretch, evenings that settle in easy.

And yet, you're not isolated. A quick ferry ride puts you in the North Fork for vineyard days or Sag Harbor for marina life and more dining options. Shelter Island gives you range without the noise. It's an idyllic summer spot that still feels unspoiled.

If you've been thinking about a Shelter Island summer, here's your blueprint.

Eat Here

One of the best parts of Shelter Island? The food scene feels personal, not performative. These are the spots that make up the rhythm of a summer here.

Marie Eiffel — Start your mornings here. French pastries, strong coffee, the kind of breakfast that makes you want to linger. Grab a croissant and take it down to the water, or settle in at one of their tables and ease into the day. Lunchtime is unmatched with their lobster roll and crab cake sandwich.

The Pridwin — Family BBQs on the lawn, sunset drinks on the deck. The Pridwin is a Shelter Island institution, and for good reason. It's casual, welcoming, and right on Crescent Beach. Come for lunch, stay for the afternoon. In the evenings, it's one of those places where you run into people you know and end up staying longer than you planned.

Leon 1909 — This is dinner that feels like a local secret, even though everyone knows about it. Fire cooked meals and incredible cocktails. Don’t miss this one.

SALT — For a more elevated but still relaxed lunch or dinner, SALT delivers. Coastal cuisine, live music on certain nights, and a vibe that's unmatched. Arrive by boat for the ultimate experience.

Sunset Beach — When you want a little energy and a scene, this is your spot. Waterfront dining, a lively atmosphere, and yes, the sunsets live up to the name. It's the kind of place that reminds you summer is happening.

Rams Head Inn — Classic coastal dining with a warm, intimate feel. This is the dinner you remember—the one where the conversation stretches and the evening feels special.

Venture Here

Shelter Island is your home base, but the beauty is how much you can access from here.

Boating — This is boat life at its finest. Peconic Bay and Gardiners Bay are right there for sunset cruises, dock-and-dine outings, lazy day trips that turn into all-day adventures. If you don't have your own boat, rentals and charters are easy to arrange.

North Fork Wineries — A quick ferry ride puts you in North Fork wine country. Spend an afternoon tasting at vineyards, hitting farm stands, and soaking in that slower, agricultural side of the East End. It's the perfect day trip when you want a change of scenery but not the chaos of the South Fork.

Sag Harbor — Just across the water, Sag Harbor offers more restaurants, boutique shopping, marina life, and that classic Hamptons village charm. It's close enough to feel accessible, far enough to make Shelter Island feel like your private retreat.

Crescent Beach — Minutes from the rental, this is your go-to beach. Calm, family-friendly, and home to both The Pridwin and Sunset Beach. It's the kind of beach where you set up for the day and don't want to leave.

Live Music at SALT — Check their schedule for live music nights. It's one of those summer experiences that just hits different—good food, good music, warm evenings.

Stay Here

The foundation of any great Shelter Island summer is the right home base—and this one just became available for the full season.

This designer retreat at 4 Glynn Drive sits just off West Neck Bay, minutes from Crescent Beach and the heart of Shelter Island life. Four bedrooms, three full baths, chic details throughout. It's the kind of home that's been thoughtfully designed but still feels livable—sun-filled interiors, a pool and fire pit setup that makes you want to stay in as much as you go out, spaces that flow easily whether it's just your family or you're hosting friends for the weekend.

Turnkey, stylish, ready for however your summer unfolds. The kind of rental people wait all year to find.

Inquire about availability and pricing below

Insider Tips

Ferry logistics: Shelter Island is accessible via two ferries—one from Greenport (North Ferry) and one from North Haven (South Ferry). Both run frequently, and the ride is short (about 5-10 minutes). In peak summer, there can be waits, so plan accordingly or embrace the slower pace. CASH only!

Best time to visit: July and August are peak season, but if you want Shelter Island at its most peaceful, consider late June or early September. You'll still get beautiful weather, but the island feels even more yours.

What to pack: Boat shoes, swimsuits, something nice-but-not-too-nice for dinner. This isn't a dress-up destination. The vibe is effortlessly coastal.

Local rhythm: Mornings are for coffee and the beach. Afternoons are for boating or exploring. Evenings are for long dinners and fire pit hangs. There's no rush. That's the point.

Why Shelter Island?

Because it's the Hamptons experience without the performance. You get the beauty, the water, the incredible food, the summer magic—but you also get space to breathe. It's a place where you can actually live, not just visit.

And when you have the right home as your foundation, everything else falls into place.

This designer retreat is available for the full summer season. Four bedrooms, three full baths, just off West Neck Bay and minutes from Crescent Beach. Turnkey, stylish, and ready for your best summer.

Message us below for details, pricing, and to schedule a showing. Let's make your Shelter Island summer happen.

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Why We Built a Lifestyle Brand (And Why Social Media Isn't "Extra" in Real Estate)

This week, we were featured in the East Hampton Star for the work we're doing to shift how real estate marketing feels out here. It's an honor to be recognized by a publication that's been covering the Hamptons community for decades—and it feels like the right moment to share why we built what we built.

The Shift We Noticed

About 4 or 5 years ago, we started noticing a pattern. Buyers weren't just asking about square footage or property specs—they wanted restaurant recommendations, things to do, how to actually experience living here.

That shift told us something important: people don't just buy houses in the Hamptons. They buy into a lifestyle, a rhythm, a sense of place. So we built our marketing around that instead.

We started sharing where we eat, what we notice as the seasons change, which spots feel special in the off-season. We highlighted the experiences that make the Hamptons more than just a summer destination—the golden light in October, the quiet mornings in February, the first farm stand openings in May.

And something unexpected happened: people started showing up not just for the listings, but for the life we were depicting around them.

Why We Divested from Zillow

A few years ago, we made a decision that felt risky at the time: we divested from Zillow and put the bulk of our advertising dollars into social media and building our online presence instead.

It wasn't the safe play. Most agents were (and still are) heavily invested in traditional lead generation platforms. But we saw an opportunity to do something different—to meet people where they already were, and to build trust before they ever needed to buy or sell.

When you lead with lifestyle and community first, the real estate follows. And the people who find us this way? They're already aligned with how we work and what we value. They're not just looking for an agent—they're looking for someone who understands how to actually live here.

As Joe puts it: "Highlighting the Hamptons lifestyle, experiences, and things to do naturally helps us showcase our listings in a new way—beyond listing photos and property descriptions." The context matters as much as the property itself.

Authenticity in an AI World

In a world where AI can generate listings and algorithms can match buyers to properties, authenticity matters more than ever. You need to depict a good story so people know you're a real person doing authentic things.

That's why we show up consistently—sharing where we eat, what we notice, how the seasons shift. It's not performative. It's how we actually live here, and it's what helps people trust us when it's time to make one of the biggest decisions of their lives.

Some people still see social media as "extra" in real estate—a nice-to-have, a side project, something you do when you have time. But for us, it's front and center. It's not separate from the work. It is the work.

