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THE PREMIER LUXURY HOME AND LIFESTYLE MAGAZINE

STUNNING NEW BUILD SOUTHAMPTON VILLAGE

PRESENTED BY THOMAS CAVALLO OF DOUGLAS ELLIMAN AND JAMES GIUGLIANO OF NEST SEEKERS SEE PAGE 19

be slathered be smothered be covered

be home.

F I N D YO U R H O M E AT C O R C O R A N .C O M

© 2025 Corcoran. All rights reserved. Corcoran and the Corcoran Logo are trademarks of Corcoran Group LLC. The Corcoran System in the United States is comprised of company owned offices which are owned by a subsidiary of Anywhere Advisors LLC and franchised offices which are independently owned and operated. Corcoran Group LLC fully supports the principles of the Fair Housing Act and the Equal Opportunity Act.

Southampton to Montauk, Sagaponack to Shelter Island

Exceptional Properties Exceptional Results On the East End since 1995, Gary DePersia has participated in nearly

$4 Billion of real estate

transactions. With scores of exclusive listings sold and closed while matching hundreds of his own buyers and renters with the right properties, Gary’s over 30 years in Hamptons luxury real estate has generated benchmark sales and an unsurpassed reputation for being the best in his industry.

Gary R. DePersia Licensed A s sociate Real E s t ate Broker 516.38 0.0538 | gdp@corcor an.com myhamptonhomes.com The Hamptons for Buyer s, Seller s, Renter s & Inves tor s

SCAN FOR MORE INFO

NEW ATTRACTIVE PRICING

SCAN FOR FULL LISTING

Gary R. DePersia Licensed A s sociate Real E s tate Broker m 516.3 8 0.0 53 8 | gd p@corcoran.com

Polina Kutaeva Licensed A s sociate Real E s tate Broker m 6 4 6.419.0 8 85 | pkutaeva@corcoran.com

11,000 SF, 8 Bedrooms, Pool, Cabana and Tennis Bordering 35 Acres of Reserve Bridgehampton. Cradled by 35 acres of untouched reserve in coveted Bridgehampton South, this 11,000+/- SF estate on 1.5 acres is more than a home-it’s an invitation to fall in love. With 8 serene bedrooms and every imaginable amenity, this masterfully built sanctuary offers the kind of luxury that lingers in your memory. Step through the dramatic doubleheight entry and feel the warmth of white oak floors beneath your feet, leading you into sun-drenched spaces where soaring ceilings and bespoke fireplaces create an atmosphere of quiet grandeur. Whether you’re gathered in the great room or curled up in the intimate den/media room, every corner whispers comfort and elegance. The heart of the home-a chef’s dream kitchen-boasts a cozy fireplace, walk-in bar, and a butler’s pantry, perfect for intimate dinners or grand celebrations in the formal dining room. A gracious guest suite with a private sitting area, along with a powder room, full bath, laundry room, and three-car garage, complete the thoughtful layout of the first floor. Ascend to the primary suite, a true retreat wrapped in tranquility. Wake to the view of protected landscapes from your private balcony, unwind in a spalike bath, and drift into dreams in a sumptuous bedroom flanked by two walk-in closets and a peaceful sitting room. Four additional guest suites and a lofted lounge await just down the hall-ideal for family and friends who may never want to leave. Descend to the finished lower level, where indulgence continues with a sauna, wine cellar, 8-seat screening room, and recreational spaces designed for leisure and laughter. Two staff suites share a full bath, while an elevator gracefully connects all three levels of this beautifully curated home. Step outside and the romance continues. Dine al fresco beneath the stars abetted by the built-in grilling station, lounge by the shimmering 40’ heated Gunite pool and spa, or sneak away to the charming two-story pool house with its own fireplace, bath, and dreamy upstairs lounge. For moments of play, a sunken all-weather tennis court with a basketball net awaits, surrounded by lush, manicured grounds. All of this-privacy, luxury, and timeless beauty-just moments from the beach, fine dining, and the endless allure of Hamptons living. Come experience the poetry of place. Let this be your forever summer. Exclusive. $11.995M WEB#923864

NOW REDUCED $1 MILLION DOLLARS INQUIRE ABOUT RENTAL POSSIBILITIES

SCAN FOR FULL LISTING

12,600+ SF, 8 Bedroom Estate with Tennis Looking South Over 50 Acres Of Farm Land Water Mill. A triumph of modern farmhouse design, this stunning, newly completed estate by East End Building Company sprawls across 1.5 acres, offering breathtaking southern views over a 50-acre reserve. Encompassing over 12,600 square feet across three levels of finely articulated space, this home is an architectural marvel, designed with luxury, comfort, and functionality in mind. A dramatic 11-foot custom pivot door welcomes you into a two-story foyer, where a floating steel staircase with white oak treads and concealed lighting sets the tone for the exquisite detailing throughout. Expansive Fleetwood floor-to-ceiling windows flood the home with natural light, while two fireplaces add warmth and sophistication. The main level fans out over large format, heated porcelain tiles hitting all the right notes with a grand great room with fireplace, a family room with a see-through linear fireplace, a formal dining room, a study, and a junior primary suite with spa-like amenities. The heart of the home, a bespoke Gary Ciuffo-designed kitchen, boasts dual Gaggenau refrigerators, a Wolf 60-inch range, Miele induction cooktop, a coffee station, a chef’s prep kitchen and separate pantry ensuring both beauty and practicality. A powder room, mud room and a heated, 3 car garage complete the first floor. The second floor, covered in rift and quarter sawn white oak, features a luxurious primary suite with its own sitting room, spa bath with radiant-heated floors, and access to expansive decks overlooking the reserve. Four additional en-suite bedrooms, each with walk-in closets and seamless shower designs, offer unparalleled comfort.An office and laundry room adds convenience while 1140 SF of sustainable Timbertrek decking servicing multiple suites completes the second floor. A short staircase ascends to the 800+ SF rooftop deck, perfect for that postprandial cigar while surveying your domain. A separate staircase descends to the finished lower level, a retreat of its own, boasting a 1,500-bottle wine cellar, a screening room, a game/billiard room and a wellness center with steam room, gym, and a massage/yoga studio. Two additional bedroom suites, a powder room and ample space for a golf simulator, bowling alley, or sauna complete this impressive space. Outdoor living is redefined with an 18’ x 56’ heated saltwater pool and spa, a 240-square-foot pool house, a trellis-covered lounge, and an outdoor kitchen equipped with a Lynx professional grill and a Marvel stainless-steel beverage center. A Century-built, all-weather north/south tennis court is framed by cedar fencing, while manicured lawns provide space for backyard activities. Every detail of this home has been meticulously considered, from the Abodo fine-sawn wood cladding and black standing-seam aluminum roof to the concealed HVAC vents and Lutron lighting system. With radiant heat throughout the first floor, a whole-house Sonos sound system, 400-amp electrical service, and Control4 automation, this residence is as technologically advanced as it is beautifully crafted. Designed by the award-winning team at The Up Studio, with landscape design by local experts, this home is a rare fusion of innovative design and timeless Hamptons elegance. Perfectly positioned between Southampton and Water Mill, this one-of-a-kind estate offers the ultimate Hamptons experience. Co-Exclusive. $12.995M | MD -LD $750K | July - LD $600K | $350K WEB#898434 Real estate agents affiliated with The Corcoran Group are independent contractors and are not employees of The Corcoran Group. Equal Housing Opportunity. The Corcoran Group is a licensed real estate broker located at 590 Madison Ave, NY, NY 10022. All listing phone numbers indicate listing agent direct line unless otherwise noted. All information furnished regarding property for sale or rent or regarding financing is from sources deemed reliable, but Corcoran makes no warranty or representation as to the accuracy thereof. All property information is presented subject to errors, omissions, price changes, changed property conditions, and withdrawal of the property from the market, without notice. All dimensions provided are approximate. To obtain exact dimensions, Corcoran advises you to hire a qualified architect or engineer.

SCAN FOR FULL LISTING

Gary R. DePersia Licensed A s sociate Real Es t ate Broker m 516.380.0538 | gdp@corcor an.com

Sagaponack South 6 Bedroom Estate with Pool, Tennis, Gym & Home Theather Sagaponack. A brilliant collaboration between Lifton Green developers, James Michael Howard Interior Design and Landscape Details informs this rare opportunity available for the month or two weeks this July in this masterfully built, exquisitely furnished and beautifully landscaped 9,000 SF+/- estate on three levels of living space with tennis sprawling across 1.5 acres on Hedges Lane in Sagaponack South. Further enhanced by stylish owners over the last few years, a gracious entry welcomes all over beautifully finished white oak floors that spread out to fully furnished spaces that include the stunning living room with fireplace which, sundrenched by day, will at night be the focal point for all your entertaining. The state-of-the-art eat-in kitchen with professional appliances, eat-in area and Silestone countertops is more than equipped to service the 19’ X 15’ dining room bolstered by a butlers pantry and joined by the 18’ x 18’ informal living room warmed by its own fireplace. A luxurious guest master suite, powder room and a 2-car garage complete the first floor. Upstairs the expansive primary wing offers sleeping chamber with fireplace and private balcony, sitting room, a luxurious spa-like bath for her, elegant bath for him and walk-in closets for each. Three additional guest bedrooms, with baths all ensuite complete the 2nd floor. The 3,200 SF+/- finished lower level offers gym, recreational room, fully outfitted home theatre with tiered seating and refreshment area, staff suite and a powder room. An elevator connects all three levels. Outside, both covered and uncovered stone patios overlook the 55’ heated Gunite pool, spa, cabana, bocce ball court and sunken tennis court all set within verdant lawn and a professional landscape plan awash in a kaleidoscope of color. With nothing to do but to fill the closets with your clothes, this fully realized estate awaits your arrival. Exclusive. July $350K Any Two Weeks $195K WEB #565824

SCAN FOR FULL LISTING

Enjoying Blazing Sunsets & 180° Water Views on Mecox Bay Offering A Walk To Beach Location Minutess From Villages Water Mill. Blazing sunsets and expansive 180° water views combine with modern sophistication for one fortunate renter looking for a unique Summer experience and beyond within an inspired design on Mecox Bay, walking distance to two separate ocean beaches. Articulate construction and attention to detail inform the interior and exterior experience of this recently completed 2,200 SF beach house on 3 separate levels of living space. Both interior and exterior staircases ascend from the ground floor to an open floor plan that finds the great room with fireplace, a sleek modern kitchen servicing the dining area and a den, all with access to a full bath. Floor to ceiling glass doors and windows combine with the use of warm mahogany wood accents throughout, to evoke a feeling of calm and relaxation, punctuated by 180° water views wherever you look. A large, 500 SF waterside terrace provides ample room for an outdoor living room while a smaller balcony off the kitchen hosts a grilling station. Upstairs the top level features an expansive primary suite offering sleeping chamber and adjoining sitting area, sharing heroic bay views, fireplace, a sumptuous bathroom and a pair of private balconies. A guest bedroom with bath ensuite and laundry room complete the third floor. Other amenities include smart house technology, Lutron controlled lighting & shades, generator, solar panels and an elevator connecting all 3 levels. The office/den off the great room with nearby full bath could be pressed into service as a third bedroom if necessary. Upgraded outdoor space offers 700+ sq ft of open and covered space under the house providing lounging area, outdoor shower, and room for paddle boards, windsurfers or kite boards to enjoy right off your own private bay beach. New this year is a powder room just inside on the ground level along with a convertible sofa for the occasional weekend overflow. With the broad ocean beaches walking distance in either direction, the possibilities are endless when you rent this stunning waterfront option on Flying Point Rd. Call us today for more information or your own private tour. Exclusive. MD -LD $225K | July - LD $195K | August - LD $125K WEB #895055

Real estate agents affiliated with The Corcoran Group are independent contractors and are not employees of The Corcoran Group. Equal Housing Opportunity. The Corcoran Group is a licensed real estate broker located at 590 Madison Ave, NY, NY 10022. All listing phone numbers indicate listing agent direct line unless otherwise noted. All information furnished regarding property for sale or rent or regarding financing is from sources deemed reliable, but Corcoran makes no warranty or representation as to the accuracy thereof. All property information is presented subject to errors, omissions, price changes, changed property conditions, and withdrawal of the property from the market, without notice. All dimensions provided are approximate. To obtain exact dimensions, Corcoran advises you to hire a qualified architect or engineer.

contents April 2026 On The Cover

Presented by Thomas Cavallo of Douglas Elliman and James Giugliano of Nest Seekers

22 Publisher’s Note 30 Realty Check

ON THE COVER: STUNNING NEW BUILD SOUTHAMPTON VILLAGE

42 Design

The Art of the Pool House—How a once-secondary structure became one of luxury real estate’s most considered design statements

