5-ACRE MECOX BAYFRONT DEVELOPMENT OPPORTUNITY
217 ROSE HILL ROAD, WATER MILL, NY
DEVELOPMENT OPPORTUNITY
Set on 5.27 acres+/- with 330’ of prime water frontage+/-, this estate holds substantial development possibilities. Zoning and FEMA Zone X classification allow for the potential subdivision of the property, making it ideal for creating a large,
private compound or subdividing the property to fit multiple full programs. The land provides ample space to envision a large main residence, private tennis or pickleball courts, and a waterside heated gunite pool and spa with a pool house.
These development capabilities make this an extraordinary opportunity for discerning buyers to build an estate tailored to their personal vision and lifestyle.
217 ROSE HILL ROAD, WATER MILL,
DEVELOPMENT CAPABILITIES
• Subdividable Lots
• Capable of Yielding: Large Main Residence
Recreational Facilities Including Tennis or Pickleball Courts
Waterside Heated Gunite
Pool & Spa with a Pool House
Detached Garage
Expansive Lawn Space
Private Gated Entry
5.27 ACRES+/-
PRIVATE DOCK
330' OF WATER FRONTAGE+/ON MECOX BAY
PRIME WATERFRONT
Positioned on highly sought-after Rose Hill Road in Water Mill, this property offers an exclusive 330’ of frontage+/- on Mecox Bay, a rarity within the Hamptons. With a private dock and sweeping views across the bay,
the home sits just a mile+/- from ocean beaches and provides easy access to Southampton and Bridgehampton villages. From high-end shopping and dining to quick access to pristine sands, this location is both secluded and
centrally connected to everything that makes the Hamptons extraordinary.
217 ROSE HILL ROAD, WATER MILL, NY
EXPANSIVE VIEWS
Each morning, the property is graced with golden light as the sun rises over Mecox Bay, creating a tranquil and breathtaking start to the day. The estate’s orientation captures the early light in a way few properties can, reflecting on the bay’s surface and bathing the grounds in a warm glow. From the terraces, lawns, and expansive outdoor spaces, these sunrise views add a daily element of natural beauty that enhances the property’s appeal as a serene and visually captivating retreat.
PRIVATE DOCK
FEATURES & AMENITIES
217 ROSE HILL ROAD, WATER MILL, NY
EXCLUSIVE | $25,000,000
TEAM
ARCHITECTS
FRANK GOODWILLIE & WILLIAM E. MORAN
PROPERTY OVERVIEW
• Built in 1925
• 5.27 Acres+/-
• 330’ of Water Frontage+/- on Mecox Bay
• Private Dock
• 7,900 SF+/-
• 8 Bedrooms
• 6 Full & 1 Half Bathrooms
• Compound Development Opportunity
• Potential for Subdivision
• Fema Zone X
• R60 Zoning LOCATION
• Coveted Rose Hill Road
• Waterfront on Mecox Bay
• Central Water Mill Location
• 1.0 Miles+/- from Ocean Beaches
• 3.5 Miles+/- from Flying Point Beach
• Proximity to Southampton & Bridgehampton Villages
• Easy Access to High-End Shopping & Dining
• Abutting Nature Preserve to the South
HISTORY
• Notable, Historic Architects from the Early 20th Century
• Known for Industrial & Commercial Designs in the NY-NJ Area
• Featured in 1992 issue of “The Architectural Record”
• Frank Goodwillie was a Member of the Architectural League & the American Institute of Architects
• Residence is Part of Larger, Original Estate
• Designed for Mrs. Norma T. Johnson in 1925
INTERIOR FEATURES
• Central Air
• Oil Heating
• 3 Wood-Burning Fireplaces
• 2 Kitchens
• 2 Living Rooms
• Aluminum Kitchen Countertops
• Original Custom Millwork Throughout
• Floor-to-Ceiling Walnut Paneling in Living Room with Grinling Gibbons Carvings
• Over Doors & Mantel
• Exposed Brick Archways
• Fluted Columns
• Picture Frame Molding
• Attached 3-Car Garage
EXTERIOR FEATURES
• Private Dock
• Ability to Accommodate a 20’ Boat
• 30’ x 50’ Heated Gunite Pool
• Open, Rolling Southern-Facing Lawns
• Extensive Patios & Porches with Bay Views
• Tree-Lined Driveway
• Constructed Using Old Virginia Brick with Wood Trimmings
• Slate Roof
• Details Carefully Studied from Authentic Georgian Precedents
• Original Ornamental Ironwork in Loggias & Porches
• Room for Tennis Court
A rare blend of pedigree and opportunity, this estate on Rose Hill Road combines the timeless charm of a 1925-built Georgian residence with expansive development possibilities on its prime 5.27-acre+/- waterfront parcel. Crafted by the noted early 20th-century architects Frank Goodwillie and William E. Moran, the property boasts historic allure while offering vast potential for transformation.