Why I Love Making This Content

Here's the truth: I genuinely love doing this. I love noticing the small shifts that signal a new season. I love discovering a new restaurant and knowing exactly who in my community will appreciate it. I love the process of translating what makes this place special into something that helps people feel oriented, confident, and excited about being here.

And I'm so grateful to have built a little community of Hamptons lovers here on the internet. 18K+ of you show up for restaurant recs, seasonal guides, market insights, and yes—the occasional property tour. You ask thoughtful questions, share your own favorite spots, and genuinely engage with what we're building.

That's not extra. That's exactly how this works now.

What This Means for You

Whether you're a longtime Hamptons resident, a recent buyer, someone who visits seasonally, or just dreaming about life out here—this content exists to help you experience this place more fully.

We're not slowing down. We're expanding to YouTube, deepening our seasonal content, and continuing to show up in the places where you already spend your time. Because the goal has always been the same: to help you feel like an insider, to make your time here more intentional, and to be a resource you can trust—whether you're planning a weekend, searching for a home, or just curious about what's opening this spring.

The East Hampton Star feature is a milestone—but it's also a reminder of why we do this work. It's not about the follower count or the viral moments. It's about building something real with people who genuinely care about this place.

If you've been part of this journey—whether you've been following since the beginning or just found us recently—thank you. This community is what makes all of it worth it.

Joe Featured: What's Really Happening in the Hamptons Real Estate Market Right Now

Joe was recently featured in a local roundtable on the state of the Hamptons real estate market—and we couldn't be prouder of the perspective he brought to the conversation.

After more than a decade in this business and closing over 125 transactions in 2025 alone, Joe has seen the patterns, the shifts, and the moments that matter. He's watched buyers evolve, neighborhoods transform, and the market adapt to everything from interest rate swings to changing lifestyle priorities.

The roundtable brought together industry veterans to reflect on 2025 and look ahead to what's shaping 2026. Joe's insights stood out—not because they were flashy or designed to grab headlines, but because they were honest, grounded, and deeply informed by the work we do every day with real clients making real decisions.

Here's what he shared and what it means if you're thinking about buying, selling, or renting in the Hamptons this year.

2025 Was a Year of Confidence and Conviction

When asked if 2025 played out as expected, Joe didn't hesitate:

““We’ve been in the business for over a decade, and each year has built on the last—but 2025 was truly extraordinary. We closed more than 125 transactions, which speaks both to the strength of the market and the decisiveness of buyers. Compared to 2024, buyers were far more confident and prepared to act. When the right property came along, there was less hesitation and more conviction.””

— Joe

That shift matters. For years, the Hamptons market has been defined by urgency—bidding wars, quick closings, buyers scrambling to secure anything in their price range. But 2025 felt different. Buyers showed up prepared. They knew what they wanted. And when they found it, they moved with clarity and purpose.

It wasn't about chasing the market. It was about finding the right fit and acting on it.

Interest Rates Shaped Behavior, But Didn't Stop the Market

Of course, 2025 wasn't without its challenges. Joe was candid about the headwinds:

“One of the biggest headwinds throughout the year was elevated mortgage interest rates. Even as rates eased slightly from their peaks, they remained high enough to temper demand among financed buyers—particularly in the middle tier of the market where mortgages play a more meaningful role. As a result, buyers were more selective and deliberate rather than rushing into deals, which marked a shift from the frenzied pace the Hamptons has been known for. That said, well-priced inventory still moved quickly, reinforcing that pricing accuracy remained critical.”

— Joe

Translation: The market didn't slow down—it matured. Buyers became more thoughtful. Sellers who priced accurately saw strong demand. And properties that checked the boxes (location, condition, design) continued to move.

The lesson? In any market, pricing and positioning matter more than timing.

Turnkey Homes in Prime Locations Will Always Lead

When asked what he expects for 2026, Joe's answer was clear:

“Newly renovated homes and high-quality new construction in prime locations have always led this market, and I don’t see that changing in 2026. For those properties—especially new construction in great locations—I expect values to continue moving upward. Buyers consistently pay a premium for turnkey homes that combine design, location and long-term livability.”

— Joe

This tracks with everything we're seeing. Buyers don't want projects. They want homes they can move into and enjoy immediately—homes that feel considered, designed, and ready for life.

If you're selling, this is your cue: invest in the details that matter. If you're buying, know that turnkey comes at a premium, but it also holds value better over time.

First-Time Hamptons Buyers Are Back—And They're Putting Down Roots

One of the most interesting shifts Joe talked about? The return of first-time Hamptons buyers.

“We are absolutely seeing first-time Hamptons buyers reenter the market, particularly successful young families and professionals who are looking to put down roots rather than simply purchase a seasonal escape. While repeat and high-net-worth buyers remain an important part of the landscape, there is a growing group of first-time buyers intentionally choosing the Hamptons as a place to build their lives.”

— Joe

This is the work we love most. Because these buyers aren't just looking for square footage and a pool. They're asking about the community, local events, what it's like to live here in the off-season. They want to understand the rhythms that make the Hamptons more than just a summer destination.

And that's where we come in.

“Many of these clients come to us not only for real estate expertise, but because we operate as a lifestyle and culture brand. Beyond the transaction, we serve as a resource—guiding clients through community life, local events and the rhythms that make living here so special. We help buyers understand not just where to live, but how to live well in the Hamptons.”

— Joe

Climate Concerns Haven't Slowed Waterfront Demand

Joe was also asked about climate risk and whether it's affecting buyer behavior. His take:

“I don’t believe climate concerns have meaningfully slowed the Hamptons market. Many areas benefit from natural protections such as barrier islands, harbors and long-established coastal infrastructure, which helps mitigate risk. That said, buying near the water does require careful due diligence. Understanding flood zones, elevation, construction quality and insurance considerations is essential.”

— Joe

The reality? Well-priced waterfront homes continue to sell quickly. Buyers are aware of the risks, but they're also informed enough to differentiate between thoughtfully built, well-situated properties and those that require closer scrutiny.

The key is doing your homework and working with someone who knows how to guide you through it.

Insurance Has Become a Real Factor

One trend Joe flagged that's newer: insurance.

“Yes, insurance has become a real factor. Rates have doubled—and in some cases more—over the past four to five years. Carriers have also become far more selective, with roof condition emerging as a major sticking point. That’s a newer trend that increasingly affects inspections, insurance quotes and ultimately deal negotiations. It’s now something buyers and sellers need to address proactively.”

— Joe

If you're buying, factor insurance costs into your budget early. If you're selling, address roof condition and other insurability issues before they become deal-breakers.