44 Designer Showcase

Hot Sales and Listings...Along with the latest real estate news in the Hamptons

West Side Story—A New York apartment designed by Neal Beckstedt marries uptown elegance with downtown cool

40 Design

48 Dining

Make a Splash—How intentional design transforms your pool from a place to swim into the social centerpiece of your home

Tasting Spring—Diners are chomping at the bit for a taste of spring

Where Marketing Delivers Results

Custom Private Estate in Sag Harbor | $7,975,000

Just Listed Waterfront in Sag Harbor Village | $6,500,000

8 BR, 7 BA, 2 HALF BA | Set on 6.5 acres of serene privacy, this residence spans over 8,000sf of living space. Features include a 50ft gunite pool with spa, patio, covered porch, gym, 3-car garage, and room for a tennis court. Web# 415945

3 BR, 2 BA | An extremely rare opportunity in the Village for an unheard of 228 feet of water frontage in Redwood. Features partial bulkheading, a private dock, and the potential for a pool and future expansion or development. Web# 411209

Just Listed Modern Farmhouse on Shelter Island | $4,445,000

Just Listed New Construction on Shelter Island | $3,850,000

6 BR, 6 BA, 2 HALF BA | Turnkey modern farmhouse on 2.16 acres of immaculate grounds, a mere half mile from the South Ferry. Amenities includes an open floor plan, vaulted ceilings, gunite pool, tiled patio and pickleball court. Web# 417116

4 BR, 5.5 BA | This modern residence offers stunning south-facing water views over West Neck Bay. Designed to maximize its prime setting. Features an open floor plan with expansive living spaces and a heated gunite pool. Web# 421198

ENZO MORABITO TEAM AT DOUGLAS ELLIMAN REAL ESTATE

Enzo C. Morabito Lic. Assoc. R.E. Broker M 516.695.3433 | O 631.725.7542 emorabito@elliman.com *FOR 1984-2024 ACCORDING TO DOUGLAS ELLIMAN DATA. **IN TOTAL WATERFRONT SALES WEST OF THE CANAL FROM 1/1/24 TO 12/31/24 ACCORDING TO MLS ***REAL TRENDS AND TOM FERRY, 2010-2021; DOUGLAS ELLIMAN, 2022-2024.© 2026 DOUGLAS ELLIMAN REAL ESTATE. 2488 MAIN STREET, PROPERTY INFORMATION, INCLUDING, BUT NOT LIMITED TO SQUARE FOOTAGE, ROOM COUNT, NUMBER OF BEDROOMS AND THE SCHOOL DISTRICT IN PROPERTY LISTINGS SHOULD BE VERIFIED BY YOUR OWN ATTORNEY, ARCHITECT OR ZONING EXPERT. EQUAL HOUSING OPPORTUNITY.

List with the Enzo Morabito Team

Just Listed Restaurant & Marina in Hampton Bays | $17,900,000

Just Listed Magnificent Estate in Quogue | $11,500,000

Just moments from the ocean and the Shinnecock Inlet, 369 Dune Road presents an opportunity to acquire one of the most recognized waterfront destinations. Home to the iconic Sundays on the Bay, a turnkey restaurant and marina. Web# 975962

8 BR, 11.5 BA | Behind a gated entry on 2 acres, this exceptional estate is on a serene cul-de-sac, south of the highway. Designed in 2023, the approx. 11,300sf home spans 3 finished levels with a pool, pool house, and pickleball. Web# 420473

Just Listed Turnkey Oceanfront in Westhampton | $8,499,000

Just Listed Bayfront in North Hampton Bays | $4,500,000

4 BR, 4 BA | This jetty-protected and renovated oceanfront with a right-of-way to the bay, spans 0.95 acres with 100 feet on Dune Road. A gunite pool is framed by decking, while a private walkway provides access to the beach. Web# 420815

4 BR, 5 BA | Renovated with a modern coastal aesthetic by Hyphen & Co., this Cape Cod beach house offers breathtaking views of the Peconic Bay with 120ft of bulkheading, a gunite pool with spa, and a sandy beach below. Web# 421241

Over $5 Billion in Sales Volume* #1 Hamptons Team in Waterfront Sales** #1 Hamptons Team by Sales Volume 2010-2024***

elliman.com

P.O. BOX 1251, BRIDGEHAMPTON, NY 11932. 631.537.5900 ALL MATERIAL PRESENTED HEREIN IS INTENDED FOR INFORMATION PURPOSES ONLY. WHILE, THIS INFORMATION IS BELIEVED TO BE CORRECT, IT IS REPRESENTED SUBJECT TO ERRORS, OMISSIONS, CHANGES OR WITHDRAWAL WITHOUT NOTICE. ALL

contents April 2026 50 Garden

The Long Game—Why the East End’s most beautiful gardens are built on patience and planning

56 Arts

Connecting to Creative Source—The Photography of Anthony Graziano

58 Essentials

Everybody in the Pool—Homeowners are already thinking about new outdoor furnishing, accessories, and shatterproof dinnerware

60 Market Watch

South Florida’s luxury market is finding its footing — inventory is up, buyers are sharper, and the properties that truly deliver are still moving

64 Luxe Looks

Curated finds for the sophisticated Hamptons home

Look for our Next Issue: Memorial Day 2026

The #1 Independent Family-Owned Real Estate Company in the Northeast, Florida & South Carolina 1. Inman Golden I Club 2025 2. Nantucket I & M award 2023 3. Inman Innovators award 2023

Explore Our Rentals

| Raveis.com |

1370 S Ocean Boulevard | Palm Beach, FL Palm Beach Office | 561.655.6570

$135,000,000

1731 Gordon Drive | Naples, FL Naples 5th Avenue S Office | 239.231.3380

$27,995,000

105 Low Beach Road | Nantucket, MA Nantucket Office | 508.228.9117

$12,995,000

16 Planters Row | Hilton Head, SC Hilton Head Island Office | 843.341.5660

$7,200,000

The #1 Independent Family-Owned Real Estate Company The #1 Independentin Family-Owned Real Estate Company in the Northeast, Florida & South Carolina the Northeast, Florida & South Carolina Hamptons Montauk 631.668.0500 | East Hampton 631.324.8080 | Bridgehampton 631.537.3200 | Southampton 631.283.5800 | Westhampton Beach 631.288.3030 North Fork

Mattituck 631.298.0600 | Greenport 631.477.5990

| Raveis.com |

$9,995,000

Bradford King | c. 631.655.5093 & William Stoecker | c. 516.818.4904

1552 Deerfield Road | Water Mill, NY 8 Bedrooms | 12 Baths | 2.7 Acres Vanessa Sanmartin | c. 347.451.2400

7 Sherrill Road | East Hampton, NY 4 Bedrooms | 2F/1H Baths | .1 Acre William Stoecker | c. 516.818.4904

23 East Woods Path | Sagaponack, NY 4 Bedrooms | 3F/1H Baths | 1.6 Acres Judi Desiderio | c. 516.445.6491

$2,950,000

39 Green Hollow Road | East Hampton, NY 8 Bedrooms | 9F/2H Baths | 1.1 Acres

$11,990,000

$2,950,000

Privileged to be selected #1 in the United States. The #1 Independent Family-Owned Real lEstate Company in the Northeast, Florida & South Carolina 140+ Offices 4,500+ Agents l 8 States Hamptons Montauk 631.668.0500 | East Hampton 631.324.8080 | Bridgehampton 631.537.3200 | Southampton 631.283.5800 | Westhampton Beach 631.288.3030 North Fork Mattituck 631.298.0600 | Greenport 631.477.5990

Explore Our Rentals

| Raveis.com |

Bridgehampton

JUST LISTED & REDUCED

PREMIERE OCEANFRONT DEVELOPMENT OPPORTUNITY Occupying 2.6± acres along one of the Hamptons’ most coveted stretches of oceanfront, offering direct Atlantic frontage, sweeping dualwater views, and an exceptional estate-scale building opportunity. Elevated above the dunes, the property captures panoramic sunrises over the ocean and sunsets across Mecox Bay. The setting is defined by rolling dunes, natural vegetation, and uninterrupted sightlines, offering rare privacy while remaining moments from Bridgehampton Village’s shopping, dining, and amenities. The offering includes a principal building envelope of approximately 15,500± SF and an accessory envelope of approximately 6,200± SF, creating an extraordinary canvas for a custom oceanfront estate. A private boardwalk leads through the dunes to a wide, open beach. $39.9M WEB# 920604

East Hampton South

JUST REDUCED

TIMELESS VILLAGE TRADITIONAL WITH TENNIS

South of the highway offering timeless elegance with every modern convenience. Renovated in 2009, and impeccably maintained, including new roof and new pool. Spanning approximately 6,400 SF. Living room with fireplace, formal dining room, large eat-in cook’s kitchen, complete with an adjoining den and fireplace, overlooking shy 2 acres of open lawn. Flowering gardens, oversized custom gunite pool, pool house and all weather tennis court. Upstairs, accessible by both a beautifully crafted staircase and a convenient elevator, are multiple guest suites-6 bedrooms in total and 7.5 baths-along with a comfortable bonus room. $12.995M WEB# 926007

Corcoran’s #1 Hamptons Agent – 2025

2024, 2023, 2021, 2020, 2018, 2017, 2015, 2014, 2012, 2011, 2010 & 2009

With over $70 Million closed in January, Setting the pace for 2026

#1 Individual by Volume in the Hamptons by RealTrends Verified – Top New York Agents 2024

$6.32 Billion Total Career Sales Volume

Susan M. Breitenbach Licensed A s sociate Real E s tate Broker

m 6 31. 875 . 6 0 0 0 | s m b @ c o rc o r a n.c o m

Cutter Koster Licensed Real Es tate Salesperson

m 6 31. 6 5 5 . 8 5 76 | c u t te r @ c o rc o r a n.c o m

Water Mill South JUST REDUCED

MECOX BAYFRONT WITH POOL, TENNIS & STUDIO Set on 2.68 acres, this Andrew Berman designed estate, is the perfect setting for a fabulous home. Incredible glass walled living and dining rooms overlook the gunite heated pool, the waters of Calf Creek and spectacular quintessential Hampton’s sunsets. Fully equipped kitchen, formal dining, fabulous den and offices, 8 ensuite bedrooms, 2 additional full baths and a powder room. Glass walled gym, sauna and a steam room overlooking the gardens and all-weather tennis court. There is a detached 3-car garage, an apple orchard, grapevines, a picturesque garden and a breathtaking roof garden. $27.5M WEB# 915034

Bridgehampton South

FIRST TIME OFFERED: AWARD WINNING PROPERTY Architectural masterpiece, blends bold regional character with striking modern elegance. Walls of glass fill the interiors with natural light and frame views of the beautifully landscaped one-acre property. South of the highway, the property offers privacy just moments from Bridgehampton’s renowned restaurants, shops, farm stands, and ocean beaches. Directly across the street, a picturesque 30-acre horse farm. Inside, a designer kitchen anchors the main level, opening to the dining room, and a dramatic living room with 35’ ceilings. The first-floor primary suite offers a tranquil retreat with a glass-wrapped den overlooking the gardens. The primary bath is housed in a separate 400 SF pavilion designed as a serene spa. Raised heated pool, surrounded by generous decking and perennial gardens. $6.35M WEB# 441154

Representing the Best of the Best in the Hamptons

Water Mill South

INCREDIBLE VALUE

MODERN LUXURY

Totally custom, highest quality materials and construction. Recently transformed by the esteemed Brodson Construction in collaboration with designer Jake Arnold, this meticulous estate embodies the pinnacle of modern luxury. Just completed renovation of the residence offers 8,000 + SF of reimagined interiors set on approximately 1 acre. The home includes 6 bedrooms and 6.5 baths, along with a state-of-the-art gym, theater, 2 marble bars, and additional lifestyle amenities. The grounds have been thoughtfully conceived to elevate both leisure and entertainment. Among the standout elements are a newly built Padel and multi-sport court, fire pit, organic garden, and automated louvered pergola with retractable screens. The pool house offers exceptional versatility with multiple recreation zones, 2 full baths, living area, kitchenette, and covered patio anchored by a wood-burning fireplace. $14.995M WEB# 927817

Wainscott South

JUST REDUCED

SOPHISTICATED ESTATE MOMENTS TO BEACH

Real estate agents affiliated with The Corcoran Group are independent contractors and are not employees of The Corcoran Group. Equal Housing Opportunity. The Corcoran Group is a licensed real estate broker located at 660 Madison Ave, NY, NY 10065. All listing phone numbers indicate listing agent direct line unless otherwise noted. All information furnished regarding property for sale or rent or regarding financing is from sources deemed reliable, but Corcoran makes no warranty or representation as to the accuracy thereof. All property information is presented subject to errors, omissions, price changes, changed property conditions, and withdrawal of the property from the market, without notice. All dimensions provided are approximate. To obtain exact dimensions, Corcoran advises you to hire a qualified architect or engineer.