ROAD, WATER MILL,
EXPANSIVE EXTERIORS
The estate’s southern-facing, open lawns sweep toward the bay, bordered by mature trees to create a private sanctuary. Outdoor areas include a 30’ x 50’ heated gunite pool and extensive patios and porches—all with serene bay views.
Original ornamental ironwork accents the outdoor spaces, and a tree-lined driveway leads to a grand entrance that can easily be enhanced with a private gated entry. With space for a tennis court and room to expand recreational facilities, the grounds offer a versatile canvas for well-tailored enhancements.
50' X 30' HEATED
GRAND
INTERIOR
Spanning 7,900 SF+/-, this home features 8 bedrooms and 6 and 1 half bathrooms, with original details preserved throughout. The walnut-paneled living room is adorned with Grinling Gibbons carvings, while 3 wood-burning fireplaces bring warmth and charm to the home.
The layout includes a library with built-in bookshelves and a wet bar, 2 kitchens, and multiple living areas, each showcasing historic details like picture frame molding and exposed brick archways. The double-height grand
staircase serves as a focal point, exuding timeless elegance with its refined design, while the entire estate takes advantage of its prime positioning offering stunning water views.
LEGACY HERITAGE
Originally built in 1925 by noted architects Frank Goodwillie and William E. Moran, this residence stands as a testament to authentic Georgian architectural tradition with Old Virginia brickwork, wood trimmings, and a slate roof. The home’s storied past, as part of the original estate for Mrs. Norma T. Johnson, has been documented in The Architectural Record, preserving its historical value. Classic design elements such as fluted columns, walnut paneling, custom millwork, and Grinling Gibbons carvings reflect the careful attention to detail while offering an opportunity for modern reinterpretation.
217 ROSE HILL ROAD, WATER MILL, NY
FIRST LEVEL
• Double-Height Grand Staircase
• Powder Room
• Gallery
• Access to Rear Terrace & Backyard
• Library
Custom Millwork
Wet Bar
Built-In Bookshelves
• Living Room
Walnut-Paneling
Wood-Burning Fireplace
Built-In Bookcases
Access to Side Porch
• Formal Dining Room
Fireplace
Bay Views
Access to Side Terrace
• Main Kitchen
Breakfast Nook
• Butler’s Kitchen
Pantry
• Staff’s Quarters
• Sitting Room
Access to Side Terrace
• Office
Access to Garage
• Attached 3-Car Garage
BEDROOM
BEDROOM/ OFFICE
SITTING ROOM
DINING ROOM
BREAKFAST AREA
STORAGE
ENTRY
LIVING ROOM
KITCHEN
GALLERY
TERRACE
TERRACE
217 ROSE HILL ROAD, WATER MILL, NY
SECOND LEVEL
• 5 Bedrooms
Primary Suite with Bay-Facing Private Terrace
• Family Room/Second Living Room
Wood Burning Fireplace
Balcony
Access to Side Terrace
217
LOWER LEVEL
• Storage & Utility Space
MACHINE ROOM
MACHINE ROOM
ROSE HILL ROAD, WATER MILL, NY
217 ROSE HILL ROAD, WATER MILL, NY
UNRIVALED MECOX BAY LIVING
Mecox Bay is celebrated for its serene beauty and exclusive atmosphere, attracting discerning homeowners who value privacy, natural splendor, and seamless access to both bay and ocean. With 330’ of private waterfrontage+/-, the estate provides rare, uninterrupted views across the bay, capturing the charm and allure of this storied region.
217 ROSE HILL ROAD, WATER MILL, NY
From sunrise views that light up the bay’s tranquil waters to evenings on the water as the sun sets, the natural rhythms of Mecox Bay offer an ever-changing and enchanting landscape.
217 ROSE HILL ROAD
In this ethereal landscape, the shifting moods of the sky and water create a breathtaking backdrop for your everyday life.
In an area renowned for its exclusivity, this property presents a rare opportunity to secure a substantial waterfront estate with the possibility of subdivision, development, and an unprecedented connection to Mecox Bay. As one of the most coveted addresses in Water Mill, this estate not only offers a prestigious location but also an unmatched level of privacy, exclusivity, and potential for those seeking a refined retreat in the heart of the Hamptons.