The Summer Rental Market Remains Strong—But Renters Are More Discerning

Joe also weighed in on the rental market, which remains a huge part of the Hamptons economy:

“The summer rental market remains strong and very active, with demand across all areas, from Montauk to Westhampton. As always, it comes down to well-priced homes that are furnished, decorated and designed with hospitality in mind. Today’s renters are more discerning than they were a decade ago. They’re looking for homes that feel intentional, comfortable and ready to enjoy the moment they arrive.”

— Joe

What makes a rental property stand out?

“Outdoor space continues to be a major driver. Buyers and renters want a balance of sun and shade, multiple seating areas, comfortable loungers, and a cohesive, stylish outdoor environment. Pools with inviting, well-designed seating areas are essential. Beyond that, finished lower levels with gyms, saunas, tennis courts, or sport courts can significantly differentiate a property. The more thoughtful the amenities, the more a home stands apart. Even something as simple as a well-designed outdoor shower can tip the scale for a renter choosing one property over another.”

— Joe

If you're a homeowner thinking about the rental market, this is your checklist. Renters aren't just looking for a place to stay—they're looking for an experience.

Think in Holding Periods, Not Headlines

Joe closed with advice that feels especially relevant right now:

“Think in holding periods, not headlines. 2026 is not about quick flips—it’s about owning well for the next five to 10 years. Smart buyers are asking, ‘Will this home still feel desirable as styles change? Does the lot, view, or neighborhood age gracefully? Could I rent it easily if my life shifts?’ Homes with flexible layouts, strong outdoor space and true privacy tend to hedge risk beautifully.”

— Joe

This is the kind of calm, strategic thinking we bring to every client conversation. Because the best real estate decisions aren't made in a rush. They're made with intention, clarity, and a long view.

What This Means for You

If you're thinking about buying, selling, or renting in the Hamptons in 2026, here's what matters:

• Buyers: Confidence is back. If you find the right property, act on it. But take the time to understand what you're buying—location, condition, insurability, and long-term value.

• Sellers: Pricing accuracy and presentation matter more than ever. Turnkey homes in great locations will continue to lead.

• Renters: The market is strong, but competition is real. Start your search early and know what you're looking for.

• Homeowners considering rentals: Thoughtful design, outdoor space, and hospitality-minded details make all the difference.

And if you need a guide—someone who knows this market inside and out and can help you make decisions that fit your real life—we're here.

Read the full roundtable feature here:

Thinking about making a move in 2026?

Get in touch…we'd love to help you find your place here.

Watching 149 Accabonac Road Take Shape

There are properties you list, and then there are properties you fall in love with.

149 Accabonac Road is the latter.

We sold this 1930s cottage to its current owners, and over the past months, we've had the privilege of watching them transform it into something truly special. Not a teardown-and-rebuild. Not a gut job that erases everything that made it charming in the first place. A restoration—thoughtful, intentional, and deeply respectful of what this home has always been.

The Bones Were Always There

When you drive down Accabonac Road, you know you're in a different part of East Hampton. The street is tree-lined and quiet, the kind of road where properties are tucked behind hedges and long driveways, where homes are valued between $5 million and $10 million, and where the pace just feels slower.

This cottage sits right in the heart of it—moments from East Hampton Village, but far enough removed that it feels like its own world.

The bones were always good. The 1930s architecture had that unmistakable Hamptons character: exposed wooden beams, intimate proportions, a connection to the land that newer builds often try (and fail) to replicate. The challenge wasn't whether to preserve it. It was how to honor what was already there while making it livable for the way people actually want to use a home today.

The owners got it right.

A Renovation That Respects the Past

This isn't a house that shouts. It's a house that invites you in and then quietly impresses you with how well everything works.

The kitchen is bright and modern, but it doesn't feel out of place. It flows directly into the backyard, where an outdoor bar seats four, an al fresco dining deck stretches out under the trees, and a summer kitchen makes entertaining feel effortless. There's an outdoor shower, because of course there is—this is a beach house, after all.

Inside, the design prioritizes light and flow. A diagonal staircase connects the kitchen and dining areas, keeping the spaces open and dynamic without sacrificing the intimacy that makes a cottage feel like a cottage. Expansive glass doors blur the line between inside and out, so you're always aware of the landscape, always connected to the rhythm of the seasons.

The first floor still has those original exposed beams, the ones that remind you this house has a history, that it's been here long enough to mean something.

Upstairs: A Retreat Within a Retreat

The primary bedroom is where the renovation really shines. Cathedral ceilings, natural light pouring in from multiple angles, cross-breezes that make air conditioning feel optional. There's a sitting area for reading, generous closet space (a rarity in older homes), and a serene ensuite bath that feels like a spa without trying too hard.

My favorite detail? The cozy desk nook that overlooks the trees. It's the kind of spot where you could sit with coffee in the morning or a glass of wine in the evening, watching the light change, letting the day unfold at its own pace.

It's a small thing, but it's the kind of small thing that makes a house feel like it was designed for actual living, not just for photos.

The Landscape: Quietly Wild, Perfectly Tailored

One of the smartest decisions the owners made was to let the landscape lead.

The property sits within an open meadow, surrounded by native trees and tall sea grasses that frame the garden without overpowering it. The new gunite pool—gorgeous, by the way—sits right in the middle of it all, but it doesn't dominate. It feels like it belongs there, like it's always been part of the scene.

The intervention is minimal. The beauty is in what they didn't do as much as what they did. They didn't over-landscape. They didn't impose a vision that fought with the natural character of the land. They just let it be what it wanted to be, and the result is something that feels both wild and intentional at the same time.

What This House Is Really About

At its core, 149 Accabonac is about connection. Connection to the past, to the landscape, to the way a Hamptons weekend is supposed to feel when you strip away all the noise.

It's about leisurely mornings that stretch into afternoon. Meals shared with friends around a table that spills out onto the deck. The kind of indoor-outdoor living that isn't just a design buzzword, but an actual way of being in a space.

It's a house that understands simplicity doesn't mean boring. It means knowing what matters and building around that.

Coming Soon

We'll be offering previews starting late February, and I have a feeling this one is going to move quickly. Not because it's flashy or oversized or trying to be something it's not. But because it's exactly what people are looking for when they say they want a Hamptons retreat: a place that feels like home, that respects its history, that makes you want to stay longer than you planned.

If you're interested in seeing it, reach out. I'd love to show you what these owners have created.

In the meantime, I'll keep watching it come together. Some projects you just can't help but root for.

Introducing the Winter Edition of Hamptons Homes & Seasons: Your Pocket Guide to the Magic of East End Winters

Winter out east has always had a kind of quiet electricity to it. The crowds thin, the light softens, and suddenly the Hamptons feels like a storybook—frost on the dune grass, cozy dinners tucked away in historic inns, and the kind of community moments you only appreciate when the pace slows down.

That’s exactly why we created the Winter Edition of our Hamptons Homes & Seasons Pocket Guide—to help you experience all of that magic with ease, intention, and a little insider advantage.

This is our second seasonal volume, and it might be our most atmospheric one yet.