On almost 2 acres and bordered by a horse farm, this 8,670± SF estate blends timeless architecture with modern luxury. Custom-built to the highest standards, the residence offers 8 bedrooms, 8 full baths, and 2 half baths. Dramatic great room, dining room, living room has floor-to-ceiling sliding glass doors that open to the patio, while a screened porch opens to the kitchen with automated screens providing a seamless indoor-outdoor experience. The lower level includes a gym, steam room, dry sauna, rec room, and 2 bedrooms. Heated gunite pool with a Baja sunshelf and a 10 person hot tub, complemented by a well appointed pool house. $13.995M, Also available for rent. WEB# 925769

LUXURY DELIVERED TARGETED CIRCULATION TO THE HAMPTONS, NEW YORK CITY & SOUTH FLORIDA

THE PREMIER LUXURY HOME AND LIFESTYLE MAGAZINE

PR ESIDENT & CEO Jim M iller

PUB LISHER C laudette Green stein

DESIG N F on tsy D esign , In c.

CO NT R IB UT ING PHOTO G R APHER S Kristin L. Gray | E ric Striffler Richard Tavern a

SO CIAL MEDIA East En d Social

STUNNING NEW BUILD SOUTHAMPTON VILLAGE

FINANCE Ellen M iller

PRESENTED BY THOMAS CAVALLO OF DOUGLAS ELLIMAN AND JAMES GIUGLIANO OF NEST SEEKERS SEE PAGE 19

ADVERT ISING DIR ECTO R C laudette Green stein cgreen stein @m3-mediagroup .com 631.353.3350

1 2 0 Wind m ill Lane S ou t ham p t on, New York 1 1 9 6 8

A P R I L / M AY 2 0 2 6 VOLUME 14 | ISSUE 3

HAMPTONSREALESTATESHOWCASE.COM

Copyright 2026 by M3 Media Group, LLC. All rights reserved. Hamptons Real Estate Showcase is a registered trademark of M3 Media Group, LLC. Reproduction by written permission from the publisher only. The publisher and editors are not responsible for unsolicited material.

Tom Cavallo’s Featured Luxury Listings

12 Lincoln Street, Sag Harbor Village $4,995,000 | 6 BR, 6.5 BA | Approx. 5,700sf | 0.52 Acres | Heated Gunite Pool Bordered by Hundreds of Acres of Protected Preserve. Web# 957880

9 Lincoln Street, Sag Harbor Village $4,495,000 | 7 BR, 6.5 BA | Approx. 4,974sf | 0.51 Acres | Heated Gunite Pool Within a Private Waterfront Community. Web# 420990

61 Hidden Cove Court, Southampton $3,295,000 | 5 BR, 6 BA | Approx. 4000sf 1.4 Acres | Heated Pool. Web# To Come

Thomas Cavallo Lic. R.E. Salesperson M 631.871.1401 O 631.725.0200 tcavallo@elliman.com

THOMAS CAVALLO at Douglas Elliman Real Estate

Pinnacle Award for 2025 Top 4% of Agents Company-Wide*

*AT DOUGLAS ELLIMAN REAL ESTATE. 2488 MAIN STREET, P.O. BOX 1251, BRIDGEHAMPTON, NY 11932. 631.537.5900 © 2026 DOUGLAS ELLIMAN REAL ESTATE. ALL MATERIAL PRESENTED HEREIN IS INTENDED FOR INFORMATION PURPOSES ONLY. WHILE, THIS INFORMATION IS BELIEVED TO BE CORRECT, IT IS REPRESENTED SUBJECT TO ERRORS, OMISSIONS, CHANGES OR WITHDRAWAL WITHOUT NOTICE. ALL PROPERTY INFORMATION, INCLUDING, BUT NOT LIMITED TO SQUARE FOOTAGE, ROOM COUNT, NUMBER OF BEDROOMS AND THE SCHOOL DISTRICT IN PROPERTY LISTINGS SHOULD BE VERIFIED BY YOUR OWN ATTORNEY, ARCHITECT OR ZONING EXPERT. EQUAL HOUSING OPPORTUNITY.

elliman.com

NEW FORDUNE ESTATE BY JACK CURTO

Set on 1.95-acres in the private Fordune enclave, this modern coastal estate is located in one of Water Mill’s most sought-after communities. The 11,157 SF residence features 8 BR, 10 full and 4 half baths. The separate guest wing, connected via a breezeway and also accessible through a private covered porch, functions as a fully independent living space. Outside enjoy your own private oasis with heated gunite pool/ spa, a fully equipped outdoor kitchen, fire pit, and multiple covered porches offer flexibility in dining and relaxation. The pool house includes a kitchenette, powder room, outdoor shower and pergola lounge. Rendering $32,500,000 | Web# 924347

WAINSCOTT SOUTH MODERN

James K. Peyton Licensed Real Estate Salesperson m: 917.882.5589 | jpeyton@corcoran.com @jameskpeyton 2025 Top Producer, Sag Harbor Office 2026 Silver Council

SCAN to learn about these propertieies and more.

Real estate agents affiliated with The Corcoran Group are independent contractors and are not employees of The Corcoran Group. Equal Housing Opportunity. The Corcoran Group is a licensed real estate broker located at 590 Madison Ave, NY, NY 10022. All information furnished regarding property for sale or rent or regarding financing is from sources deemed reliable, but Corcoran makes no warranty or representation as to the accuracy thereof. All property information is presented subject to errors, omissions, price changes, changed property conditions, and withdrawal of the property from the market, without notice. All dimensions provided are approximate. To obtain exact dimensions, Corcoran advises you to hire a qualified architect or engineer.

VILLAGE ALLURE IN EAST HAMPTON

Moments from village and ocean beaches | 6 BR | 6.5 BA | 5,000 SF | Eat-in chef’s kitchen | Finished lower level with media room, expansive rec space, bedroom and full bath | Heated gunite pool | Secluded, professionally landscaped .46-acre | Oversized detached 2-car garage | $6,295,000 | Web# 921811

EXCEPTIONAL TURNKEY IN EAST HAMPTON

TIMELESS HAMPTONS RETREAT

East Hampton | 3 BR | 2.5 BA | 2,450 SF | Heated saltwater pool | Fully heated & cooled pool house | .62-acre of lush gardens and mature tree with open lawn beyond providing endless potential | $2,850,000 | Web# 926739

DEVELOPMENT OPPORTUNITY

PUBLISHER’S NOTE

Make A Splash — Page 40

As we begin to welcome in warmer weather here in the Hamptons, I always find myself looking ahead to the moments that make this season so special, like long sunny days, and time spent with family and friends by the pool. In this issue, we explore how the pool has evolved into far more than a place to cool off—it has become the true centerpiece of summer living. In Make a Splash, Annie Sisk examines how thoughtful, intentional design can transform the poolside into a sensory-rich environment for both relaxed days and elegant gatherings, while in The Art of the Pool House, Heather Senison explores the evolution of the pool house into a beautifully considered extension of the home.

THE PREMIER LUXURY HOME AND LIFESTYLE MAGAZINE

In anticipation for this summer’s special South Florida section, we take a closer look at the current market our South Florida Marketwatch Report, where Dana Koch and Jennifer Fitzpatrick of the Corcoran Group share their insights on today’s more balanced, value-driven landscape. The appetite for premier waterfront and turnkey properties remains as strong as ever — but a subtler story is unfolding beneath the surface, where shifting inventory, recalibrating prices, and an evolving regulatory landscape are quietly reshaping the way buyers and sellers approach the market.

Together, these features capture the essence of spring and the natural beauty of the Hamptons. Be sure to also explore this issue’s Realty Check column, where we share the latest buzz, notable listings, and insider updates shaping the Hamptons real estate market. And as we look ahead, our upcoming Memorial Day issue will officially usher in the summer season across the East End. We look forward to bringing you even more of the people, properties, and places that define life in the Hamptons.

Claudette Greenstein, Publisher @hamptonsrealestateshowcase

We also celebrate the season’s simple pleasures with Tasting Spring by Beverly Stephen, highlighting the fresh, vibrant flavors returning to East End tables, and Lana Bortolot’s The Long Game featuring no-fail perennials, offers timeless guidance for creating beautiful, enduring outdoor spaces.

ON THE COVER Gracing this month’s cover, this newly completed modern estate in Southampton Village makes a quiet argument for how Hamptons living, at its finest, ought to feel. Tucked south of the highway behind a veil of manicured privacy, the residence balances openness and intimacy with the kind of effortless logic that only reveals itself over time.

STUNNING NEW BUILD SOUTHAMPTON VILLAGE

PRESENTED BY THOMAS CAVALLO OF DOUGLAS ELLIMAN AND JAMES GIUGLIANO OF NEST SEEKERS SEE PAGE 19

Beyond, resort-like grounds unfold with equal generosity — pool, pool house, and sunken tennis court included. Represented by Thomas Cavallo of Douglas Elliman and James Giugliano of Nest Seekers.

Photo: Kristin L. Gray Photography

Also in this issue’s Designer Showcase, editor Nina Thomson highlights the work of Neal Beckstedt, a designer whose refined approach seamlessly blends preservation and modern living. By honoring original architectural details and layering in iconic pieces from Vladimir Kagan to Gio Ponti, alongside works by Ellsworth Kelly and Keith Haring, he creates an Upper West Side residence that feels both timeless and deeply personal. The result is a space defined by quiet sophistication, authenticity, and an unmistakable sense of soul.

628 HEAD OF POND ROAD, WATER MILL | $9,995,000 | APPROXIMATELY 6,326SF | 6 BR, 6 BA, 2 HALF BA | GUNITE POOL & TENNIS. WEB# 419048

275 NARROW LANE, BRIDGEHAMPTON | $8,495,000 | APPROXIMATELY 6,839SF | 6 BR, 7 BA, 2 HALF BA | GUNITE POOL & SPA. WEB# 419761

Martha Gundersen

Paul Brennan

M 631.405.8436 O 631.537.4144 martha.gundersen@elliman.com

M 631.235.9611 O 631.537.4144 paul.brennan@elliman.com

Lic. Assoc. R.E. Broker

953 DEERFIELD ROAD, WATER MILL | $8,595,000 | APPROXIMATELY 6,443SF | 6 BR, 6.5 BA | HEATED GUNITE POOL & SPA. WEB# 420452

56 BARNES AVENUE, EAST HAMPTON | $7,950,000 | APPROXIMATELY 9,141SF | 7 BR, 7.5 BA | HEATED GUNITE POOL & SPA. WEB# 421619

OR WITHDRAWAL WITHOUT NOTICE. ALL PROPERTY INFORMATION, INCLUDING, BUT NOT LIMITED TO SQUARE FOOTAGE, ROOM COUNT, NUMBER OF BEDROOMS AND THE SCHOOL DISTRICT IN PROPERTY LISTINGS SHOULD BE VERIFIED BY YOUR OWN ATTORNEY, ARCHITECT OR ZONING EXPERT. EQUAL HOUSING OPPORTUNITY.

15 DUNE RD, BRIDGEHAMPTON, NY 7 BEDS · 7 BATHS · 2 HALF-BATHS · 1.91 ACRES · OCEANFRONT ASKING $45,000,000 · WEB# H392765 CO-LISTED WITH KEREN RINGLER AND JOHN GOMES

40 DEFOREST RD, MONTAUK, NY 6 BEDS · 5 BATHS · 1 HALF-BATHS · 1.0 ACRES · OCEANFRONT ASKING $17,495,000 · WEB# H380569 CO-LISTED WITH ERICA GROSSMAN

103 & 109 HAND LN, AMAGANSETT LANES, NY 11 BEDS · 10 BATHS · 4 HALF-BATHS · 1.04 ACRES ASKING $26,245,000 · WEB# H391978 ALSO OFFERED TO PURCHASE INDIVIDUALLY

393 COOKS LN, WATER MILL, NY · NEW CONSTRUCTION 8 BEDS · 11 BATHS · 3 HALF-BATHS · 2.0 ACRES ASKING $27,500,000 · WEB# H392966

8 & 10 OLD LAZY POINT RD, AMAGANSETT, NY 3 BEDS · 3 BATHS · 1 HALF-BATHS · 0.84 ACRES · WATERFRONT ASKING $7,750,000 · WEB# H391607

15 JACKSON RD, MONTAUK, NY 4 BEDS · 4 BATHS · 2 HALF-BATHS · 0.23 ACRES · OCEAN VIEWS ASKING $7,195,000 · WEB# H393651

KYLE ROSKO LIC. R.E. SALESPERSON @NYCSILVERSURFER M.631.678.7179 KYLE.ROSKO@ELLIMAN.COM

© 2026 DOUGLAS ELLIMAN REAL ESTATE. 2488 MAIN STREET, P.O. BOX 1251, BRIDGEHAMPTON, NY 11932. 631.537.5900 ALL MATERIAL PRESENTED HEREIN IS INTENDED FOR INFORMATION PURPOSES ONLY. WHILE, THIS INFORMATION IS BELIEVED TO BE CORRECT, IT IS REPRESENTED SUBJECT TO ERRORS, OMISSIONS, CHANGES OR WITHDRAWAL WITHOUT NOTICE. ALL PROPERTY INFORMATION, INCLUDING, BUT NOT LIMITED TO SQUARE FOOTAGE, ROOM COUNT, NUMBER OF BEDROOMS AND THE SCHOOL DISTRICT IN PROPERTY LISTINGS SHOULD BE VERIFIED BY YOUR OWN ATTORNEY, ARCHITECT OR ZONING EXPERT. EQUAL HOUSING OPPORTUNITY.

Success and Experience Matters

Quogue | $13,995,000 6 BR, 6 BA, 3 HALF BA | Private dockage with direct bay access. Waterfront estate just one block from the Village of Quogue, o ering premier boating access. Spanning over 7,000sf. Includes a heated saltwater pool and spa, and an approx. 1,248sf rooftop deck with views across Shinnecock Bay and the Atlantic Ocean. Web# 948054

Kimberly Cammarata Lic. Assoc. R.E. Broker

M 631.433.9992 O 631.288.6244 kimberly.cammarata@elliman.com *AT DOUGLAS ELLIMAN REAL ESTATE FOR 2025. 2488 MAIN STREET, P.O. BOX 1251, BRIDGEHAMPTON, NY 11932. 631.537.5900 © 2026 DOUGLAS ELLIMAN REAL ESTATE. ALL MATERIAL PRESENTED HEREIN IS INTENDED FOR INFORMATION PURPOSES ONLY. WHILE, THIS INFORMATION IS BELIEVED TO BE CORRECT, IT IS REPRESENTED SUBJECT TO ERRORS,

Quiogue | $13,950,000 6 BR, 6 BA, 3 HALF BA | Private dockage with direct bay access. Waterfront estate just one block from the Village of Quogue, oering premier boating access. Spanning over 7,000sf. Includes a heated saltwater pool and spa, and an approx. 1,248sf rooftop deck with views across Shinnecock Bay and the Atlantic Ocean. Web# 886050

Quogue | $11,900,000 8 BR, 6.5 BA | Set down a 600-foot tree-lined drive, this private 4.83-acre waterfront estate overlooking Stone Creek is designed for summer living, with a formal dining room, two waterfront living rooms, and 350 feet of bulkheaded waterfront with a floating dock, pool, pool house, and decks and porches. Web# 396948

Artist Rendering

Remsenburg | $2,595,000 4 BR, 3 BA | This exceptional pre-construction opportunity in a premier coastal community is planned for comfort, flexibility, and indoor-outdoor living, oering a relaxed lifestyle just moments from the water. Web# 961924

#5 Hamptons Team by GCI, Volume & Transactions in 2025* Hamptons Diamond Award in 2025* Top 6% of Agents Company-Wide* OMISSIONS, CHANGES OR WITHDRAWAL WITHOUT NOTICE. ALL PROPERTY INFORMATION, INCLUDING, BUT NOT LIMITED TO SQUARE FOOTAGE, ROOM COUNT, NUMBER OF BEDROOMS AND THE SCHOOL DISTRICT IN PROPERTY LISTINGS SHOULD BE VERIFIED BY YOUR OWN ATTORNEY, ARCHITECT OR ZONING EXPERT. EQUAL HOUSING OPPORTUNITY.

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REALTY CHECK

19 Georgica Road, East Hampton Represented by Frank Newbold and Beate Moore of Sotheby’s International Realty Photo: Sotheby’s International Realty

Hot sales and listings... Along with the latest real estate news in the Hamptons and beyond BY KAREN DASH TWO HISTORIC BEAUTIES MAKE WAVES If there’s one thing the Hamptons real estate market never lacks, it’s ambition—paired, of course, with a healthy dose of nostalgia and eyewatering price tags. The latest entrant into this rarified arena is a reimagined 1894 carriage house in East Hampton Village at 19 Georgica Road, now asking $19.5 million. Tucked behind gates on 1.4 acres south of the highway (because of course it is), the 4,500-square-foot home has been meticulously expanded and styled by media power couple Chris Mitchell and Pilar Guzmán—names that tend to signal you’re not just buying a house, you’re buying a point of view. The property leans hard into what might be called “curated coziness.” Original bones meet carefully orchestrated charm: a 25-by-25-foot great room with exposed beams, 10-foot ceilings, and a stone fireplace that practically begs for a glossy magazine spread. French doors open onto a sunporch and flow into a sprawling kitchen and dining area wrapped in shiplap and outfitted with marble counters—because nothing says relaxed beach living like pristine stone you’ll be afraid to spill coffee on. Natural

30 Hunting Lane, East Hampton Represented by Romaine Gordon of Saunders Photo: Saunders

REALTY CHECK light pours in through a wall of casement windows, framing views of an oversized heated pool and gardens designed to look just wild enough to feel effortless (they’re not). Outside, the estate doubles down on the lifestyle pitch. There’s a dining pavilion, outdoor kitchen, and a pool house surrounded by hydrangeas. A separate entertaining allée, anchored by a monumental stone table, suggests long summer dinners that may or may not ever happen but are very important to imagine. Inside, the home offers three primary suites (yes, three), including one on the first floor with backyard access and a spa-like bath. Upstairs, additional en suite bedrooms and a light-filled sitting area complete the picture, along with the kind of serene, shiplapheavy aesthetic that has become shorthand for “expensive but trying not to seem it.” Mitchell and Guzmán are no strangers to this formula. The duo—whose résumé spans Vanity Fair, The New Yorker, Condé Nast Traveler, and Oprah Daily—have quietly built a track record of high-end Hamptons flips that trade equally on pedigree and polish. Previous projects have commanded prices north of $25 million, suggesting that for the right buyer, provenance matters almost as much as square footage. And with Frank Newbold and Beate Moore of Sotheby’s International Realty handling the listing, the expectation is clear: this isn’t just a home, it’s a brand extension with a pool. THE HOUSE THAT HISTORY BUILT Also in East Hampton Village, a restored 1896 Queen Anne Victorian at 30 Huntting Lane has closed for $6.15 million. Located just south of Main Street and near the ever-exclusive Maidstone Club, the home blends old-world charm with modern updates across 4,000 square feet. Original details—soaring gables, wraparound porch—have been preserved, while interiors were upgraded to meet contemporary expectations (read: marble everywhere). The backstory is almost more compelling than the property itself. Once owned by Edward Tyler Huntting Jr., the house eventually passed to Tom Strong, a local police officer who began as a landscaper and ended up inheriting—and painstakingly restoring—the home. It’s the kind of narrative that feels refreshingly unscripted in a market otherwise dominated by strategic

1950 Meadow Lane Represented by Tim Davis of Corcoran Photo: Google

acquisitions and calculated design. The property was listed with Romaine Gordon of Saunders. DUNES FOR ALL Southampton Town recently made one of the most consequential land acquisitions in its history — and one of the most unexpected. The town board unanimously approved the $26 million purchase of a three-story, 11-bedroom oceanfront estate at 1950 Meadow Lane from owner Frances Katz, with Town Supervisor Maria Moore set to finalize the transaction. The property, currently valued at $27.5 million, will be demolished and converted into a public beach access parking facility — making it among the most expensive land purchases the town has ever undertaken.

The two-acre parcel sits along the Atlantic on Meadow Lane, the celebrated stretch of Southampton oceanfront, often dubbed Billionaires Row. But the acquisition is about more than access. The site encompasses sensitive maritime dunes and beachfront that previously carried no formal environmental protections. By taking the property into public ownership, Southampton preserves a fragile stretch of shoreline while opening it to all. The purchase is being funded from the town’s Community Preservation Fund. The property was listed exclusively with Tim Davis of Corcoran. STRETCH OUT IN WATER MILL Meanwhile, yet another expansive opportunity has surfaced in Water Mill.

641 Deerfield Road, Water Mill Represented by Beth E. Marano of Corcoran Photo: Corcoran

REALTY CHECK

East Marion Represented by Nicholas Planamento and Joann Bischoff van Heemskerck of William Raveis Photo: William Raveis

A 44.1-acre assemblage, held by the Sikorski family since the mid-20th century, has hit the market for $25.5 million under the guidance of Beth E. Marano of Corcoran The offering includes four buildable estate parcels alongside a 33-acre protected agricultural reserve—meaning you can enjoy sweeping farmland views without the inconvenience of actually farming anything yourself. The land, spanning multiple addresses along Head of Pond and Deerfield Roads, comes with zoning that allows for substantial development. Each parcel is large enough to accommodate the full Hamptons fantasy package: sprawling main residence, pool, tennis court, and whatever else one might need to fill the existential void of too much open space. Buyers can purchase the full assemblage or opt for individual lots, depending on how ambitious—or indecisive—they’re feeling. PRESERVING HISTORY ON THE NORTH FORK A record-setting land deal has quietly reshaped a significant stretch of the North Fork coastline, as Apollo Global Management CEO Marc Rowan acquired more than 100 acres of largely undeveloped shoreline in East Marion for $23.5 million. The assemblage—spread across 19 parcels west of Truman’s Beach—includes a mix of residentially zoned vacant land and expansive waterfront acreage, much of it offering direct shoreline access and sweeping views. The purchase, structured through multiple LLCs,

marks the highest price ever paid for land on the North Fork and reflects increasing demand for large-scale, legacy properties in the region. The property was listed and sold by Nicholas Planamento and Joann Bischoff van Heemskerck of William Raveis. The property itself carries a layered history and a unique balance between development potential and conservation. Approximately 69 acres are protected under easements held by the Peconic Land Trust, preserving open space and limiting future construction, while other parcels— particularly 14 along the shoreline—retain full development rights. The land includes tracts near Dam Pond and Cove Beach, as well as secluded parcels accessed by private roads, blending natural preservation with the opportunity for high-end residential use. Long considered one of the North Fork’s most intriguing yet elusive development sites, the property has passed through notable ownership over decades, including a portion once held by Billy Joel. Despite multiple proposals, largescale development has never fully materialized, leaving much of the land untouched. Rowan’s acquisition—following earlier nearby purchases— signals a continued trend of high-net-worth buyers targeting the North Fork for its relative privacy, natural beauty, and investment upside, even as questions remain about the future vision for this rare and expansive coastal holding.

CH CH CHANGES Newly affiliated with Corcoran’s Westhampton Beach office, Michael Morrell brings a rare, multigenerational perspective to Hamptons real estate. Raised in a family with over 30 years of construction industry expertise, he developed an early understanding of how homes are built and how to spot potential in both new and existing properties. Morrell is also proud to draw on the guidance of his grandmother, a former agent with more than four decades of experience. Blending practical knowledge with a keen sense of market trends, he has quickly become a trusted advisor known for his work ethic and unwavering commitment to client service.

Michael Morrell Photo: Corcoran

22 MAPLE ST, MONTAUK | WEB# H393877 6 BEDS · 6 BATHS · 2 HALF-BATHS | ± 0.92 AC.· ASKING $14,950,000

4 RUFFED GROUSE CT, EAST HAMPTON | WEB# H391576 4 BEDS · 5 BATHS · 1 HALF-BATH | ± 1.91AC. · ASKING $4,295,000

9 ROSEBUD LN, QUOGUE VILLAGE | WEB# H390452 7 BEDS · 9 BATHS | ± 2.02 AC. · ASKING $2,775,000

MARCY BRAUN LIC. R.E. SALESPERSON MARCY.BRAUN@ELLIMAN.COM M.516.375.6146

VIRTUALLY STAGED

189 SCUTTLE HOLE RD, WATER MILL | WEB# H392297 5 BEDS · 4 BATHS · 1 HALF-BATH | ± 3.33 AC. · ASKING $4,695,000

The Power of Strategic Vision The key to our success lies in our personal expertise coupled with our professional relationships. Over the past two decades we’ve built strategic partnerships with local mortgage bankers, attorneys, designers, builders, engineers, architects and many more to make your Hamptons real estate experience simple and efficient. Let us put our relationships to work for you. Call The Terry Thompson | Tania Deighton Team for a personal consultation.

Terry Thompson Lic. R. E. Salesperson O 631.204.2734 | M 631.871.7844 terry.thompson@elliman.com

Tania Deighton Lic. R. E. Salesperson O 631.267.7328 | M 917.331.1743 tania.deighton@elliman.com

Interested in Selling? W E E X P E R T LY S E R V E A L L O F T H E H A M P T O N S — AT A L L P R I C E P O I N T S .