What You’ll Find Inside

This edition is designed to be practical, beautiful, and highly curated—think of it as having a local friend hand you a list of everything worth doing, eating, and experiencing between December and March… without the overwhelm.

Inside, you’ll find:

✨ Winter Moments Worth Chasing

Our favorite ways to embrace the season—sunset walks wrapped in scarves, fireplace cocktails, ice skating under twinkle lights, and those tiny luxuries that make winter feel special rather than stressful.

✨ Dining, Cozy Edition

Where to book dinner when you want candlelight, good wine, and incredible food. The classics, the hidden gems, and the spots that shine brightest in the colder months.

✨ Events, Festivals & Holiday Highlights

From SantaFest and LongHouse Illuminated to Hanukkah pop-ups, igloos at Gurney’s, and community celebrations across every town. If it’s happening, we’ve got it.

✨ Winter in Rhythm

Ideas for slow mornings, mood-boosting routines, and ways to stay grounded through the holiday season and into the winter stretch.

✨ A Pocket Real Estate Snapshot

A look at market trends, notable listings, and what winter means for buyers, sellers, and renters. (Because yes—winter is quietly one of the most strategic times of year out here.)

✨ Our Personal Notes & Favorites

Little reflections from our winter on the East End—family traditions, local spots we love, and the moments we’re looking forward to as the season unfolds.

Why We Made This Guide

Hamptons Homes & Seasons started as a simple idea:

show people the real life, real beauty, and real rhythm of the East End—one season at a time.

The response to our Fall Guide was incredible, and it confirmed something we’ve always felt:

People crave thoughtful, reliable, non-touristy recommendations.

Winter deserved the same treatment.

This new pocket guide is:

    •    Locally informed (every recommendation comes from lived experience)

    •    Easy to skim (so you can make plans quickly)

    •    Beautiful enough to keep (because we know you love pretty things)

    •    Packed with insider picks you won’t find on generic lists

It’s the guide we wished existed years ago.

How to Get It

You can download the Winter Edition of Hamptons Homes & Seasons right here:

Once you download, it’s yours to reference all season long—holiday weekends, cozy date nights, school breaks, those random mid-January days when you need inspiration.

A Season to Savor

Winter on the East End isn’t just the quiet season—it’s the season when the charm really shows. The magic is in the slower pace, the local gatherings, the blustery beach walks, the warm kitchens, and the sense of community that carries us through to spring.

We’re so excited to share this with you, and we hope it inspires your most meaningful, memorable winter yet.

From our coastal home to yours,

Jenna & Joe

Momentum in Motion: An Incredible Fall in Hamptons Real Estate with Jenna & Joe

As the leaves turn and the beaches quiet down, fall in the Hamptons is often when the real real estate magic happens. This season, we’ve seen extraordinary momentum — helping buyers, sellers, and renters find their place across the East End.

This fall alone, several standout properties went under contract or closed, marking one of our most dynamic quarters yet:

Just Sold:

• 22 Winterberry, East Hampton

• 81 Hildreth, East Hampton

• 4A Last Lane, Hampton Bays

• 21 Duke Dr, East Hampton

• 14 Wooded Way, Riverhead

In Contract:

• 84 Inlet Road East, Southampton

• 56 Cedar Point Lane, Sag Harbor

• 8 Freemont, Montauk

Over 125 rentals in 2025 and counting — leading transactions across the Hamptons this fall. From the beach to the bay, it’s been a season for the books, and we’re so grateful to the clients who’ve trusted us to guide more buyers and sellers than ever before across the East End.

Behind each of these numbers is a story — a family moving into their dream home, a seller starting a new chapter, a renter discovering the Hamptons lifestyle for the first time. That’s what drives us every day: helping people not just find houses, but live the life they’ve imagined out East.

From waterfront estates to village cottages, we’re deeply proud to represent properties that embody what we love most about this community — beauty, connection, and a sense of ease that’s uniquely Hamptons.

As we look ahead to the holidays and the start of a new year, we’re filled with gratitude for the clients, colleagues, and partners who trust us with their homes and their stories.

The magic of the Hamptons isn’t just in the houses — it’s in the life you live in them.

Cheers to another great season head!

Jenna & Joe

Our Two Signature Hamptons Guides Are Now Online

We’ve been working behind the scenes to make two of our most-requested resources easier than ever to read — and they’re finally here! Both The Hamptons Lifestyle Guide and The Hamptons Real Estate Guide are now available in beautiful, flip-through format on Issuu.

1. The Hamptons Lifestyle Guide

Our curated collection of the East End’s best. From town-by-town restaurant recommendations and beach days worth planning for, to annual events, hidden gems, and family-friendly finds — this is our insider’s guide to experiencing the Hamptons like a local.

📖 Read the Lifestyle Guide here →

2. The Hamptons Real Estate Guide

An inside look at our proven approach to buying, selling, and renting in one of the most competitive markets in the country. We share how we market properties, highlight recent successes, and offer insight into what makes Hamptons real estate so unique — and how to position yourself for the best results.

📖 Read the Real Estate Guide here →

Whether you’re here for the food and fun, or you’ve got your eye on your next home by the beach, we’ve got you covered. And if you know someone who loves the Hamptons, forward them this post — we love sharing these guides with friends of friends.

Your Hamptons Stay, Elevated: Inside Our Tenant Welcome Experience

When you arrive at one of our Hamptons properties, we want you to feel instantly at home—and a little spoiled. That’s why we created our tenant welcome experience, a curated collection of essentials and indulgences that reflect the best of Hamptons living.

Tucked inside our custom Hamptons market tote—designed to be chic enough for the beach or a farm stand run—you’ll find hand‑picked items from brands we truly love:

✨ FreshDirect – gourmet snacks, wine, and an exclusive tenant offer to stock your pantry without leaving home.

✨ Perrier – nothing says summer like chilled bubbles on the patio.

✨ Islip MacArthur Airport – gifting our tenants a gorgeous Turkish beach towel and luggage tags for seamless, stylish travel.

✨ Vacation Inc. – their cult‑favorite Classic Whip Sunscreen keeps sunny days safe and fun.

✨ Tanktucket – a Hamptons favorite for skincare; enjoy their luxe lotion plus an exclusive offer.

And because the Hamptons are all about effortless moments, we’ve also included two custom plastic wine glasses, perfect for toasting by the pool, on the beach, or at a sunset picnic. To help you live like a local, you’ll also receive our Hamptons Insiders Guide and our seasonal Hamptons magazine, packed with restaurant picks, hidden gems, and tips from us, Jenna & Joe.

Ready to experience this for yourself?

Here are three stand‑out homes currently available for August:

🏖 57 Sammy’s Beach, East Hampton

A serene short‑term escape with stunning bay views and direct access to the sand. Perfect for those looking for last‑minute luxury in August.

🌳 49 Wickatuck, Sag Harbor

A vintage 1930s Hamptons cottage just listed for August. Beamed ceilings, a stone fireplace, and central air—minutes from Long Beach and the heart of Sag Harbor.