SOUTHERN CHARM IN THE HEART OF SOUTHAMPTON COVE Southampton | $3,395,000 | 5 BR, 6 BA | New construction with an inspired blend of Southern elegance and modern living with a heated gunite pool. Web# 421976

Artist Rendering

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elliman.com 2488 MAIN STREET, P.O. BOX 1251, BRIDGEHAMPTON, NY 11932. 631.537.5900 © 2026 DOUGLAS ELLIMAN REAL ESTATE. ALL MATERIAL PRESENTED HEREIN IS INTENDED FOR INFORMATION PURPOSES ONLY. WHILE, THIS INFORMATION IS BELIEVED TO BE CORRECT, IT IS REPRESENTED SUBJECT TO ERRORS, OMISSIONS, CHANGES OR WITHDRAWAL WITHOUT NOTICE. ALL PROPERTY INFORMATION, INCLUDING, BUT NOT LIMITED TO SQUARE FOOTAGE, ROOM COUNT, NUMBER OF BEDROOMS AND THE SCHOOL DISTRICT IN PROPERTY LISTINGS SHOULD BE VERIFIED BY YOUR OWN ATTORNEY, ARCHITECT OR ZONING EXPERT. EQUAL HOUSING OPPORTUNITY.

NORTH SHORE LUXURY LIVING AT ITS FINEST

Set within the storied Gold Coast enclave of Nissequogue, 2 Wallis Lane is a rare estate of remarkable scale, privacy, and timeless sophistication. This exceptional residence offers 7 bedrooms and 5.5 baths, seamlessly blending grand entertaining spaces with refined, bespoke living. Impeccably curated interiors feature a chef’s kitchen, formal and informal gathering rooms, an elevator, and a wine cellar—each detail thoughtfully designed to elevate everyday living. Beyond, exquisitely landscaped grounds unfold into a private resort setting, complete with a pool, pool house, garden house, and greenhouse. Surrounded by protected natural beauty and moments from the North Shore’s beaches and marinas, this is a distinguished offering for the most discerning buyer. $7,500,000

Natalie Affenita

Licensed Real Estate Salesperson 631.576.6454 natalie.affenita@elliman.com

GET BACK IN THE GAME. A LEGENDARY COURSE. AN ELITE AUDIENCE. YOUR BRAND. RESERVE YOUR AD SPACE FOR OUR U.S. OPEN ISSUE IN JUNE SPACE IS LIMITED. FOR RATES AND DEADLINE CONTACT: Claudette Greenstein, Publisher cgreenstein@m3-mediagroup.com | 631.353.3350

HAMPTONSREALESTATESHOWCASE.COM Photo: Peter Drew

Quogue

Remsenburg

East Hampton

$11,900,000 | 8 BR, 6.5 BA | Web# 396948

$10,900,000 | 13 BR, 12.5 BA | Web# 897228

$8,495,000 | 6 BR, 5.5 BA | Web# 418099

Kimberly Cammarata: O 631.288.6244 M 631.433.9992

Lauren Spiegel: O 631.723.4193 | M 631.433.7831

Julie Gauger: O 631.267.7303 | M 631.793.3133 James Keogh: O 631.267.7341 | M 631.241.1459

Amagansett

Amagansett Dunes

Cutchogue

$7,250,000 | 7 BR, 6 BA, 2 HALF BA | Web# 418306

$5,995,000 | 4 BR, 3 BA | Web# 421805

$5,795,000 | 7 BR, 5 BA | Web# 934271

William Wolff: O 631.329.9400 | M 917.549.0617

Dawn Neway: O 631.329.9400 | M 203.809.4688 Diana Neway: O 631.267.7395 | M 516.523.6258

Alexis Meadows: O 631.288.6244 | M 631.988.8193

Center Moriches

Sagaponack

Hampton Bays

$4,750,000 | 8 BR, 9 BA | Web# 405710

$3,425,000 | 5 BR, 4.5 BA | Web# 418729

$3,199,000 | 4 BR, 4.5 BA | Web# 957534

Brenda Giufurta: O 631.204.2770 | M 917.693.7078 Joanne Calandra: O 631.723.2721 | M 631.807.5460

John Patrick: O 631.723.2721 | M 646.599.1350

Constance Porto: O 631.723.4324 | M 917.731.4317

2488 MAIN STREET, P.O. BOX 1251, BRIDGEHAMPTON, NY 11932. 631.537.5900 © 2026 DOUGLAS ELLIMAN REAL ESTATE. ALL MATERIAL PRESENTED HEREIN IS INTENDED FOR INFORMATION PURPOSES ONLY. WHILE, THIS INFORMATION IS BELIEVED TO BE CORRECT, IT IS REPRESENTED SUBJECT TO ERRORS, OMISSIONS, CHANGES OR WITHDRAWAL WITHOUT NOTICE. ALL PROPERTY INFORMATION, INCLUDING, BUT NOT LIMITED TO SQUARE FOOTAGE, ROOM COUNT, NUMBER OF BEDROOMS AND THE SCHOOL DISTRICT IN PROPERTY LISTINGS SHOULD BE VERIFIED BY YOUR OWN ATTORNEY, ARCHITECT OR ZONING EXPERT. EQUAL HOUSING OPPORTUNITY.

elliman.com

Envision Your Future in the Hamptons

From spring planning to summer entertaining, how intentional design transforms your pool from a place to swim into the social centerpiece of your home

Approaching poolside design this way also helps maintain crucial sightlines. Strive to maintain visibility to the water from every zone, so the pool remains the visual anchor no matter where guests are gathered

BY ANNIE SISK

ZONING FOR LIFE (NOT JUST THE 4TH OF JULY) Grant also says that the most common mistake she sees homeowners making is one of focus – that is, designing for the biggest party you'll ever throw, rather than for everyday use and smaller-scale entertaining. The solution is to create zones that reflect how your family lives in the summer, whether grilling, eating, lounging, or swimming.

magine a warm, sunny day. You and your family and friends have gathered around the pool, and it’s a full sensory experience. The trickling of water, the tinkling of clinking glasses, the redolent scents of herbs in full bloom, teasing your taste buds with the promise of delicious things yet to come … After the winter so many of us have endured, it’s a scene we can all look forward to with enthusiasm.

The pool is more than just a place to swim. It’s the social heart of your home in warm weather. If you’re afraid your pool isn’t quite up to snuff, don’t worry – there’s still time! Intentional design, planned in early spring, is what transforms a beautiful pool area into a truly exceptional place to entertain. We spoke with two experts, interior/exterior designer Zoe Grant of DBD Lifestyles and East Hampton landscape designer Edwina von Gal to get their best advice on how to intentionally design your poolside area for peak summer entertaining experiences. THINK LIKE A DESIGNER: THE POOL AS AN ISLAND Grant says that she and her partner Madeleine Biache like to approach a new poolside project by thinking of the pool as a large island. Good design is then about crafting a natural traffic flow around that island.

Practical takeaway: Before you buy or place a single piece of furniture, map out the flow so everything supports your design vision and helps to maintain the zones.

Prioritize flexibility over excess. Extendable tables, pull-out chairs, and modular seating serve both the intimate Tuesday dinner as well as the big summer blowout. In Hamptons-style settings with expansive views, cluster seating around anchoring elements such as a fire pit or an outdoor TV to create cozy conversation areas without blocking the landscape. Toss in plush pillows, outdoor poufs, and ottomans to layer in warmth and casual comfort. Design note: Consider adopting the DBD ethos of “whimsical luxury” so that the space feels inviting and lived-in, not like a showroom.

THE LIVING LANDSCAPE: ECOLOGY AS AMBIANCE There’s more to a beautiful poolside than aesthetics, as Edwina von Gal can attest. In von Gal’s view, a truly beautiful, healthy landscape doesn't require chemicals. Instead, it requires intention. She also recommends using trees as design elements, not mere afterthoughts, and says, “[Trees] shade hot hardscape and provide habitat for birds and butterflies.

DESIGN Choose and plant carefully to ensure the shade falls where you need and the leaves or seedpods maybe not. And think about how much less work it is to occasionally sweep under a tree as opposed to buying and messing with lifeless umbrellas.” Additionally, von Gal points out that hot stone terraces are a natural tick deterrent, providing a practical, chemical-free approach that Hamptons homeowners will appreciate. Finally, don’t neglect the wellness dimension that a well designed poolside can serve. Birdsong in the morning, fireflies in an early evening, fresh air all day long — von Gal notes these are proven health benefits of an ecological landscape, adding a sensory richness that elevates any gathering. THE SPRING PREP: PLAN NOW, ENTERTAIN ALL SUMMER LONG It might not be time to plant just yet, but late winter and early spring is prime planning season. The decisions you make now will pay off by Memorial Day with a visually stunning poolside that teases every sense. As your guiding design principle, consider the DBD design approach. Grant says, “We love to plan what we call a cocktail garden – herbs, edible flowers, and citrus trees in pots so it's easy to pop over and have fresh accouterments for cocktails and grilling. There's nothing better than having your own lavender or mint fresh out of the garden.” Edwina von Gal also believes that spring is the ideal moment for ecological upgrades. She says, “Instead of buying mulch, fill the spaces with ground cover plants. They will do a much better job suppressing weeds, creating a healthy root zone, and providing beauty.“

In addition to giving you more control and freedom in designing your poolside area, planning ahead reduces stress and creates genuine anticipation. You’ll be eagerly looking forward to receiving your first guests of the season as soon as the pool opens. MATERIALS THAT WORK AS HARD AS YOU PLAY According to Grant, the biggest furniture mistake a homeowner can make poolside? Ignoring weather and maintenance realities. Grant recommends homeowners select low-maintenance finishes and materials, so that hosts can focus on their guests, not their furniture. To that end, Grant and Biache are fond of using polywood, a durable substance made out of recycled high-density polyethylene, or HDPE. It’s their go-to recommendation from the Hamptons to Palm Beach to the Bahamas, offering zero maintenance while capable of withstanding anything. Another great materials choice: Crypton fabrics. For durability and ease of use in cushions and upholstery, without sacrificing style, they’re hard to beat. WHAT TO LEAVE OUT – AND WHY IT MATTERS Finally, we asked our experts what smart homeowners should leave out of the poolside area for maximum entertaining performance this year.

Photo: Kathy Kuo Home

The design pros advocate exercising discernment and refraining from maximalizing. Grant says, “You may not need regular dining seating for 20 if you’re a small family but have extra chairs to pull out and an extendable table. It's easy to get caught up in the

summer fun and think that you need a separate area for every possible activity but will you really use a dedicated volleyball space?” Consider it your exterior design edit. Edwina von Gal suggests leaving out one key substance for the healthiest poolside landscape. She says, “This is super simple to answer – no chemicals – but many people find it hard to do as their landscapes are designed to depend on them.” Instead of using chemicals, von Gal says you can have beautiful, healthy and ecologically friendly landscapes with a few simple strategies. “[Use] lots of native plants – they were doing just fine before chemicals were invented – and water wisely – seldom and deep to encourage strong roots and discourage fungus diseases and ticks.” (For more tips, visit von Gal’s Perfect Earth Project at perfectearthproject.org. The shared philosophy: restraint, intention, and designing for your actual life produces spaces that feel generous rather than cluttered. A well-edited pool area is more inviting and more functional than an overstuffed one. MAKE THE RIGHT KIND OF SPLASH THIS SUMMER Your pool should represent summer at its best, spent poolside with the people you love. By melding an intentionally designed space with an awareness of your living landscape, you can create an environment that is beautiful, functional, ecological, and genuinely hospitable all season long.

DESIGN

The Art of the Pool House How a once-secondary structure became one of luxury real estate's most considered — and revealing — design statements BY HEATHER SENISON

n the Hamptons, pool houses have evolved. No longer used just for quick clothing changes and towel storage, they’ve become treasured additions to main living spaces and, in some cases, architectural centerpieces. “Homeowners want these spaces to evoke the feeling of their favorite boutique resort or private retreat while still feeling personal and connected to the comfort typically found only at home,” says Meghan Henning, vice president and general manager for the outdoor furniture brand Ledge. Today’s designs emphasize seamless indoor-outdoor flow, elevated entertaining and performance-driven materials that balance beauty with durability. Architecturally, “there has been a steady move away from a simple outbuilding to structures that have a little more depth to them,” adds Patrick Ambrogi, creative director at Sheds Unlimited, a midAtlantic-based shed, prefab garage and pool house builder with clients out East.

Photo: Sheds Unlimited

BuildLab Photo: Josh Goetz

Here, designers share the trends and creative approaches redefining these resort-worthy retreats. WELLNESS RETREATS Over the past decade, the Hamptons pool house has transformed into wellness-driven, architecturally integrated retreats. Jennifer Weisberg Cohen, owner and principal designer at JLW Interiors, sees a greater integration of wellness features, from saunas to specialty elements like cold plunges. Features such as LED lighting systems change color to align with circadian rhythms, while organic materials like local stone and wood foster a deeper connection to nature. “As the demand grows for wellness spaces that help regulate and restore the nervous system, interior design has had to adapt accordingly,” Weisberg Cohen says. “The poolhouse is one of the most natural places in the home to incorporate these elements, particularly in a coastal area like the Hamptons.” Versatility is also becoming essential, Henning says: “These spaces are expected to support everything from casual family afternoons to evening hosting, meaning the furnishings and finishes have to work much harder.” POOLSIDE PREFAB Offering an alternative to traditional construction, luxury prefab pool houses are gaining popularity in the Hamptons. “Prefab pool houses align with the Hamptons lifestyle, where indoor-outdoor living and resort-style amenities are central to how people use their homes,” says Punit Chugh, cofounder and managing partner at BuildLabs, a Bridgehamptonbased custom and semi-custom homebuilding company. “Because these structures are fully designed and engineered up front, we can intentionally incorporate elements such as expansive sliding glass walls, covered outdoor lounges and flexible-use layouts that blur the line between inside and out.”

His team recently installed a prefab pool house in Sag Harbor — with twin indoor wings and a central patio — that has become “the focal point of the entire property,” Chugh says. One side functions as a lounge with large sliding windows, while the other has a fully equipped kitchenette and a poolside bath. “The homeowners describe their prefab pool house as the space where they spend most of their time,” he says. CREATIVITY ABOUNDS In the Hamptons, creativity is turning pool houses into some of the most expressive spaces on a property. “Truly, I think it’s one of the most fun parts of a home because there are what feels like endless ways to get creative and to personalize the space,” Henning says. Recalling a favorite New England project, she notes, “A carriage house was converted in a way that maintained the same charm as the primary residence through its shingled exterior, but was elevated to incorporate a more modern open pavilion area,” she explains, adding that roses climbing over a trellis created an “almost magical” sense of place. “This is what great design does: it transports.” Builders are also rethinking form and function. Ambrogi points to a recent project where a workshop garage doubled as a pool house. “This is definitely more of a unique way to incorporate both that detached garage space and a more social hub by the pool,” he says. Quietly placed or hidden technology is also a priority, Weisberg Cohen notes, while features like motorized shades and built-in sound systems are now considered essential. “Clients do not want these elements to create a statement,” she says. “They want something seamlessly woven into the existing interior architecture in a way that feels unobtrusive and sophisticated.”

New Construction Close to Town and Golf Courses Southampton | Rosewood Developers | 7 BR | 7.5 BA | 5,956 SF across 3-levels | Custom, open kitchen | Formal dining room | Finished lower level 2 bedrooms, 2 baths, a recreation room, fitness room with provision for an infrared sauna, a courtyard, and a home theater | Heated gunite pool and spa | Fully clearable .57-acre lot is professionally designed with a custom landscape package, setting the stage for a luxurious outdoor retreat | Minutes from Sebonac, Southampton, and Shinnecock Hills golf clubs and a short drive to Main Street and beautiful ocean and bay beaches | Also available for seasonal rental | $4,795,000 | Web# 917641

Aleksandrina Penkova Licensed Real Estate Salesperson 631.871.9353 apenkova@corcoran.com @aleksandrinapenkova

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Real estate agents affiliated with The Corcoran Group are independent contractors and are not employees of The Corcoran Group. Equal Housing Opportunity. The Corcoran Group is a licensed RE broker located at 24 Main Street, Southampton, NY 11968. All information furnished regarding property for sale or rent or regarding financing is from sources deemed reliable, but Corcoran makes no warranty or representation as to the accuracy thereof. All property information is presented subject to errors, omissions, price changes, changed property conditions, and withdrawal of the property from the market, without notice. All dimensions provided are approximate. To obtain exact dimensions, Corcoran advises you to hire a qualified architect or engineer.

DESIGNER SHOWCASE

West Side Story A New York apartment designed by Neal Beckstedt marries uptown elegance with downtown cool BY NINA THOMSON PHOTOGRAPHY BY STEPHEN KENT JOHNSON

t first ask, the project seemed straightforward enough: a young couple with children wanted to renovate and decorate their three-bedroom apartment on the Upper West Side in New York. The unit was located in a storied 1928 building that exuded glamour. The owners appreciated many aspects of their new home from its graceful proportions to its views of Central Park. Yet because they had previously lived in lower Manhattan, the somewhat formal nature of the place felt a bit at odds with their own more relaxed sensibility and way of life. Neal Beckstedt, the founder of the design studio that bears his name, sized up the situation in a glance. “The challenge,” he says, “was to marry downtown style with uptown elegance in a compatible way.” Bridging the distance between those two aesthetic poles required a feat of intellect and imagination – the kind for which Beckstedt is known. His opening gambit was to reorganize the floor plan. “It was a maze,” he recalls. “There was an entry hall and then another foyer and off that foyer a living room and a dining room.” Guests were disoriented, so much so, in fact, that when “they entered the apartment they didn’t know which way to turn.” A gut renovation followed as did much thoughtful, unfussy detail work. Certain doorways and thresholds were lined with slabs of Nero Marquina marble, a move that added drama and definition to the space while creating, as Beckstedt puts it, “a sense of hierarchy and a direct visual link between each room.” Caption

DESIGNER SHOWCASE

Beckstedt blended the couple’s existing art and furniture with custom pieces, such as the bleached heart pine cocktail table in the living room.

Many of his decisions were informed by the building’s architecture, history and location and he sought to respect its heritage (“It’s a really beautiful example of prewar residential architecture,” he says). To this end, Beckstedt made a great effort to retain original elements, including a Carrara marble mantlepiece, and to use materials and finishes that were of a piece with the apartment’s origins. Thus the oak herringbone floors were salvaged and the stainless steel kitchen cabinets, which he loved, stayed. And when the team discovered a plaster crown molding during demo – the place had been subjected to what Beckstedt describes as an excessively modern renovation in the nineteen-eighties – not only did they retain it but they carried the detail over into other rooms. It’s one of several motifs that work in concert to tie the design scheme together in a cohesive way. Another happy find was what appeared to be original or near-original baseboard (“We didn’t carbon-date it,” Beckstedt jokes) which they reproduced and reinstated, along with matching trim, throughout. Elsewhere maple doors were ebonized and waxed to a lacquered sheen that works brilliantly with the stone-lined doorways. The subtle interplay between black tones and the apartment’s

DESIGNER SHOWCASE

uniformly white walls gives the space the crispness of, as Beckstedt puts it, “a tuxedo”. And in the dining room, where the natural light is subdued, he deployed a warm, honey-colored paneling that matched the floorboards. In decorating the apartment, Beckstedt opted for solid colors over patterns “to keep visual clutter to a minimum.” Playing a role he describes as “half art therapist, half detective,” Beckstedt blended the couple’s existing art and furniture (a Vladimir Kagan chair; paintings by Ellsworth Kelly, Chuck Close and Keith Haring) with custom pieces (such as the bleached heart pine cocktail table in the living room and the white oak dining table, which he paired with Gio Ponti chairs) and iconic mid-century collectibles. The latter, sourced for the purpose, include a triad of Charlotte Perriand stools, an Alvar Aalto side table and a Swedish floor lamp by Hans Bergström. Such vibrant pieces serve as a perfect counterbalance to the surrounding architecture, which strikes a grander note. “I love the patina and authenticity of antiques,” says Beckstedt, who laments the American obsession with newness. “Many clients are afraid of them and yet there’s a beauty to aged things. A history, a life.” For those who share his outlook, coaster-less cocktail tables and white linen sofas (dressed with vintage throws and African textiles, naturally) hold no terrors. “Distressed objects make for easier living,” he observes. “Plus they enrich and add so many layers to a home. For me, it’s all about creating spaces that have a certain authenticity – and soul.”

DINING

Tasting Spring BY BEVERLY STEPHEN

Diners are chomping at the bit for a taste of spring, so bring on the asparagus and pea shoots and everything green ALMOND, BRIDGEHAMPTON “Spring-estrone”, a riff on the more wintery minestrone soup, heralds the new season at Almond in Bridgehampton. “This is our first look at green after dealing with cabbage, sweet potatoes, and roots,” says chef/co-founder Jason Weiner who makes a beautiful bright green broth with spring beans, English peas, and asparagus. “Spring is all about the color green. My holy trinity is English peas, asparagus and ramps. These things are easily available and I have a weirdo forager who comes down from upstate with 20 pounds of ramps the last week of March and again in mid-April. Artichokes were on the menu when we first opened and come back every spring. We usually throw a lamb on the menu, maybe a lamb belly porchetta or a braise with beans. And we’ll start getting black sea bass, porgy, and fluke.” On the sweet side, “strawberries and rhubarb come up about the same time in April.” For the cocktail program, he says “we start working rhubarb into the mixture.” The vibe is always lively at Almond set against the background of red jumping zebra Scalamandre wallpaper.

Almond

NICK & TONI’S, EAST HAMPTON “Spring is an exciting time of year,” says Joe Realmuto, executive chef of Honest Man Company (the group that includes Nick & Toni’s). “We can’t wait to see ramps, spring onions, and asparagus.” Spring lamb and local fluke have also been pleasing crowds at Nick & Toni’s for over 25 years. “I love spring lamb chops or a ragout with white wine and no tomatoes with fresh fava beans on our house made pappardelle.” Fluke crudo is garnished with pickled radish, Calabrian chili, and Sorento lemon. A more surprising protein is rabbit. “One of my spring favorites is grilled rabbit,” Realmuto says explaining that he likes to marinate this light meat with fresh basil and niçoise olives and serve it with spring beans, pancetta and pea greens all sautéed together. “I call some of these dishes that chefs and foodies like to eat sleepers,” he says. More commonly accepted dishes are shaved garden asparagus, wild arugula, fennel and pecorino Romano with garden honey vinaigrette and pan seared halibut with fava beans, spring onions, pea greens, and lemon aioli. Desserts in the shoulder season feature strawberries on zabaglione and strawberry rhubarb tarts. The restaurant has a halfacre garden out back that supplies more produce during the growing season.

PIERRE’S, BRIDGEHAMPTON Diners may be sitting at Pierre’s outdoor tables on Main Street in Bridgehampton but they can easily buy into the fantasy promoted on the website that the “elegant, chic, yet casual” restaurant is “St Barth, Buzios, St Tropez and Jose Ignacio all in one place.” Just imagine hopping on Pierre Weber’s little yellow and red sailboat logo. A glass of crémant says cheers! It’s always lobster salad and tuna tartar weather in some hemisphere. Those are popular springtime dishes here along with white asparagus from Alsace with a shallot vinaigrette. And you can never go wrong with the moules frites—emphasis on those addictive crisp thin French fries. Dessert classics include chocolate mousse and profiteroles. The menu and the wine list are trés French. The restaurant serves brunch or lunch and dinner seven days a week as it has since 2002.

Nick & Toni's

FLORA, WESTHAMPTON BEACH Flora’s white exterior with blue shutters and patio dining seems to speak spring. And so does its airy dining room with natural textures and botanical elements from woven chairs and wood floors to sculptural lights fixtures that bloom overhead like garden flowers. Brunch is popular with dishes such as Crab Cake Benedict, Flora’s coastal spin on the brunch classic and the Vegetable Tartine served on toasted pumpernickel with layers of garlic herb goat cheese, caramelized shallots, roasted mushrooms, assorted squash and poached eggs. Yes, there’s a

Flora

signature Bloody Mary with that. Dinner delivers seared scallops with roasted corn, smoky chorizo, and candied Fresno peppers; sweet basil chicken with spring succotash, Israeli couscous, and a light lemon basil jus; and pan-seared branzino with parsnip puree and arugula/fennel salad. A creative cocktail program features the Lavender Fizz which combines lavender-infused vodka, blueberries, house sour and soda; the Fig and Thyme Mule layers fig puree, lime, ginger beer, and thyme with vodka

Beverly Stephen writes about food, travel, design, and lifestyle. She is co-owner of Flavor Forays, a culinary travel company.

Extraordinary Waterfront Estate in Southold 1750 Hobart Road, Southold, NY MLS# 946886, $8,200,000 | 5 bedrooms | 4.5 baths | .99-acres Welcome to a stunning, Luxury-Modern waterfront home in the highly sought-after hamlet of Southold. This newly constructed residence is perfectly oriented West on Town Creek. Featuring 160 ft. of waterfront and expansive views of Peconic Bay, it includes a private 6 x 20 ft. dock and 82 ft. catwalk. Constructed with every attention to detail, the home includes energy efficient systems and elevated finishes throughout. The offering includes in-ground saline heated pool under construction, Founders Landing Beach, wineries, farm to table dining and a vibrant North Fork atmosphere.

The one to exceed expectations.