✨ 132 Briarpatch, East Hampton

An iconic property available for the last two weeks of August, offering classic Hamptons elegance and plenty of room for memorable gatherings.

If one of these feels like your perfect match, reach out to us for pricing & availability—your Hamptons escape (and your welcome bag!) is waiting.

Your Perfect Sag Harbor Stay: 26 Laurel Trail

Your Perfect Sag Harbor Stay: 26 Laurel Trail

Looking for the kind of Sag Harbor summer that feels both elevated and easy? Welcome to 26 Laurel Trail—a home that checks all the boxes for a stylish, laid-back stay just minutes from the village.

Designed for Real Life (and Really Good Times)

The open-concept living space is bright, airy, and made for gathering—whether you’re hosting weekend guests or just having rosé and takeout after a beach day. The kitchen is a dream: oversized island, professional-grade appliances, and even a built-in coffee and cocktail station (because why not start and end the day right?).

Upstairs Feels Like a Boutique Hotel… That You Don’t Have to Leave

The main bedroom is the kind of spot that makes you actually relax. Think: soaking tub, private balcony, king-size bed, huge TV, and even a Tonal set up if you’re the type to sneak in a quick workout between sun and surf.

And for guests? They’ll be more than comfortable in any of the three additional bedrooms—every one outfitted with queen beds, big TVs, and plenty of light. There’s even a Jack and Jill bath situation for those traveling with kids or close friends.

A Basement That Actually Gets Used

Movie nights, ping pong tournaments, game-day hangs—the lower level has space for it all, plus a fifth bedroom and full bath. It’s the kind of basement that earns its keep.

Backyard Goals

Out back, it’s pure Hamptons magic: a heated pool, lush lawn, covered patio with Savant speakers, and total privacy thanks to the wooded preserve beyond. Grill out, float for hours, or curl up with a book—this yard was made for long summer days that turn into even longer nights.

The Best of Sag Harbor, Just Minutes Away

One of our favorite things about this home? Location. Tucked in a quiet Noyack neighborhood, you’re just a few minutes’ drive from the center of Sag Harbor Village—where mornings start with coffee at the marina and evenings wrap with waterfront dining and sunset strolls. If you’re not already in love with Sag Harbor, you will be. Want to explore more? Check out our Sag Harbor mini guide with our favorite places to eat, shop, and soak in the charm.

Whether you’re planning a full summer or a couple perfect weeks, 26 Laurel Trail is the kind of place that turns into tradition.

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Want to see it in person? Let’s make it happen:

Top Picks: Short-Term Summer Rentals Still Available in the Hamptons

Summer in the Hamptons is right around the corner, and if you’re still looking for the perfect rental, we’ve got you covered. Every Tuesday, we spotlight a few of our favorite available properties—and this week’s lineup is full of hidden gems, waterfront escapes, and picture-perfect homes ready to make your summer unforgettable.

Whether you’re looking for two serene weeks in Amagansett or a full month of beach days and bonfires in East Hampton, now’s the time to book before these dates disappear. Here are five of our current top picks for short-term summer rentals in the Hamptons for 2025:

1. 4 Cranberry Lane, Amagansett

Available: Any two weeks – Summer 2025

Tucked away on a quiet lane but still close to all the action, this stylish Amagansett retreat offers the best of both worlds. With beautifully landscaped grounds, chic interiors, and a location that’s minutes from both the ocean and town, it’s the kind of place you’ll want to return to year after year.

⸻

2. 57 Sammy’s Beach Road, East Hampton

Available: August through Labor Day

Dreaming of long August days by the bay? This East Hampton home sits just steps from Sammy’s Beach, making it the ideal backdrop for sunset strolls, paddleboarding, and spontaneous beach picnics. It’s a hidden gem with unbeatable access to one of the most peaceful waterfront stretches on the East End.

⸻

3. 57 NorthView Hills, Sag Harbor

Available: May & June

Start your summer early at this gorgeous Sag Harbor escape. Available for the shoulder season, this home is perfect for those who prefer quieter beaches, dinner in town without a wait, and lower rental prices—without compromising on luxury. Think blooming gardens, al fresco dinners, and that early-summer glow.

⸻

4. 223 Kings Point Road, East Hampton

Available: June and August

This one gives you options: go for the start of summer or savor the sweet spot of August. Located on a scenic, sought-after street, this rental has great indoor-outdoor flow, plenty of room for entertaining, and proximity to both town and bay beaches. A solid all-around pick.

⸻

5. 63 Highview Drive, Sag Harbor

Available: May, June, and July 1–14

Elevated, private, and full of charm, this Sag Harbor home is available for the early part of the season—including the coveted July 4th window. With thoughtful details throughout and space to spread out, it’s great for families or anyone looking to ease into summer in style.

⸻

Let’s Find Your Summer Spot

These homes are just the beginning—if you’re looking for something specific, or ready to secure one of these top picks, we’re here to help.

Reach out today for pricing, availability, or a curated list tailored to your dates and style.

Because in the Hamptons, the best summers start with the right house.

A Milestone Moment: Celebrating Our #1 Ranking in the Hamptons Rental Market

We are thrilled to share some exciting news—Joe has been recognized as the #1 Agent in Rental GCI and #2 Agent in Rental Transactions in the Hamptons & North Fork! This achievement is not only a personal milestone but also a reflection of the trust our clients place in us and the dedication we bring to every transaction.

Adding to this incredible honor, Douglas Elliman has been ranked the #1 brokerage in the Hamptons by The Real Deal for the second consecutive year. Being part of a company that continues to lead the market is something we’re truly proud of, and this recognition only fuels our passion for what we do.

What Sets Us Apart in the Hamptons Real Estate Market

Navigating the Hamptons rental market is an art, and over the past decade, we’ve worked tirelessly to refine the experience for both homeowners and tenants. What makes us different?

1. A Full-Service Approach to Luxury Rentals

From short-term summer stays to year-round retreats, we understand that renting in the Hamptons isn’t just about securing a home—it’s about crafting a lifestyle. We take the time to match our clients with properties that fit their unique needs, ensuring a seamless and enjoyable experience.

For homeowners, we go beyond just listing properties—we create strategic pricing models, top-tier marketing plans, and concierge-level service to maximize exposure and secure high-quality tenants.

2. Industry-Leading Social Media & Marketing

One of the biggest differentiators in our business is the powerful social media presence we’ve built. With an extensive following and deep engagement across Instagram, TikTok, and YouTube, we showcase listings in a way that goes far beyond traditional marketing.

We don’t just post listings—we tell a story. From expertly shot video walkthroughs to curated local recommendations that give potential renters a feel for the area, our content makes homes stand out. The Hamptons is a visual market, and we ensure every property we represent gets the attention it deserves.