Deborah Pirro, ABR

Real Estate Salesperson Global Real Estate Advisor Gold Circle of Excellence #1 Production, Listing and Unit Leader 2021 - 2025 Hamptons Office 2023, 2024 & 2025 RealTrends Verified c.516.637.5786 deborahpirro@danielgale.com @rehamptons

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HAMPTONS OFFICE | 631.288.1050 100 MAIN STREET | WESTHAMPTON BEACH, NY 11978

bit.ly/4b2a0jY Each Office is Independently Owned and Operated.

the long game BY LANA BORTOLOT

Why the East End’s most beautiful gardens are built on patience, planning, and the quiet miracle of plants that simply keep coming back

hey call them perennials for a reason: they come up every year and, once established, they deliver the blooms. In addition to providing reliable pleasure each year, perennials enable gardeners to design and plan their plots with consideration to texture, height and color. It’s an undertaking for the long haul, say experts. “Take it slow,” says Pam Healy, manager at Fowler’s Garden Center in Southampton. “Rome was not built in a day and neither will be your garden,” she says. “Do your research, look at everything and visit garden centers frequently through the season to see what’s in bloom,” she says, recommending purchasing a few early-, mid- and latesummer bloomers to see how they look and adapt to your conditions. And, ask for help at the garden center: your first-year intel will inform next year’s garden. As an organic farmer, Eve Kaplan-Walbrecht, owner of Garden of Eve in Riverhead, gardening is all about getting down to earth. “You have to focus on building soil health before you plant anything,” she said. “You’re not trying for a quick fix.” After years of working with flowers, her farm now focuses on certified organic vegetables, but she said the same principles apply to perennials, particularly when it comes to dirt.

Lavendar Photo: Denes Kozma

GARDEN She says poor soils often are found in parcels too close to the house and along the driveway—they may be eroded or hard packed, mixed with pebbles and other matter, are nutrient-poor and unable to host beginning plants. Amendments such as compost—and plenty of it—can help revive dead soil and provide a base for a sustainable perennial garden. “If you can’t dig down, you can build your garden up,” she says, and use rocks to create a retainer wall for the compost. Once you’ve defined your area, fill it with compost (organic is best), “then set it and forget,” she says. Kaplan-Walbrecht advises asking your supplier lots of questions about how your chosen posies will overwinter. “Even a hardy easy-to-grow plant that’s a ‘steady Eddie’ may not overwinter well,” she says. “They may look great one year and then not come back.” Ditto for ornamental plants forced to bloom in artificial conditions. “They’re meant to be gifts, not plant outside,” she says. She advises buying in April, May and June, noting survival rates for next year’s planning. And, “don’t take it personally if your plant fails.”

Perenialls Photo: Uellue

Even the most experienced gardeners say their hobby is a matter of trial and error. “We move things around each year if they don’t work out and it’s a kind of fun and free way to have a new garden,” says Healy.

While flower trends do come and go, here are five foundation plants that are What to choose depends on numerous conditions, climate chief among them. perennially popular: Gardeners and growers alike rely on the USDA Plant Hardiness Map, which assigns growing zones based on zip code. Plant tags and garden literature often refer to the zone, indicating growing success for perennials and making it easier for gardeners to plan. (Nearly all the South Fork and most of the North Fork— generally from Orient to Cutchogue and the outer fringes—is in Zone 7b.) After climate, consider color. Do you want blooms from spring to fall and what does that looks like? Do you want contrast and visual energy or something cool, calm and natural? Maybe nostalgia is your sweet spot? Horticulturists are well versed in color theory and can advise you on how to turn an entry way into vibrant welcome mat or a backyard into meditative Zen garden. Daylilies Photo: Ted Balmer

Plants in the Salvia family are drought-and salt tolerant, making them good candidates for coastal gardens. Depending on the variety, these are tall spikes or whisps of blues and purples. Bonus: They are deer resistant and are hard-working pollinators attracting bees, butterflies and hummingbirds. Lavendar is partial to maritime climates (think south of France!) and alkaline soils, and presents in a variety of styles from bushy to wispy. Not all varieties are suited to our region, so ask your supplier for recommendations or consider hardier hybrids. Rudbeckia, aka Black-Eyed Susan, is a bright, long-blooming and tall filler for the garden. Once more of a roadside attraction, it’s made a comeback with native-plant gardeners who value its versatility, low maintenance and medicinal properties. Butterfly Bush, a fast-growing, deciduous, woody shrub that, as its name implies, is a magnet for butterflies. “People love them because of the Monarchs,” says Healy. “A couple of years ago, I couldn’t keep them on the shelf.” The Dwarf Buddleia, she says, are “great performers.” Daylilies are hardy and versatile in the garden as they function as both a bloom and foliage. The Stella d’Oro variety will deliver blooms in spring and late summer. Finally, you’ll want to consider how to protect your garden from four-legged predators. Most plant tags will note if the plant is deer resistant and many nurseries organize their selections for quick identification. Ask your horticulturist for best recommendations and remember, what a deer doesn’t eat one year, it might eat the next year. Just don’t take it personally.

S P E C I A L

P R O M O T I O N A L

F E A T U R E

Meet the Broker TIM MORABITO OF DOUGLAS ELLIMAN

A Dynamic Reunion: Tim Morabito Returns to Douglas Elliman In an exciting development for the Hamptons real estate scene, Tim Morabito has officially rejoined Douglas Elliman, bringing his expertise back to the firm where he will work alongside his father, the esteemed Enzo Morabito. Enzo, a longstanding figure in the Hamptons real estate industry, has been a guiding force for decades, and now, with Tim by his side, they are set to embark on an exhilarating new chapter.

A lifelong resident of this vibrant community, he possesses a unique, insider perspective that greatly benefits his clients.

Tim's most recent tenure at Compass spanned over six years, during which he consistently shone as a top performer, earning accolades from RealTrends as one of the nation’s leading brokers. His return to Douglas Elliman is not merely a homecoming; it’s a strategic alliance that promises to enhance the already stellar reputation of The Enzo Morabito Team, renowned for its consistent ranking among the region's elite real estate teams.

This background enriches his understanding of property value, construction nuances, and long-term investment potential. Known for his professionalism and integrity, Tim adopts a client-first approach that resonates deeply in the luxury market.

This reunion is particularly significant, as Tim and Enzo have a history of successful collaborations, having teamed up on numerous high-profile transactions that showcase their complementary strengths. Now, united at Elliman, the duo is primed to elevate their business to new heights, leveraging their combined expertise to deliver unparalleled results in the luxury market. With over 16 years of experience under his belt, Tim has adeptly represented buyers and sellers across the Hamptons, from Quogue to Southampton and all the way to Moriches.

Before diving into real estate, Tim honed his skills in the construction industry, running a successful contracting business and serving as a foreman for a prominent union construction company in New York City.

Together, Enzo and Tim are a formidable force, seamlessly blending decades of market leadership with a fresh, next-generation perspective. Their partnership embodies a commitment to excellence, deep community ties, and an unwavering dedication to their clients’ success. Beyond the world of real estate, Tim is a passionate surfer and musician, as well as a devoted family man. Married for over twenty years, he takes pride in raising three accomplished children, further enriching the tapestry of his life in the Hamptons. As the Morabito legacy continues to thrive, the anticipation surrounding their renewed collaboration at Douglas Elliman is palpable, promising a bright future in the luxury real estate market.

Enzo Morabito, Licensed Associate Real Estate Broker m: 516.695.3433 | enzo.morabito@elliman.com Tim Morabito, Licensed Real Estate Salesperson m: 631-905-2199 | tim.morabito@elliman.com

FEATURED LISTING: 369 Dune Road, Hampton Bays Restaurant/Marina $17.9M

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8 Widow Coopers Path, Sag Harbor $6,500,000 • 6 Bed • 6 Bath • 1 Half Bath • 9,931 SF • 1.84 AC Approximately 9,900± sq. ft. built in 2011 with 6 bedrooms, 6.5 baths, seasonal water views, first & second floor primary suites, heated gunite pool, outdoor kitchen, enclosed porch with fireplace, finished lower level, and access to private beach and tennis.

4 Mashomuck Drive, Sag Harbor $5,350,000 • 5 Bed • 5 Bath • 3,956 SF • 0.43 AC First time on the market, 4 Mashomuck Drive is a rare offering in North Haven Manor, a private waterfront community. Set at the end of a quiet cul-de-sac beside protected Esplanade land, the property enjoys direct access to Sag Harbor Bay and forever bay views. This updated shingle-style beach home features a gourmet kitchen, elegant water view living and dining spaces, five bedrooms, including first- and second-floor primary suites, plus a roof deck, charming courtyard, and beautifully landscaped grounds. Kathleen Zappola

Scott Strough

Licensed Associate Real Estate Broker 516.729.5595 | kz@compass.com

Licensed Associate Real Estate Broker 516.680.4943 | scott@compass.com

Strough Real Estate Advisors at Compass is a team of real estate professionals affiliated with Compass, a licensed real estate broker and abides by Equal Housing Opportunity laws. All material presented herein is intended for informational purposes only. Information is compiled from sources deemed reliable but is subject to errors, omissions, changes in price, condition, sale, or withdrawal without notice. This is not intended to solicit property already listed. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions.

35 Sunset Drive, Sag Harbor $5,249,000 5 Bed • 5 Bath • 2 Half Bath • 5,200 SF • 0.23 AC Modern by the sea! Located in beautiful Bay Point, Sag Harbor this Brian Glasser designed Modern Beach House is an architectural gem. Offering 5200sf of living space with 5 bedrooms and 5 baths with 2 half baths, gourmet kitchen, oversized heated Gunite pool, multiple outdoor living areas and a rooftop lounge with fireplace, wine closet, one car garage. This new construction property is the complete package! By appointment only. Exclusive.

5 Pintail Lane, Amagansett

RENDERING

$11,995,000 7 Bed • 7 Bath • 2 Half Bath • 3,540 SF • 2.5 AC Custom New Construction meets Amagansett Serenity 5 Pintail Lane is a sprawling 2.5-acre masterpiece of over 10,000 square feet of living space, where refined craftsmanship meets the organic ease of pastoral Amagansett hamlet. This seven-bedroom estate features floor-to-ceiling Cortizo glass, an elevator servicing all three levels, and a western-facing backyard designed for the ultimate Hamptons summer living.

75 Scrimshaw Lane, Amagansett

RENDERING

$9,995,000 6 Bed • 7 Bath • 1 Half Bath • 8,200 SF • 1.44 AC Architectural Precision—Coastal Tranquility At this masterful 1.4+ acre estate, architectural rigor and tranquility reach a seamless equilibrium. Expansive floor-toceiling glass dissolves the boundary between high-design interiors and the verdant Hamptons landscape. This sevenbedroom sanctuary is anchored by a premier outdoor oasis, featuring a sophisticated pool cabana and a heated gunite pool set against a backdrop of absolute privacy.

Christian Lipp

Scott Strough

Licensed Associate Real Estate Salesperson 631.484.8731 | clipp@compass.com

Licensed Associate Real Estate Broker 516.680.4943 | scott@compass.com

ARTS

Connecting to Creative Source The photography of Anthony Graziano BY HEATHER BUCHANAN

hen we speak of photography, we use words like “capture,” “take,” or “shoot,” but for photographer Anthony Graziano, he does not take but rather works in collaboration with nature, serving as a conduit between artist and viewer of nature’s beauty.

Lazy Daze - Wading River Inlet

His epiphany came during a backpacking trip in his twenties when he was dealing with anxiety and having a difficult time with job stress and the loss of an important person in his life. He recounts, “Around the third day in Shenandoah National

“Taking and capturing is the opposite of what I’m trying to do,” says Graziano, “I spend time picking up the energy of a place then photograph what is offered to me. When graced by nature’s beauty and power we can create our own narrative.” For this reason, he shies away from large landscape vistas but instead puts his viewer in the scene as an observer in human scale. Graziano describes their reactions, “People say, ‘Wow I feel like I was there.’” A recent exhibit at the Lenz Winery on the North Fork showcased some of his vibrant images printed on ChromaLuxe aluminum panels which seem almost multi-dimensional and leap from the surface. His subjects are the unfolding four seasons of mother nature as the wheel turns. “It’s a metaphor for life,” he says, “We progress through nature’s seasons and for me it’s symbolic of life changes.”

Siren's Call

Anthony F. Graziano

Park I was exhausted. I sat on a cliff as the sun was going down, and something swept over me, a sense of absolute tranquility, and I had never felt that before. I credit that moment as the day I became a nature photographer. I wanted to recreate it in my work and share it. I didn’t have anxiety after that – nature was my refuge with its healing properties. All my work is intended to encourage that and also to make sure it is preserved.” It is no wonder that not only individuals but businesses choose his prints for their soothing effect. Graziano went on to have a successful career as a management consultant which had him constantly traveling for over 20 years. A colleague

asked him after a difficult day what he would want to do if he wasn’t working as a consultant. “I said I’d want to be in the woods taking photographs for conservation organizations.” It turned out his colleague was connected to one such organization and opened the door for him. His works went on to grace the interior of their offices and event space in East Hampton, exposing him to a wider audience. His photographs were also used to illustrate the urgency for the Community Preservation Fund which has raised over a billion dollars to fund open land, farm and clean water acquisitions on the East End. As an early adopter of digital technology, the field opened up for Graziano to work remotely, allowing him to create his striking images when away using a computer instead of film. “I do very little editing to my photos,” he admits, “Nature is offering me an image to preserve. I try to enhance the moment but I don’t alter it.” Luckily for his audience, they can purchase prints in different sizes and formats to suit their taste. He also shares over 70 of his favorite spots on Long Island in his book “Seeking Serenity” so people can have their own nature experiences. Currently Anthony is enjoying sharing his experience with all levels of photographers and embracing a new generation of phone photographers through his workshops. In terms of the future when asked about the encroachment of technology like AI, Graziano surmises, “Without human connection I think all art falls flat.” And the world he presents us is indeed three dimensional.

HA M PTON BAYS

H AMPTON BAYS

87 Washington Heights Avenue

21 Woodridge Road

Turnkey Ranch Living by the Bay $1,688,000 | 4 BD | 3 BA

Hampton Bays South Cottage Charm $849,000 | 3 BD | 2 BA

CEN TER MO R IC HES

WEST H AMPTON BEACH

34 Old Neck Road South

11 Oneck Road

Sustainably Built, Rich in Character $2,250,000 | 3 BD | 3 BA | 1 HB

Incomparable WHB Village Location $3,350,000 | 5 BD | 5 BA

THE DUNE COLLECTIVE Mariana Nunes | 631.740.1226 Licensed Real Estate Salesperson Dana Bartel | 631.766.5386 Licensed Assoc. Real Estate Broker thedunecollective@compass.com Compass is a licensed real estate broker and abides by Equal Housing Opportunity laws. All material presented herein is intended for informational purposes only. Information is compiled from sources deemed reliable but is subject to errors, omissions, changes in price, condition, sale, or withdrawal without notice. This is not intended to solicit property already listed. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions.

ESSENTIALS

We’ll be throwing pool parties any day now. Before the snow had even melted, pool companies were sending out contracts for pool opening dates. And homeowners were already thinking about new outdoor furnishing, accessories, and shatterproof dinnerware.

SUNBATHE Mille adjustable striped outdoor sun lounger $3,999.00, crateandbarrel.com

LAZY DAYS Resort Collection Pool floats lightweight and durable. $141.75-$164.25, frontgate.com

UNBREAKABLE Bamboo 10-ounce double old fashioned glass; Lanai 35” square flip top outdoor dining table $9.95 glass;$399.00 table, crateandbarrel.com

REST EASY Pillowtop outdoor sand stripe hammock with stand. $1,490.00, crateandbarrel.com

LUXE LOUNGE Balencia chaise lounges set of 2 $1,274.75, frontgate.com

Produced by Beverly Stephen 58

Palm Beach Clock Tower Photo: Sean Pavone

fter several years of frenzied activity, South Florida’s luxury real estate market is settling into a more measured rhythm. Inventory has ticked up, buyers are negotiating with greater precision, and value has become the watchword across price points. Yet demand remains strong, particularly for premier waterfront estates and well positioned, turnkey properties. Shifts in interest rates, insurance costs, and new building requirements are reshaping deal structures and timelines, while emerging West Palm Beach neighborhoods draw fresh attention. We asked two leading brokers, Dana Koch and Jennifer Fitzpatrick of the Corcoran Group, to share their perspective on where the market stands and where opportunity lies today. HRES: How has buyer demand shifted recently across South Florida, particularly among luxury end users, secondhome buyers, and investors? Dana Koch: Buyer demand has become more strategic and value-driven. The market is transitioning into more of an equilibrium with a tug of war between buyers and sellers. There is a bit of an oversupply in the condo market, giving well-positioned buyers the ability to capitalize on opportunities.

Jennifer Kilpatrick: Luxury demand hasn’t slowed; it’s evolved. Buyers today are being very thoughtful. They’re not chasing headlines. Many aren’t just buying “a winter place” anymore — they’re creating a second anchor residence. They want quality construction, privacy, walkability, and a lifestyle that feels seamless with how they actually live. And it truly is the Palm Beaches ... plural. It’s not just the island. From Boca and Delray to Manalapan, Ocean Ridge, Hypoluxo Island, and up into West Palm Beach, where revitalization is on fire, each area offers a different expression of coastal luxury. This is a lifestyle-driven market, not a hype-driven one. HRES: Which price points and property types are showing the strongest momentum today, and where are buyers exercising greater caution? Dana Koch: Waterfront estates remain resilient. Limited oceanfront and intracoastal properties continue to command premium pricing. Buyers are notably more cautious with condos in need of extensive renovations as well as older buildings, largely due to rising insurance costs and reserve funding requirements. Negotiability is highest here, and absorption is slowest. Properties requiring updating or with substantial upcoming

assessments are staying on the market longer than a renovated product. Jennifer Kilpatrick: Impeccably finished, moveright-in residences are leading the market... and new construction is always king. Buyers want modern standards, strong building integrity, thoughtful design, and the confidence that comes with something newly delivered. Certainty has value. And new construction provides it. Ultraluxury continues to perform when the location is irreplaceable and pricing is realistic. The condo market is temporarily softened, largely because of reserve requirements and higher insurance costs. Some buyers are pausing while buildings complete compliance work. But that pause is creating opportunity. As buildings catch up, confidence will return. The buyers who step in thoughtfully right now may look very smart in hindsight. HRES: How are factors such as interest rates, insurance availability, and new building requirements shaping negotiations and purchase timelines? Dana Koch: Falling interest rates are bringing previously hesitant buyers who were on the sidelines

195 Via Marina, Palm Beach A stunning modern estate set on a rare, oversized 40,000± square foot lot, this exceptional one-story residence offers four bedrooms, five full baths, and two powder rooms. Expansive floor-to-ceiling Vitrocsa glass walls flood the interiors with natural light and allow the living room to transform effortlessly into an open-air pavilion, overlooking lush, manicured gardens. EXCLUSIVE - $47,500,000

Integrity. Commitment. Excellence. C 561.629.3015 T 561.659.6551 E cjangle@anglerealestate.com anglerealestate.com THOUGH INFORMATION IS ASSUMED TO BE CORRECT, OFFERINGS ARE SUBJECT TO VERIFICATION, ERRORS, OMISSIONS, PRIOR SALE, AND WITHDRAWAL WITHOUT NOTICE. ALL MATERIAL HEREIN IS INTENDED FOR INFORMATIONAL PURPOSES ONLY AND HAS BEEN COMPILED FROM SOURCES DEEMED RELIABLE. OUTLINES AND RENDERINGS ARE FOR ILLUSTRATION PURPOSES ONLY.

MARKETWATCH back into the market. All properties are insurable; it just may come at a “price”. Over the last few years, insurance premiums have risen, but the insurance market seems to be stable right now. As far as new building requirements (milestone inspection & SIRS reserve study), many buildings are contending with assessments which become part of a contract negotiation as the benefits of these improvements enure to a buyer. The good news for buyers is that the major work has been completed in many of the buildings and these projects are in the rearview mirror. Jennifer Kilpatrick: Interest rates have helped the under-$4 million buyer ... that segment feels it more. Above $4 million, many transactions are cash. Those decisions are driven by supply, quality, and longterm positioning, not quarter-point movements. What’s really shaping negotiations in buildings is transparency. Insurance, reserves, structural reports... everything is reviewed earlier and more carefully. Transactions aren’t slower because demand is weak. They’re slower because buyers are being thorough. Preparation and diligence are key for buyers, especially in the condo market. HRES: What changes are you seeing in inventory levels and seller expectations compared to the same period last year? Dana Koch: Inventory across Palm Beach has increased since Covid but we are still well below preCovid levels. The lack of quality inventory is evident. Days on market has increased, giving buyers more options. Sellers who price strategically and present turnkey homes continue to see strong activity, and in some cases, bidding-war scenarios, while those clinging to outdated price expectations experience

819 Bamboo Lane Represented by Jennifer Kilpatrick of Corcoran

longer market times. Properties needing cosmetic updates or with higher carrying costs are being listed with builtin discounts to reflect buyer expectations. Jennifer Kilpatrick: In many segments, inventory has slightly increased - especially with the start of our winter season, which gives buyers more options. But truly prime properties remain limited. Seller expectations have become more strategic. The market is rewarding realism. Homes that are priced well and presented beautifully are still trading decisively. It’s no longer a momentum market. It’s more balanced and refined. HRES: Which neighborhoods or micromarkets stand out as emerging or consistently strong performers, and what is driving buyer interest there?

Jennifer Kilpatrick: Palm Beach remains timeless. West Palm Beach has transformed into a legitimate fulltime luxury destination, fueled by financial migration, cultural expansion, and accessibility to private aviation. Delray Beach has that “Village by the Sea” energy that resonates deeply with Hamptons buyers — walkable, intimate, design-forward, and vibrant year-round. For privacy and significant waterfront, Manalapan, Ocean Ridge, and Hypoluxo Island offer discretion without sacrificing location. And Boca Raton has always been strong — but it’s hotter now. New luxury developments and elevated dining have added fresh energy to an already established market. It’s evolved without losing its foundation. Across the Palm Beaches, buyers are choosing based on nuance — vibrancy or seclusion, new construction or legacy estates, community or privacy. 1333 South Flagler Drive Represented by Dana Koch of Corcoran

Dana Koch: Palm Beach and West Palm Beach remain top performers and have held a consistent growth pattern within the last few years. Buyers are particularly interested in all of the new development taking place and exciting reimagined downtown areas. Cultural growth and sustained corporate relocations are drawing younger luxury buyers and investors. South of Southern (SoSo), Prospect Park, Southland Park, Flamingo Park, El Cid, Northwood (which is old West Palm Beach) has continued to show as emerging and strengthening as developers continue to venture to those areas. Buyers are ultimately gravitating to markets that offer lifestyle, stability, new construction, and longterm value—and Palm Beach remains one of the strongest markets in the entire country.

102 Reef Road, Palm Beach Gorgeous Oceanfront Estate designed by Pat Segraves of SKA Architect+Planner. Perfectly situated on 35,500+/- square foot lot with 120’+/- of Ocean frontage. Sophisticated and pristine Colonial Estate featuring 6 bedrooms, 8 full baths, and 2 powder rooms and beachfront cabana. Spectacular outdoor spaces including oversized backyard, oceanfront loggia, pool loggia with BBQ, and resort-style pool. EXCLUSIVE - $89,000,000

BALEARES DAYBED frontgate.com

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OUTDOOR MOBILE BAR CART williams-sonoma.com

LANDING LIGHT articture.com

SMART-HEAT PORTABLE FREESTANDING HEATER bromicheatingusa.com

Curated By Isla Hartley 64

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BrownHarrisStevens.com

2. Unique Southampton Waterfront

$5.5M | 3,800± sf | 4 BR | 5.5 Baths 1.60± Acre | Waterfront on Peninsula Waterside Heated Gunite Pool with Spa Private Dock and Mooring Rights 134MiddlePondRd.com Amelia M. Doggwiler 631.875.8120 | adogwiller@bhsusa.com

4. Greenport Village Victorian

5. Village Luxury | Bridgehampton

6. Waterfront Hotel | Hampton Bays

$6.399M | Turnkey Resort | 27 Rooms Clubhouse with Gym, Pool + Terrace Large Dock | HamptonBaysCommercial.com Anthony C. Cerio 516.456.2031 | tcerio@bhsusa.com

7. New Modern Build in Southampton

All information is from sources deemed reliable but is subject to errors, omissions, changes in price, prior sale or withdrawal without notice. Equal Opportunity Broker. BHS of the Hamptons, LLC. 27 Main St. East Hampton, NY 11937. 631.324.6400

1. Waterfront Gem in Coveted Sag Harbor Area

3. Newly Renovated Waterfront Home in Hampton Bays

2. New Modern Construction in Sag Harbor

4. New Estate by Mercer Built | Bridgehampton

$6.895M | 7 BR | 9.5 BA | 8,500± sf Saltwater Pool | Spa | Pool House Designed by Thread Collective Architects 22roundpond.com Sarah Feguson (owner/agent) 917.626.3922 | sferguson@bhsusa.com Kimberly Kakerbeck 917.374.5985 | kakerbeck@bhsusa.com

Mastery of the Craft. It’s Timeless.

Hamptons Real Estate Showcase April/May Issue, 2026