3. Unmatched Local Expertise & Client Relationships

With years of experience living and working in the Hamptons, we have an intimate understanding of the market’s nuances—what areas are in high demand, where to find hidden gems, and how to structure rental deals that work for all parties involved.

We’re also deeply invested in our relationships. Many of our clients return year after year, and we love helping them find their perfect Hamptons home time and time again. Whether it’s a first-time renter looking for a summer escape or a seasoned investor building a luxury rental portfolio, we guide every step of the process with transparency, expertise, and genuine care.

Looking Ahead: 2025 and Beyond

This recognition is an incredible milestone, but we’re just getting started. 2025 is shaping up to be our biggest year yet, and we’re more motivated than ever to continue raising the bar in Hamptons real estate.

If you’re thinking about renting, buying, or selling in the Hamptons, we’d love to connect. Whether you’re looking for your dream summer home or considering listing your property, we have the expertise, marketing power, and local knowledge to make the process seamless!

Here’s to another incredible year—see you in the Hamptons!

Let’s connect!

📩 Joseph.vanasco@elliman.com ; Jenna.Vanasco@elliman.com

📞631-353-1043

📍 The Hamptons

#TheHamptonsWithJennaAndJoe #Ellies2025 #HamptonsRealEstate #LuxuryRentals #DouglasElliman #TopAgents #HamptonsRentals

Luxury Waterfront Escapes: Stunning Hamptons Rentals with Breathtaking Views

If you’ve ever dreamed of waking up to the sound of waves, sipping your morning coffee while overlooking a serene bay, or hosting sunset dinners with the water as your backdrop, these six Hamptons rentals are exactly what you’re looking for. Whether you prefer a beachfront retreat, a peaceful pondside sanctuary, or an estate with panoramic water views, these properties offer the ultimate in luxury, style, and tranquility.

From the charming shores of East Hampton to the sought-after enclaves of Sag Harbor, Water Mill, and Quogue, each home on this list delivers something special. Let’s dive into the details of these spectacular waterfront and waterview rentals—because your perfect Hamptons escape is waiting.

57 Sammy’s Beach Road, East Hampton

Bayfront Bliss with Unmatched Views

Perched directly on Gardiners Bay, this stunning new build is the epitome of modern coastal luxury. Floor-to-ceiling windows flood the open-concept living space with natural light, offering uninterrupted views of the sparkling water. Whether you’re entertaining at the custom-built bar with a wine fridge or lounging on the deck with Restoration Hardware furniture, every inch of this home is designed for effortless elegance.

Highlights:

✔️ Direct bayfront access

✔️ Spacious ensuite bedrooms with marble baths

✔️ Finished lower level with a media room

✔️ Expansive decks perfect for soaking in the views

63 High View Drive, Sag Harbor

Elevated Waterview Living in a Secluded Setting

Nestled in a private Sag Harbor location, this property is ideal for those who crave serenity without sacrificing style. Expansive windows frame the lush surroundings, filling the home with light and showcasing distant water views. With a private pool, spacious outdoor areas, and an open floor plan, this home is perfect for both relaxation and entertaining.

Highlights:

✔️ Private pool with a scenic deck

✔️ Open-concept kitchen and living space

✔️ Beautiful natural surroundings

70 Mill Pond Lane, Water Mill

A Tranquil Retreat Overlooking a Peaceful Pond

This elegant Water Mill residence seamlessly blends high-end finishes with natural beauty. The spacious living areas open onto sun-drenched terraces that overlook the shimmering pond, while the master suite offers a private oasis with breathtaking views. A heated pool and spa complete this picture-perfect rental, making it an ideal escape from city life.

Highlights:

✔️ Gorgeous pond views from every angle

✔️ High ceilings and a state-of-the-art kitchen

✔️ Heated pool and spa

223 Kings Point Road, East Hampton

Cozy Waterfront Hideaway with Private Access

Tucked away on a quiet road, this charming home is perfect for those looking to immerse themselves in nature. The cozy living room, complete with a fireplace, is the perfect spot to unwind after a day on the water. Step outside to enjoy al fresco dining on the deck, or take a stroll down the private path to the water’s edge.

Highlights:

✔️ Direct waterfront access

✔️ Fireplace and inviting living space

✔️ Serene deck for outdoor dining

38 Quogo Neck Lane, Quogue

A Luxurious Escape in the Heart of Quogue

This Hamptons gem offers a perfect blend of elegance and comfort. With spacious bedrooms, modern bathrooms, and an open-concept living area, the home is designed for effortless coastal living. Outside, the lushly landscaped yard and pool provide a stunning backdrop for lazy summer afternoons and evening gatherings.

Highlights:

✔️ Beautifully designed interiors

✔️ Private pool with ample outdoor lounging space

✔️ Located in the desirable village of Quogue

13 Hillside Lane, East Hampton

Modern Elegance with Sweeping Waterviews

With sleek contemporary design and a prime location, this home is a showstopper. Large windows and open-concept living spaces bring the outdoors in, while the master suite’s private balcony offers the perfect spot to soak in the views. Outside, a stunning deck and pool create the ultimate Hamptons retreat.

Highlights:

✔️ Panoramic waterviews

✔️ Sleek modern kitchen

✔️ Outdoor pool and deck for entertaining

Which Waterfront Dream is Yours?

Whether you’re drawn to a sleek contemporary retreat or a cozy waterfront hideaway, these Hamptons rentals offer the best of luxury, comfort, and unbeatable views. If you’re ready to make one of these properties your summer escape, don’t wait—these gems won’t be available for long!

Interested in renting one of these stunning homes? Contact us for details and availability!

A Waterfront Oasis in Southampton: 84 Inlet Road

Southampton is synonymous with coastal elegance, where pristine beaches meet rich history and a sophisticated yet relaxed way of life. Tucked between the Atlantic Ocean and Peconic Bay, this sought-after enclave offers the perfect blend of natural beauty, world-class dining, and an effortless connection to the water. Now, a rare opportunity awaits—84 Inlet Road, a stunning waterfront retreat that embodies the very best of Hamptons living.

A Home Designed for the Views

Perched on an acre overlooking Cold Spring Pond and Peconic Bay, this contemporary home is a masterpiece of light, angles, and breathtaking vistas. Thoughtfully designed to bring the outdoors in, custom windows flood the interior with natural light that shifts beautifully throughout the day, creating a warm and inviting atmosphere. Whether enjoying your morning coffee as the sun rises over the bay or unwinding with a glass of wine on one of the multiple balconies, every moment is infused with serenity.

Indoor-Outdoor Living at Its Finest

From the moment you step inside, the open-concept living and dining areas set the tone for easy, breezy waterfront living. Panoramic water views steal the show, creating an ever-changing landscape of blue skies, shimmering water, and the occasional sailboat gliding by. For those who love to observe nature, this home is a dream—binoculars in hand, you can spot a variety of birds and wildlife right from your living room.

The four-bedroom, three-bathroom layout provides the perfect balance of space and intimacy. A separate family room offers additional room to relax, while each bedroom is a private sanctuary, designed to take full advantage of the natural surroundings.

A Backyard Built for Leisure

Stepping outside, the home’s expansive deck and heated pool set the stage for summer entertaining. Whether hosting weekend barbecues or enjoying a quiet sunset swim, the outdoor space is a true extension of the home. And for those with a passion for sports, the newly painted tennis court is ready for friendly matches under the Hamptons sun. A detached two-car garage with a second-story storage loft adds convenience and functionality.

The Magic of Southampton

What makes Southampton so special? It’s a place where history and modern luxury coexist seamlessly. Just minutes from world-renowned ocean beaches, Southampton’s coastline is a sanctuary for sun-seekers and surfers alike. Southampton Village, with its charming boutiques, top-tier restaurants, and vibrant cultural scene, is just a short drive away. Spend a leisurely afternoon browsing the designer shops on Jobs Lane, savoring fresh seafood at local favorites like Tutto il Giorno, or exploring the art collections at the Parrish Art Museum.

Despite its exclusivity, Southampton maintains a laid-back charm. Locals and visitors alike revel in the simple pleasures—a long beach walk at Coopers Beach, farm-fresh finds at the seasonal farmers’ market, or a sunset cocktail by the bay.

Your Waterfront Escape Awaits

There are few opportunities to own a home that so perfectly captures the essence of Southampton living. With unparalleled water views, luxurious amenities, and a prime location close to everything the Hamptons has to offer, 84 Inlet Road is more than a home—it’s a lifestyle.

Don’t miss the chance to make this exceptional property your own. Contact us today for a private viewing and experience Southampton’s magic for yourself.

Why Now is the Perfect Time to Secure Your Hamptons Summer Rental

The Hamptons summer rental season may seem far away, but if you’re dreaming of beach days, sunset cocktails, and weekends spent soaking up the best of the East End, now is the time to act. Each year, demand for Hamptons rentals skyrockets, and the best properties—whether oceanfront estates, charming cottages, or homes with private pools—get booked months in advance.

featured rental: 63 Highview, Sag Harbor

Here’s why securing your summer rental now is the smartest move, plus how we can help you find the perfect spot for your summer escape.

1. The Best Homes Are Booking Fast

Every summer, the Hamptons draws a mix of city dwellers looking for a seasonal escape, families wanting a relaxing retreat, and vacationers seeking luxury in one of the most coveted destinations in the world. That means competition for rentals—especially those with desirable features like pools, water views, and proximity to beaches—heats up early.

By securing your rental now, you get access to the best properties before they’re snatched up, ensuring you don’t have to settle for a home that doesn’t quite fit your needs.

2. Pricing is Better Earlier in the Year

As summer gets closer, prices tend to increase due to high demand. While Hamptons rentals are always an investment, booking early often means better pricing and more flexibility in negotiations. Waiting too long could mean you’ll be paying a premium for the same home—or worse, missing out entirely.

Locking in your rental now can also give you more time to plan your summer budget, whether that means allocating funds for boat charters, private chefs, or fun experiences to make your stay unforgettable.

3. More Time to Plan & Customize Your Stay

One of the best things about renting a home in the Hamptons is the opportunity to truly tailor your summer experience. Whether you’re looking for a home near farm stands for weekend cooking, a place with a guest house for entertaining, or a short drive to the hottest restaurants, having more time to plan ensures you get exactly what you want.

Booking early allows for:

✔️ Time to coordinate with family and friends

✔️ The ability to request upgrades or services (pool heating, landscaping, etc.)

✔️ Securing prime reservations at restaurants, beach clubs, and events

4. Less Stress, More Excitement

Nothing feels better than heading into summer with your plans set. Instead of scrambling at the last minute and stressing over availability, you can relax knowing you’ve secured the perfect rental. That means you can focus on the fun part—planning your days at the beach, making restaurant reservations, and getting excited for summer in the Hamptons.

5. We’ll Find the Perfect Rental for You

Not sure where to start? That’s where we come in. We specialize in matching our clients with Hamptons rentals that fit their lifestyle—whether you’re looking for a secluded retreat, a social hotspot, or a family-friendly oasis.

DM us or reach out today to start your search! The best rentals are going fast, and we’d love to help you lock in your dream Hamptons summer home. ☀️🏡 #HamptonsRentals #LuxuryRentals #SummerInTheHamptons

5 Must-See Summer Rentals in the Hamptons

Summer in the Hamptons is synonymous with relaxation, breathtaking water views, and luxurious living. Whether you're planning an idyllic beachside escape or a vibrant retreat in the heart of Sag Harbor, there's a perfect summer rental waiting just for you.

Here are five standout properties to consider for your ultimate Hamptons summer getaway:

57 Sammy’s Beach – A Waterfront Paradise

If breathtaking panoramic water views are part of your vision for the perfect summer, you’ll fall in love with this newly constructed beachfront sanctuary on Gardiner’s Bay. Situated directly on Sammy’s Beach, this home offers unparalleled access to the sand and water just steps away.

Why It’s Special:

• Spacious open-concept living areas with triple-pane sliders leading to a deck with stunning views.

• A chef’s kitchen with a large island perfect for hosting gatherings.

• Luxurious master en suite with a soaking tub and private balcony overlooking the beach.

• Fun for everyone, with amenities like kayaks, paddleboards, a pool table, and a Peloton for those who stay active.

Imagine sipping your coffee on the wrap-around deck as calm waves gently lap the shore. For the ultimate combination of luxury and beachy charm, Sammy’s Beach is pure bliss.

6 Beach Avenue – Victorian Charm Meets Modern Luxury

Step back in time without sacrificing the conveniences of modern living. This newly constructed Victorian-style home is located in Sag Harbor Village, less than a mile from Main Street and Havens Beach. Perfectly blending old-world charm with contemporary amenities, this home is ideal for anyone seeking small-town Hamptons life.

Why It’s Special:

• Conveniently located within walking distance of beaches and Sag Harbor Village restaurants.

• Features like a gourmet kitchen, surround sound throughout, and a cozy open-concept layout.

• Outdoor beauty with a gunite pool, hot tub, and relaxing seating areas perfect for summer evenings.

Whether you spend your day biking to the village or lounging by the pool, this Sag Harbor escape won’t disappoint.

63 Highview Drive – A Modern Masterpiece

For lovers of sleek design and bold architecture, this stunning 5-bedroom modern retreat is a must-see. Thoughtfully designed with an open and airy layout, this property offers luxury on every level. Located minutes away from Sag Harbor Village and Bridgehampton, it’s an indulgent haven in a prime Hamptons location.

Why It’s Special:

• Rooftop living area with spectacular water views of Noyac Bay.

• A 15 x 45’ heated gunite saline pool, poolside cabana, hot tub, and sauna for outdoor relaxation.

• A custom kitchen equipped with Miele and Wolf appliances for the ultimate culinary experience.

• Extras like a home gym, movie theater room, and a Tesla charger in the garage.

Sunsets never looked as good as they do from the rooftop with your favorite playlist playing in the background.

41 Indian Road – Modern Style Meets Nature

Nestled in a gated half-acre, this newly built Southampton rental is artfully designed for laid-back elegance. Just 500 feet from beach access, this home offers a seamless indoor-outdoor living experience, perfect for summer fun.

Why It’s Special:

• An open-floor layout with floor-to-ceiling glass doors leading to the pool and patio.

• A luxurious master suite with a fireplace, walk-in closets, and serene ocean breezes.

• A host of summer-ready amenities including a Peloton Bike, outdoor grill, and beach essentials like bikes and bonfire supplies.

This home is for those who want to strike the perfect balance between style, comfort, and outdoor adventure.

13 Hillside Lane – Privacy with Waterviews

Experience the best of both worlds with this exclusive East Hampton rental that offers privacy and proximity to local hotspots. Set on a private lane and surrounded by serene greenery, this stylishly finished home is filled with modern amenities and picture-perfect views.

Why It’s Special:

• A spacious atrium-style open floor plan that feels light and airy in summer but cozy in all seasons.

• Multiple wraparound decks with views of Three Mile Harbor Marina and spectacular sunsets.

• Relaxing outdoor features like a gunite pool, mahogany deck, and seating areas for lounging outdoors.

Whether you’re entertaining or unwinding on your own, this home offers a unique combination of peace and accessibility.

Which One Will You Choose?

The Hamptons are synonymous with luxury, and these properties are the best of the best. Whether you’re after tranquil beachfront getaways, Victorian charm, or state-of-the-art modern living, there’s something for every taste and lifestyle.

Start your summer off right by exploring these incredible rentals. Which one’s calling your name? Book it now before someone else does!

Top Tips for Renting in The Hamptons for Summer 2025

Dreaming of white sand beaches, charming villages, and that perfect summer breeze? Renting in The Hamptons for the summer of 2025 might already be on your radar. This iconic getaway on Long Island is a favorite for good reason, offering a blend of luxury, leisure, and natural beauty. Whether you're a seasoned summer visitor or planning your first Hamptons retreat, here are some must-know tips to make your rental search smooth and stress-free.

1. Timing Matters—Get Started Now or Plan to Be Flexible

If you have specific needs, such as a particular neighborhood, number of bedrooms, or a strict budget, it’s crucial to start your search as soon as possible. This gives you the best chance of securing the exact type of property you’re looking for before it’s snapped up. However, if you’re more flexible about location, your wish list, or what you’re willing to spend, you can afford to wait a bit longer. Additional inventory will continue to hit the market in the coming months, so more options may become available for those not tied to rigid requirements.

For any timeframe, working with a local real estate agent can be a major advantage—they often have access to off-market listings you won’t find online.

2. Pick the Perfect Neighborhood for Your Summer Vibe

The Hamptons is made up of diverse villages and hamlets, each with its own unique charm. Here’s a quick breakdown to help you decide where to focus your search:

• East Hampton and Southampton: Known for pristine beaches, upscale boutiques, and celebrity sightings. Perfect for those seeking a mix of luxury and activity.

• Montauk: A laid-back surfer’s paradise. It’s ideal if you’re looking for a more relaxed, bohemian vibe.

• Sag Harbor: A historic whaling village with a vibrant art scene. Great for families and those who love waterfront dining.

• Westhampton: Offers a quieter, more affordable option while still giving access to beautiful beaches and idyllic surroundings—And a shorter ride to and from NYC!

• Bridgehampton & Water Mill: These areas strike a balance between lush farmland, wineries, and proximity to attractions.

Think about your priorities—proximity to nightlife, beach access, or a family-friendly environment—and choose a location that aligns with your summer goals.

3. Budget Wisely (And Don’t Forget the Extras)

Renting in The Hamptons can be pricey. For the 2025 season, prices for summer rentals are projected to start around $30,000 for smaller spaces and go well into the six-figure range for large, beachfront properties. Here’s what to keep in mind when budgeting:

• Utilities: Some rentals include basic utilities, but others may charge separately for electricity, water, and pool maintenance. These costs can add up during a hot summer.

• Travel and Parking: Many properties have specific parking arrangements, and you will likely need permits for beach access in certain locations.

• Security Deposits: Be prepared to put down a refundable deposit that can sometimes equal one month’s rent.

Knowing the full scope of costs will help you avoid any surprises.

4. Keep an Eye on 2025 Trends

The summer rental market in The Hamptons for 2025 is seeing some notable shifts. One trend is the growing demand for eco-friendly properties. More renters are looking for homes with solar panels, energy-efficient appliances, and sustainable design. If this appeals to you, make sure to ask about these features during your search.

Additionally, work-from-home flexibility has made longer rental periods popular. Many renters are booking six-week to full-season stays, so properties are moving off the market faster. If you’re only planning a one-week stay, be open to flexible dates to secure a property that fits your needs.

5. Ask the Right Questions Before Signing

Before you commit to a lease, ask questions to ensure you’ll have the summer you’re dreaming of. Here are a few key things to clarify:

• Is the property pet-friendly? Many rentals have strict no-pet policies or charge additional fees.

• Will it be maintained regularly? and is it heated?

• Are housekeeping services included, or will you need to arrange for your own?

It’s worth reviewing the rental contract with a legal professional, especially for pricy, long-term rentals.

6. Enjoy the Best of The Hamptons—and Check Out Our Resources!

Once you’ve locked in your dream rental, the fun really begins. Spend lazy afternoons lounging at Main Beach in East Hampton or exploring the charming shops in Sag Harbor. Indulge in farm-to-table dining at popular spots like Nick & Toni’s or bask in the lively atmosphere at Gurney’s Montauk. Don’t miss the vibrant summer events, from outdoor concerts to art fairs, that make The Hamptons so iconic.

For even more ways to elevate your summer experience, check out our YouTube channel, The Hamptons with Jenna and Joe. We share the best resources for planning an incredible season, with fresh content added every week. From insider tips to can't-miss spots, we’ve got everything you need to make the most of your Hamptons getaway.

Plus, when you rent through us, we like to add a personal touch! Our rental customers receive a swag bag and a printed guide to The Hamptons, packed with recommendations for the best restaurants, beautiful beaches, and top activities, broken down town by town.

Renting in The Hamptons for the summer of 2025 can be a stress-free experience with the right preparation. Start your search early if you have specific needs, or hold off a little longer if you’re flexible. With your plans set and the best resources in hand, you’ll be ready to enjoy a summer filled with stunning sunsets, fresh seafood, and memories to last a lifetime.

Happy renting—and be sure to subscribe to The Hamptons with Jenna and Joe for all the insider info!

Send us a message below to get started on your 2025 Hamptons Rental Search: