Issuu

THE PREMIER LUXURY HOME AND LIFESTYLE MAGAZINE

NEWLY CONSTRUCTED COASTAL ESTATE QUOGUE

PRESENTED BY KIMBERLY CAMMARATA OF DOUGLAS ELLIMAN SEE PAGE 32

For your Hamptons home, summer doesn’t have to end. Renting your East End home is easier than you think. Visit corcoran.com to explore the possibilities with a Corcoran agent.

THE HAMPTONS • THE NORTH FORK • SHELTER ISLAND

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

SCAN FOR FULL LISTING

Luxe Waterfront Estate on Mecox Bay Gary R. DePersia Licensed A s sociate Real Es t ate Broker m 516.380.0538 | gdp@corcor an.com

Water Mill. As you browse through a Slim Aarons coffee table book you are reminded of those moments in travel that remain with you forever like waking to the warmth of an Aegean sunrise or watching the moonlight dance across the turquoise waters of a secluded Mediterranean cove. The outside world disappears, time slows, and life feels beautifully uncomplicated. What if that feeling didn’t require a passport? On the shores of Mecox Bay, where the Atlantic shimmers just beyond, this remarkable waterfront estate evokes the quiet glamour of Europe’s most exclusive seaside enclaves. Hidden behind stately gates on prestigious Cobb Isle Road, more than 325 feet of direct waterfront embrace beautifully landscaped grounds where walls of glass frame uninterrupted views of bay, ocean, sky, and light. Designed by renowned architect John Himmelsbach, the European-inspired residence encompasses approximately 7,300 square feet with six bedrooms, nine baths, expansive limestone terraces, and a heated three-car garage. A soaring limestone foyer with Venetian plaster walls and a graceful staircase introduces interiors where the dramatic living room, richly paneled study, gracious family room, and chef’s kitchen flow seamlessly toward the waterfront, allowing indoor and outdoor living to become one. Occupying its own private wing, the primary suite features separate sitting and sleeping rooms, each with its own fireplace and private terrace overlooking the bay. A spa bath, fitness room, refreshment area, and multiple custom dressing rooms complete the retreat, while five additional ensuite bedrooms comfortably accommodate family and guests. Outside, a Murano glass-tiled Gunite pool is surrounded by more than 1,500 square feet of limestone terraces. Integrated into the house, a pool pavilion, with lounge, dining area, kitchen, radiant heat, and full bath stands ready to serve. Mature specimen landscaping, architectural lighting, and integrated sound create an atmosphere equally suited for elegant entertaining or complete solitude. With the potential for a private dock, owners can step directly onto a boat, paddleboard, kayak, or jet ski to explore Mecox Bay before continuing to Flying Point, Scott Cameron, or Mecox Beach. Just as rare are the property’s grandfathered nonconforming zoning rights, preserving a relationship with the shoreline that could never be recreated today. Every sunrise feels like the beginning of a long-awaited holiday, every afternoon invites life on the water, and every sunset reminds you why extraordinary places become part of who we are. There are homes that impress, and there are homes that define an era of your life. 54 Cobb Isle offers both, a feeling you’ve been searching for all along, as if every arrival were a page from a Slim Aarons masterpiece, and every day was worthy of its own photograph. Exclusive. $12.495M WEB #934242

SCAN FOR FULL LISTING

Luxurious 11,600 SF, 7 Bedroom Estate Bridgehampton. Informed by an aesthetic that transcends centuries while celebrating the best of what’s new, Matthews Lane joins the growing resume of highly styled, fully furnished Hampton estates originally produced by James Michael Howard, the renowned ICAA award-winning designer, that exemplify coherency in the abstract world of architecture, interiors and the landscape that contain them. In collaboration with McAlpine-Tankersley Architecture and Landscape Details, Howard completed this 7-bedroom residence in 2017 spanning 11,600 SF on three levels of fully articulated living space. Now being made available by stylish owners on the move who have put their own stamp on the estate, the journey begins as you pass under the porte-cochere and into the reception hall. The dramatic great room, under 30 ft. beamed ceilings, incorporates multiple seating areas, dining room and gallery, all warmed by a custom fireplace that anchors the room while walls of windows allow for an abundance of natural light. The state-of-theart, eat-in kitchen is warmed by its own fireplace. Additional common spaces include the media room and an intimate living room. The 1st floor primary wing with sitting area, fireplace and luxurious bath is joined upstairs by 4 guest suites including a secondary primary suite with roof terrace. The bedrooms are purposely positioned so that none have common walls. An elevator connects all floors to the lower level with two more-bedroom suites, a tiered state-of-the-art theater with plush 16-person seating, powder room, gym and large recreation room with fireplace and custom billiards table. Antiqued, hand-hewn oak flooring, geo-thermal heating, Control 4 technology, Lutron lighting and a full audio/visual package enhance the property’s list of amenities. The lush, manicured grounds behind stone walls, including specimen trees, espalier apples and verdant lawn, are enhanced by the 18’ X 60’ heated pool and spa serviced by a covered cabana area that incorporates the pool house with full bath and dressing room, outdoor fireplace and builtin kitchen which connects over broad stone patios to the two-car garage. Being made available turnkey to the extreme, Matthews Lane lies midway between village and ocean beaches off Bridgehampton’s iconic Ocean Road and close to everything that makes the Hamptons a world-class resort. Call for your personal tour today. Exclusive. $19.75M WEB #934512

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

Rare 8+ Acre Estate Parcel on Shelter Island in the Heart of Dering Harbor Shelter Island | Dearing Harbor. Tucked within the storybook charm of Dering Harbor-New York’s smallest and arguably most exclusive village-lies a majestic 8.2-acre estate parcel waiting to be reimagined. With only 35 homes dotting this picturesque 200-acre seaside haven, the opportunity to claim such a vast and pristine canvas is nothing short of extraordinary. Once part of the legendary “Oriole Farm,” the private arboretum and cultivated gardens of famed horticulturist Alice Fisk, this land is steeped in heritage and beauty. Now, for the first time in generations, this treasured property emerges from its quiet slumber to invite a visionary buyer to shape their own legacy in an unmatched setting. Surrounded by whispers of nature and the tranquility of the sea, the gently cleared land offers a rare combination of serenity and scale-with ample room to design a grand manor, shimmering pool, elegant pool house, tennis court, and even a bespoke carriage house with legal living quarters above. A discreet service entrance on the west side adds both convenience and privacy, and shortens your stroll to the village center. Unlike other areas on Shelter Island, Dering Harbor benefits from its own municipal water supply-ensuring both crystal-clear drinking water and a thriving landscape nourished year-round. Directly across from the verdant fairways of Gardiner’s Bay Country Club, with views of the iconic 4th hole, the estate is perfectly positioned for those who appreciate refined leisure. Within a leisurely walk, you’ll discover sandy beaches, charming shops, and fine dining tucked along the waterfront-each moment here infused with the idyllic pace of island life. With easy access to both the North and South Forks and the freedom to shape your vision while finalizing architectural plans, this singular offering invites you to craft something timeless-a sanctuary where nature, history, and elegance converge. Come walk the land, breathe in the salt air, and imagine the extraordinary life that awaits. Exclusive. $2.895M WEB# 915097

SCAN FOR FULL LISTING

A Modern Southampton 10,000 SF 8 Bedroom Masterpiece with Tennis Southampton. M & M Custom Homes brings its signature craftsmanship and visionary design to Great Hills—an exclusive new Southampton enclave where three extraordinary estates are taking shape. The first of these 1.5 acre estates is nearing completion, a modern 8 bedroom Hamptons residence redefining four-season living across nearly 10,000 square feet of superbly finished space on three levels. A soaring double-height foyer sets a dramatic tone as sunlight glides across 8.5-inch white oak floors into a free-flowing layout. The living room, anchored by a sleek fireplace, merges seamlessly with the breakfast area and state-of-the-art kitchen featuring Sub-Zero and Wolf appliances, dual dishwashers and sinks, a striking center island, and bespoke acrylic cabinetry topped with stone and quartz. A separate great room—with its own fireplace—invites memorable evenings of conversation and laughter. The main level also includes a formal dining room, stylish guest suite, powder room, and oversized two-car garage. Ascending the floating metal staircase with glass railings, the primary wing offers a serene retreat with radiant-heated spa bath, soaking tub, glass shower, dual walk-ins, and a private balcony. Four additional guest suites—each with private bath and walk-in closet—share a family room and convenient laundry. The lower level is pure entertainment: a tiered home theater with immersive AV, gym, powder room, recreational lounge, and two private bedrooms sharing a bath—ideal for staff or weekend overflow. An elevator connects all floors. Outdoors, expansive stone terraces—both covered and open—overlook the heated Gunite pool with spa, surrounded by porcelain tile and lush landscaping. Beyond lies an allweather tennis court, completing the resort-like tableau. Every detail reflects thoughtful luxury: 600-amp electrical service, 6-zone high-efficiency HVAC, Sonos sound, Eurpoean Shuco windows, LED lighting, central vac, chandelier lift, and prewiring for cable and WiFi. With new construction at this caliber increasingly rare, especially with tennis and customization still possible, this is your moment to claim a legacy Hamptons residence destined to be nothing short of sensational. Contact us today for details or to arrange your private preview before this opportunity disappears. Exclusive. $8.95M WEB #927930

contents Columbus Day 2026 On The Cover

Presented by Kimberly Cammarata of Douglas Elliman

28 Publisher’s Note 34 Realty Check

NEWLY CONSTRUCTED COASTAL ESTATE QUOGUE

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

38 Spotlight

Hamptons International Film Festival — The 34th Film Festival returns — bringing world-class cinema, celebrated talent and the magic of autumn on the East End

34 42

38 8

42 Designer Showcase

Design on a Deadline — Dan D’Agostino meets the needs of a Bridgehampton summer home

48 NYC Dining

New York, Well Fed — The restaurants redefining what it means to eat well in the city right now

52 Design

The Art of the Screening Room — Today’s private cinema is less about recreating a commercial theater and more about creating a highly personal retreat

Where Marketing Delivers Results

Restaurant and Marina in Hampton Bays | $17,900,000

Dune Road Oceanfront Lot in East Quogue | $6,995,000

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 full marina! Web# 975962

A rare and increasingly scarce opportunity to build on 1.25 acres of prime oceanfront along coveted Dune Road. Features 105 ft of frontage, an expansive building envelope, and sweeping views of the ocean and bay. Web# 423457

A Rare Dual-Waterfront in Southampton | $5,250,000

Spectacular Harbor Views in East Hampton | $3,500,000

3 BR, 2 BA | This unique property offers approx. 111 feet of sandy beach on Little Peconic Bay and protected bulkhead with a dock on Fresh Pond, creating an exceptional setting with water on both sides, and open water access. Web# 422522

3 BR, 1 BA | Enjoy sunset views across Three Mile Harbor, a private beach, and close proximity to East Hampton Village from this exceptional waterfront cottage, set on a half-acre parcel and prime for development. Web# 1022911

In Contract | $9,500,000 (Last Asking)

Sold in August | $3,290,000 (Last Asking)

In Contract | $3,295,000 (Last Asking)

In Contract | $2,750,000 (Last Asking)

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. 2331 MONTAUK HIGHWAY, LISTING MAY INCLUDE IMAGES THAT HAVE BEEN DIGITALLY ALTERED OR VIRTUALLY STAGED. ORIGINAL, UNEDITED IMAGES ARE AVAILABLE UPON REQUEST. ALL PROPERTY INFORMATION, INCLUDING, BUT NOT LIMITED TO SQUARE FOOTAGE, ROOM COUNT, NUMBER OF BEDROOMS AND THE SCHOOL DISTRICT IN

List with the Enzo Morabito Team

Oceanfront with Dock in Quogue Village | $6,995,000

Turnkey Oceanfront in Westhampton | Now $6,990,000

5 BR, 4 BA | From ocean to bay with a private dock on Dune Road. Inspired by classic French barn architecture, the home features light-filled interiors, with a 2-car garage, gunite pool, and private walkway to the beach. Web# 422747

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 direct beach access. Web# 420815

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

Just Reduced Waterfront in Hampton Bays | Now $2,650,000

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

4 BR, 4 BA | Within a private waterfront community, this magnificent residence offers approx. 2,978sf of beautifully designed living space, offering panoramic water views and sunrise vistas. Features a gunite saltwater pool. Web# 422476

In Contract | $1,990,000 (Last Asking)

In Contract | $1,799,999 (Last Asking)

In Contract | $1,950,000 (Last Asking)

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

In Contract | $999,999 (Last Asking)

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. THIS PROPERTY LISTINGS SHOULD BE VERIFIED BY YOUR OWN ATTORNEY, ARCHITECT OR ZONING EXPERT. EQUAL HOUSING OPPORTUNITY.

contents Columbus Day 2026 56 Design

The New Light — Designers are rethinking how we illuminate our homes

58 Essentials

Hello Fall — When there’s a hint of fall in the air, it’s time to refresh your décor with autumnal colors and nubby textures

60 Spotlight

Can you Keep a Secret— Private clubs are popping up all over Palm Beach

60 12

62 Dining

Festival Feasts — Hungry film buffs have more than a dozen options from pizza and burgers to fine dining just minutes from the film festival

64 Arts

Lights! Camera! Art! — The White Room Gallery welcomes the Hamptons International FilmFestival

66 Events

Designing for a Cure: Holiday House Hamptons

68 Garden

Last Call for the Garden — What to plant, prune and prepare before the season turns

72 Luxe Looks

Curated finds for the sophisticated Hamptons home

Look For Our Next Issue: Fall 2026

WE REPRESENT THE HIGHEST STANDARD Only William Raveis gives you Elite Concierge Services. Everything you need. All under one roof. Home acquired. Mortgage approved. Insurance covered. Home security set. Utilities connected. Moving logistics booked. Wealth management coordinator referred. William Raveis. The highest standard in real estate. Who represents you matters.

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

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Who represents you matters. Learn more >>

TOP LUXURY BROKERAGE

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Mattituck 631.298.0600 | Greenport 631.477.5990

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$9,495,000 8 Bedrooms | 9F + 2H Baths | 1.1 Acres Bradford King | c. 631.655.5093 + William Stoecker | 516.818.4904

37 John Street | Sag Harbor, NY

7 Gunpowder Lane | East Hampton, NY

7 Sherill Road | East Hampton, NY

39 Green Hollow Road | East Hampton, NY

3 Bedrooms | 3 Baths | .59 Acre Jennifer Faga | c. 934.231.1263

$2,900,000

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3 Bedrooms | 4.5 Baths | .46 Acre Lori MacGarva | c. 516.242.9633

$2,375,000 4 Bedrooms | 2.5 Baths | .10 Acre William Stoecker | 516.818.4904 + Victoria Staubitser | 934.261.8095

Privileged to be selected #1 in the United States. 140+ Offices l 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

| Raveis.com |

LUXURY HAMPTONS PROPERTIES

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

Virtually Staged

275 NARROW LANE, BRIDGEHAMPTON | $7,495,000 APPROXIMATELY 6,839SF | 6 BR, 7 BA, 2 HALF BA | GUNITE POOL & SPA POOL HOUSE | ROOM FOR TENNIS. ELLIMAN.COM/419761

200 CRANBERRY HOLE ROAD, AMAGANSETT | $5,995,000 APPROXIMATELY 4,692SF | 4 BR, 3.5 BA | ROOF DECK | INFINITY EDGE POOL OVERLOOKS OVER 300 ACRES OF RESERVED LAND. ELLIMAN.COM/423132

WITHOUT NOTICE. THIS LISTING MAY INCLUDE IMAGES THAT HAVE BEEN DIGITALLY ALTERED OR VIRTUALLY STAGED. ORIGINAL, UNEDITED IMAGES ARE AVAILABLE UPON REQUEST. ALL PROPERTY INFORMATION, INCLUDING, BUT NOT LIMITED TO SQUARE FOOTAGE, ROOM COUNT, NUMBER OF BEDROOMS AND THE SCHOOL DISTRICT IN PROPERTY LISTINGS

S u s a n B re i te n b a c h

A Legacy of Distinction. Partner with the Best 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

Corcoran’s #1 Hamptons Agent – 2025

Sag H ar bor

JUST LISTED & TURN-KEY

EXCEPTIONAL RETREAT WITH POOL, SPA & TENNIS Set behind a gated entry on 2.86 private acres, this beautifully appointed estate offers an exceptional combination of scale, seclusion and resort-style living, enhanced by distant western views across Peconic Bay and spectacular sunset skies. Built by elite custom builder Steve Breitenbach, the 6,000± SF residence, with an additional 2,000± SF of finished lower-level space, features 6 bedrooms, 7.5 baths, an elevator servicing all levels, and gracious, light-filled interiors. A private gym and sauna in lower level extend the wellness experience year-round. $7.995M WEB# 934865

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

#2 Individual in The Hamptons, #4 in New York State, #43 in US, Top 50 Nationwide by RealTrends Verified – Top New York Agents 2025

$6.32 Billion Total Career Sales Volume Visit smbhamptons.com to view more exclusive Hamptons real estate

Wain s cot t South

JUST LISTED

LIGHT-FILLED RETREAT, MOMENTS TO BEACH Enter through double doors into a dramatic double-height foyer, setting the tone for this beautifully designed 5 bedroom, 5.5 bath residence. Pristine, renovated and constantly updated, this impeccable home offers soaring ceilings, expansive walls of glass and an abundance of natural light create a seamless connection to the lushly landscaped grounds throughout the home. The impressive double-height living room is anchored by a fireplace and framed by floor-to-ceiling glass overlooking a magnificent Japanese maple and the private backyard. Outside, mature landscaping creates exceptional privacy around the large heated gunite pool, expansive entertaining areas and oversized outdoor shower. $5.995M WEB# 934995

Sout hamp t on V i llage TURNKEY RETREAT 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 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.

JUST LISTED

Moments from world-class ocean beaches, renowned restaurants, boutiques and all the Village has to offer, this beautifully appointed immaculate traditional presents an exceptional opportunity for effortless Hamptons living. Built in 2020 and set on .40± acre south of the highway, the residence offers 4,852± SF of total living space with 5 bedrooms, 6.5 baths. The finished lower level expands the living space with an additional bedroom and bath, gym and flexible recreation areas. Outdoors, the property becomes a private Village oasis with a heated gunite pool, pool house, screened porch, open porch, deck and patio surrounded by landscaped grounds. $5.95M WEB# 934995

Bridgehampton South JUST LISTED

STUNNING 6 ACRE HALSEY LANE ESTATE

Luxury estate offers the rare combination of privacy, protected reserve views, and modern living on one of the area’s most coveted streets. Overlooking 4 acres of agricultural reserve, the property captures breathtaking western sunset views. Privately sited and thoughtfully renovated and updated, the residence blends classic Hamptons architecture with sophisticated contemporary design, creating a turnkey luxury retreat moments from Bridgehampton Village, world-class ocean beaches, fine dining, golf courses, and premier shopping. Expansive entertaining spaces, soaring ceilings, custom finishes, designer interiors, and walls of glass create seamless indoor-outdoor living throughout. Resort-style amenities include a heated gunite pool, tennis court, beautifully landscaped grounds, multiple outdoor lounge and dining areas. Recently refreshed, this move-in-ready estate presents a rare opportunity to own a luxury home with protected reserve views, stunning sunsets, and unmatched tranquility. $24.995M WEB# 932170

East Ham pto n

JUST LISTED

MAGNIFICENT GEORGIA POND WATERFRONT

A legendary Georgica Pond estate with nearly a quarter-mile of waterfront, Briar Patch is among the most important legacy properties ever offered in East Hampton. Spanning 11.2± acres across two separate parcels and encompassing approximately 13,800± SF of living space, this extraordinary compound offers an unrivaled combination of privacy, scale, architectural pedigree, and natural beauty. Five distinct structures comprise the estate, including the main residence, a guest house designed by renowned architect Peter Marino, a pool cabana, and two garages. Surrounded by rolling lawns, mature specimen trees, and protected natural landscapes, the property presents a rare opportunity to own one of the Hamptons’ most distinguished waterfront compounds. Commanding sweeping southwestern views across Georgica Pond to the ocean beyond, Briar Patch captures some of the most spectacular sunsets on the East End. Rich in architectural character and timeless elegance, the residence offers 6 bedrooms, 8 full baths, and 2 half baths. $85M WEB# 933022

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. $29,995,000 | Web# 924347

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 properties & 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.

WATER MILL SOUTH ESTATE

EXCEPTIONAL TURNKEY IN EAST HAMPTON

1.5-acres bordered by town-owned reserve | 7,500 SF | 6 BR | 5.5 BA | Chef’s kitchen Double-height entry | Finished lower level | Heated, saltwater gunite pool with spa | Bluestone patio | Custom sunken firepit | 2-car garage | $5,995,000 | Web# 929492

Rendering

SERENE IN EAST HAMPTON

BARNES LANDING IN EAST HAMPTON

501 Old Stone Highway features existing home, while lot next door is a vacant parcel Currently awaiting permits for 2 new homes | Renovate, combine the two parcels, or explore creating two distinct properties | $1,295,000 | Web# 934850

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

PR ESIDENT & CEO Jim M iller

PUB LISHER C laudette Green stein

DESIG N F on tsy D esign , In c.

NEWLY CONSTRUCTED COASTAL ESTATE QUOGUE

PRESENTED BY KIMBERLY CAMMARATA OF DOUGLAS ELLIMAN SEE PAGE 32

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

FINANCE Ellen M iller

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

C O L U M B U S D AY 2 0 2 6 VOLUME 14 | ISSUE 9

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© 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.

THE ENCLAVE P R I VAT E L U X U R Y H O M E S

Artist Rendering

Coming Soon within Sag Harbor’s Coveted Noyack Enclave The Enclave on Noyack is a new luxury community consisting of single family home lots over 1.3 acres each. Accessed by a 300-ft private driveway with cobblestone curbs, wild flowers and a privet fence bordering the property. Web# 397632

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. THIS LISTING MAY INCLUDE IMAGES THAT HAVE BEEN DIGITALLY ALTERED OR VIRTUALLY STAGED. ORIGINAL, UNEDITED IMAGES ARE AVAILABLE UPON REQUEST. 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

Tom Cavallo’s Featured Luxury Listings

244 North Sea Mecox Road, Southampton $3,895,000 | 6 BR, 7 BA, 2 HALF BA | Approx. 5,800sf 0.6 Acres | Heated Gunite Pool. Web# 423583

Thomas Cavallo Lic. R.E. Salesperson

THOMAS CAVALLO at Douglas Elliman Real Estate

M 631.871.1401 O 631.725.0200 tcavallo@elliman.com

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

100 Narrow Lane, Southampton Village $6,995,000 | 6 BR, 7 BA, 2 HALF BA | Approx. 6,000sf 0.52 Acres | Heated Gunite Pool. Web# 419958

1579 North Sea Road, Southampton $2,495,000 | 5 BR, 5 BA | Approx. 3,500sf 1.43 Acres | Heated Gunite Pool. Web# 424273

elliman.com *AT DOUGLAS ELLIMAN REAL ESTATE. 2331 MONTAUK HIGHWAY, 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. THIS LISTING MAY INCLUDE IMAGES THAT HAVE BEEN DIGITALLY ALTERED OR VIRTUALLY STAGED. ORIGINAL, UNEDITED IMAGES ARE AVAILABLE UPON REQUEST. 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.

PUBLISHER’S NOTE

As summer gives way to fall, the Hamptons takes on a different kind of energy with crisp autumn days, and a full calendar of cultural happenings that make this one of our favorite times of year. At the center of it all is the Hamptons International Film Festival, returning for its 34th season and once again bringing filmmakers, actors, industry leaders, and film lovers to the East End. Be sure to read Lana Bortolot’s special Festival Spotlight, where she takes a closer look at this year’s highly anticipated celebration of film and the stories and talent taking center stage.

conversation right now — from exciting new brasseries and steakhouses to inventive Indian, Argentine, and contemporary kitchens that are earning serious attention.

Perfectly timed with the Film Festival, Annie Sisk’s “The Art of the Screening Room” looks at the evolution of the luxury home theater, from exceptional sound and picture to beautifully designed spaces made for settling in and enjoying the show.

Claudette Greenstein, Publisher @hamptonsrealestateshowcase

Beverly Stephen leads us to the table twice this issue — first in East Hampton, where her guide “Festival Feasts” maps the finest dining destinations within minutes of the screening venues, from beloved casual favorites to the kind of sophisticated evening restaurants that make a night at the films feel complete. She then turns her attention to Manhattan in “New York, Well Fed,” a compelling survey of the restaurants redefining the city’s culinary

And, as always, be sure to turn to our Realty Check column for the latest in Hamptons real estate news, notable sales, market moves and industry buzz. As the season turns and the Hamptons real estate market enters one of its busiest times of the year, we hope this issue inspires — and perhaps brings you one step closer to finding the dream home you have been imagining.

Photo: Kristin L. Gray Photography

Hamptons International Film Festival Page 38

Heather Senison brings us this month’s Designer Showcase and takes us inside a Bridgehampton summer home beautifully reimagined by designer and architect Dan D’Agostino. Working on an incredibly tight deadline, D’Agostino transformed the Colonial-style residence into a fresh, relaxed coastal retreat that feels anything but predictable. Maritime blues, playful patterns, natural textures and unexpected details give the interiors personality while maintaining the easy, comfortable feeling of a true Hamptons summer home. Heather continues our design coverage with “The New Light,” exploring how today’s designers are rethinking home illumination through sculptural fixtures, layered lighting and a softer, more sophisticated approach.

ON THE COVER

THE PREMIER LUXURY HOME AND LIFESTYLE MAGAZINE

NEWLY CONSTRUCTED COASTAL ESTATE QUOGUE

PRESENTED BY KIMBERLY CAMMARATA OF DOUGLAS ELLIMAN SEE PAGE 32

Gracing our cover this issue is an extraordinary new estate at 37 Second Neck Lane in Quogue, presented by Kimberly Cammarata of Douglas Elliman. Set on 3.59 acres and commanding more than 10,000 square feet across eight bedrooms, this is a residence conceived for life lived at the highest register — an indoor basketball court, golf simulator, and private theater speak to the breadth of its ambitions, while a resort-style pool, spa, and pool house complete an outdoor environment of rare refinement. With the Hamptons International Film Festival in town, the timing feels perfectly cast — a private retreat of this caliber is, in every sense, ready for its close-up.

Iconic Captains Row SAG HARBOR VILLAGE

Exceptional Property SAG HARBOR

Nestled on a quiet street moments from village and Haven’s Beach | 4 BR | 3 BA | 3,000 SF | Spacious living room with cathedral ceilings and wood-burning fireplace .48-acre | Beautiful lush gardens | Expansive windows and French doors open to deck | Heated saltwater pool | 2-car garage | $3,495,000 | Web# 933173

Anja Breden Licensed Associate Real Estate Broker m: 516.445.1082 anja.breden@corcoran.com

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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 real estate broker located at 729D Montauk Hwy, Montauk, NY 11954. 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.

INSURE

YOUR WORLD

Photography & Architecture by: Bates Masi + Architects

Let us protect your world… so you can enjoy it. At Amaden Gay, we’ve been insuring ﬁne homes in the Hamptons, and across the U.S., for over 100 years. From homeowner and ﬂood, to auto, valuable collections, and umbrella, our agency can customize a solution to protect your family. We deliver the highest level of expertise and personalized service – including an excellent claims team when you need it.

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Southampton Village New Construction This true custom home by Cardel Development is perfectly positioned half a mile from both Southampton Village and the ocean beaches. Set on an expansive .84-acre lot, this breathtaking 7,200± SF residence is designed by Brady Design and features 7 bedrooms, 7 full & 2 half baths. Outside offers a resort-style pool with spa, open-air pool pavilion, exceptional landscaping and detached 2-car garage. Rendering. Pre-completion offering: $17,000,000 | Web# 925635

IN CONTRACT | WATER MILL | LAST ASKING $7,995,000

IN CONTRACT | EAST HAMPTON | LAST ASKING $6,495,000

Exceptional Homes. Exceptional Representation. With over a decade of experience in Hamptons real estate, I specialize in distinctive homes and new construction, offering clients deep market knowledge, discretion, and a highly personalized approach. From strategy to negotiation, every detail is handled with care, precision, and a focus on achieving the strongest possible result. Let’s make your next move extraordinary.

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.

COVER PROPERTY S P E C I A L

SUNSET CINEMA A NEW QUOGUE ESTATE BUILT FOR THE FESTIVAL SEASON Featured on the front cover of this issue, 37 Second Neck Lane in Quogue is exclusively represented by Douglas Elliman’s Kimberly Cammarata. As the Hamptons International Film Festival unfolds October 2–12, this newly completed, west-facing coastal estate offers a sophisticated setting designed for entertaining. Set on 3.59 acres, the custom residence spans more than 10,000 square feet across three levels, with elevator access to every floor. Eight bedrooms include a showpiece primary suite, seven guest en-suites, and a private library. Outside, resort-style amenities include a regulation-size padel court, heated gunite pool and spa, outdoor kitchen, BBQ, and wood-burning fireplace. A rooftop deck with fire pit and wet bar captures spectacular sunsets. Moments from Quogue’s ocean beaches, this turnkey estate delivers privacy, craftsmanship, and exceptional resort-style living. KIMBERLY CAMMARATA Associate Broker at Douglas Elliman 631.433.9992

P R O M O T I O N A L

F E A T U R E

REPRESENTING EXCEPTIONAL Hamptons Properties

Quiogue | $10,900,000 8 BR, 6.5 BA | Web# 424986

Quogue | $12,950,000 6 BR, 6 BA, 3 HALF BA | Web# 948054

Westhampton Beach Village | $4,500,000 6 BR, 8.5 BA | Web# 423455

Remsenburg | $2,595,000 4 BR, 3 BA | Web# 961924

Kimberly Cammarata

Center Moriches | $1,570,000 3 BR, 2 BA | Web# 424450

#5 Hamptons Team by GCI, Volume & Transactions in 2025* Diamond Award in 2025* Top 6% of Agents Company-Wide*

Lic. Assoc. R.E. Broker

M 631.433.9992 O 631.288.6244 kimberly.cammarata@elliman.com *AT DOUGLAS ELLIMAN REAL ESTATE. 2331 MONTAUK HIGHWAY, 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. THIS LISTING MAY INCLUDE IMAGES THAT HAVE BEEN DIGITALLY ALTERED OR VIRTUALLY STAGED. ORIGINAL, UNEDITED IMAGES ARE AVAILABLE UPON REQUEST. 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.

REALTY CHECK

Joy Behar Finds a Buyer Represented by Ed Gaetjens and John Wines of Saunders & Associates

Hot sales and listings... Along with the latest real estate news in the Hamptons and beyond BY KAREN DASH The Hamptons summer may be over, but the real estate market apparently did not get the memo. Between a celebrity taking a multimillion-dollar haircut in Sag Harbor, a familiar Wainscott trophy property returning at half its original asking price, an East Hampton marina looking for a new owner and a former Real Housewife setting a record on Dune Road, there is still plenty happening on the South Fork. And, as usual, the numbers require a certain amount of emotional resilience. JOY BEHAR FINDS A BUYER After a long and occasionally creative sales campaign, The View co-host Joy Behar, who once said she liked the Hamptons more than Provence, has sold her longtime Sag Harbor home for $5.65 million. That sounds perfectly respectable until you remember that the property originally hit the market in November 2024 asking $10.95 million. Ouch. Still, Behar shouldn’t have to start clipping coupons. She paid $4.75 million for the property in 2016, meaning she walked away with $900,000 more than she paid for it. Not exactly a home run after nearly a decade of ownership, but there are worse ways to spend nine years than living in a lovely old house in Sag Harbor. The sale followed one of the more interesting pricing journeys of recent memory. After debuting at $10.95 million, the house endured a series of cuts until the ask

reached $5.95 million in December 2025. Then, in a maneuver that seemed to violate the basic laws of real estate physics, listing agents Ed Gaetjens and John Wines of Saunders & Associates raised the price again, to $6.995 million. The reasoning was that a neighboring renovated property had sold for $11.25 million, demonstrating what Behar’s place might be worth after an overhaul. The agents even enlisted architects to draw up renovation plans, priced the work and secured planning permissions, essentially allowing prospective buyers to see the finished product without Behar having to endure the dust. Ultimately somebody saw enough potential. Built in 1903, the roughly 4,500-square-foot Victorian sits on 0.63 acre and has four bedrooms, 4.5 bathrooms and a heated gunite pool. There’s also a guesthouse with its own kitchen, bedroom, bathroom and loft. GOOSE CREEK REDUX Speaking of ambitious asking prices, Goose Creek, the longtime Wainscott estate of late billionaire developer Sheldon Solow, is back on the market for $35 million. If the name sounds familiar, that’s because the property last appeared for sale in 2021 asking $70 million. So, yes, it is now half price. In Hamptons real estate, even the clearance rack requires a private banker. Jack Richardson of Serhant has the new listing.

REALTY CHECK Solow, best known for developing the distinctive 9 West 57th Street tower in Manhattan, bought the estate for $19.5 million in 2006 and owned it until his death in 2020. Goose Creek certainly has the raw materials to justify trophy-estate status. The property encompasses more than seven acres with an extraordinary 827 feet of frontage on Georgica Pond and views toward the Atlantic. A winding driveway leads to a nearly 10,000-square-foot, seven-bedroom residence. Inside are the usual necessities of Hamptons survival: a double-height foyer, formal dining room, chef’s kitchen, library, sunroom with wet bar, home theater and gym with steam shower. Outside there’s a heated gunite pool overlooking the pond, pool house and detached three-car garage. Perhaps more interestingly, the acreage reportedly offers subdivision potential for a second waterfront estate, including another house, pool, pool house and tennis court. Which makes $35 million sound almost reasonable, at least by the peculiar standards of Georgica Pond. Almost. WANNA MARINA? For buyers who find houses insufficiently complicated, Shagwong Marina in East Hampton has hit the market for $7.995 million. The 2.3-acre property at 219 Three Mile Harbor Road offers 40 wet slips in a deep-water section of Three Mile Harbor, along with new bulkheads. Hal Zwick and Jeffrey Sztorc of Compass Commercial have the listing. The two-story marina building contains offices as well as bathrooms, showers and laundry facilities. Goose Creek Redux Represented by Jack Richardson of Serhant

Wanna Marina? Represented by Hal Zwick and Jeffrey Sztorc of Compass

Summer dockage currently ranges from $325 to $365 per foot on the south side and $400 to $475 per foot on the north. There are also opportunities to squeeze more revenue from the property through renovations, food-and-beverage partnerships, events and expansion of the slip and boat-rental businesses. Because apparently charging nearly $500 a foot to park a boat is only the beginning.

Point property. Records show the marina itself traded for $2.275 million in December 2020. The company subsequently expanded the Shagwong brand to marinas in Hampton Bays, New Suffolk and Cutchogue. As the brokers point out, there is one particularly attractive thing about an existing marina in the Hamptons: you can’t exactly go build another one.

The marina is owned by EHP Hospitality Group, led by Heath Freeman, president and founding partner of Alden Global Capital. EHP acquired Shagwong as part of its acquisition of the nearby East Hampton

REAL HOUSEWIFE, REAL MONEY Former Real Housewives of New Jersey star Siggy Flicker (no, us neither) and husband Michael Campanella have sold their West Hampton Dunes oceanfront home for $10 million, setting a record for the tiny village. Even more impressive: they paid $5.75 million for the property in December 2023. That works out to a $4.25 million gain in roughly two and a half years. The house, at 785 Dune Road, occupies just 0.35 of an acre but comes with the acreage that matters most out here: 80 feet of Atlantic Ocean frontage. The 4,610-square-foot postmodern was substantially rebuilt before Flicker and Campanella bought it, with contractors Harvey and Chad Gessin taking the former Mediterranean-style residence down to the studs and reconstructing it within the existing footprint. Listing agent Lisa Perfido of Nest Seekers International credits Flicker’s decorating—heavy on Ralph Lauren—as well as the home’s condition and panoramic water views for the result. CONTINUED

REALTY CHECK

Pond, Check, Ocean, Check, Three Laundry Rooms, Check Represented by Patrick Giugliano of Nest Seekers International

The property initially asked $12.995 million, was reduced to $10.985 million and then attracted multiple offers and a bidding war. The $10 million closing eclipses the previous West Hampton Dunes record of $8.225 million, set last summer at 774B Dune Road. The five-bedroom, five-bath house includes two primary suites, both with fireplaces, walk-in closets, spa baths and private decks. There’s also an oceanfront heated gunite pool with a waterfall, floor-to-ceiling windows, 18-foot ceilings and a smart-home system controlling lighting, security, music and locks.

Patrick Giugliano of Nest Seekers International has the listing and describes the property as “quintessentially Hamptons,” which in this instance is difficult to argue with. There are three separate living rooms, three gas fireplaces, a first-floor junior primary suite and a second-floor primary with radiant heated floors and a sauna. There’s also a temperaturecontrolled wine cellar, gym and—perhaps the most convincing evidence that we are dealing with serious luxury here—three laundry rooms. Outside are a heated saltwater gunite pool and spa, a substantial pool house with a full bath and private

Flicker left The Real Housewives of New Jersey after two seasons and later left New Jersey altogether for Boca Raton. Apparently, the real housewife move was buying the house, decorating it beautifully and selling it for $4.25 million more. POND, CHECK, OCEAN, CHECK, THREE LAUNDRY ROOMS, CHECK Finally, for anyone who finds choosing between pond views and ocean views an unacceptable hardship, 155 Duck Pond Lane in Southampton Village is asking $23.495 million. The six-bedroom estate sits on 1.9 acres at the end of a private cul-de-sac, with Wickapogue Pond behind it and the Atlantic beyond. The approximately 8,000-square-foot house was completely rebuilt in 2017.

Real Housewife, Real Money Represented by Lisa Perfido of Nest Seekers International

patio, outdoor kitchen, fire pit, outdoor shower and decks overlooking the lawn, pond and ocean. At $23.495 million, nobody is pretending it’s inexpensive. But after a week in which $35 million qualifies as half-price, $10 million sets a village record and raising the asking price becomes a marketing strategy, the Hamptons market has once again demonstrated its greatest talent: making numbers that would be insane almost anywhere else seem strangely normal. That’s why we keep watching.

East Hampton

Hampton Bays

$10,499,000 | 3 BR, 3.5 BA | Web# 424383

$4,499,000 | 4 BR, 3.5 BA | Web# 1029440

$4,399,995 | 5 BR, 4 BA | Web# 424452

Justin Agnello: O 631.771.9771 | M 585.260.5620 Erica Grossman: O 631.204.2723 | M 917.710.2512

Lisa Cea: O 631.723.2721 | M 631.484.9306 Constance Porto: M 917.731.4317

Priscilla Holloway: O 631.898.2221 | M 631.377.2007

Westhampton

East Hampton

$2,980,000 | 4 BR, 4.5 BA | Web# 424344

$2,800,000 | 4 BR, 3.5 BA | Web# 424411

$2,675,000 | 3 BR, 2.5 BA | Web# 425269

Jon Holderer: O 631.898.2206 | M 917.848.7624

Allen Piliero: O 631.898.2204 | M 631.335.1996 Courtney Piliero: O 631.898.2241 | M 631.905.5994

Jordan Daniel: M 631.987.3305 Ryan Lang: O 631.329.9400 | M 631.809.2569

Westhampton Beach

Aquebogue

East Quogue

$2,295,000 | 3 BR, 3 BA | Web# 424664

$1,749,000 | 4 BR, 4.5 BA | Web# 1025045

$1,399,000 | 3 BR, 2 BA | Web# 420396

Tania Deighton: O 631.267.7328 | M 917.331.1743

Elizabeth Capozzoli: O 631.723.4348 M 516.382.4481

Constance Porto: O 631.723.4324 | M 917.731.4317 Lisa Cea: M 631.484.9306

2331 MONTAUK HIGHWAY, 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. THIS LISTING MAY INCLUDE IMAGES THAT HAVE BEEN DIGITALLY ALTERED OR VIRTUALLY STAGED. ORIGINAL, UNEDITED IMAGES ARE AVAILABLE UPON REQUEST. 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

The 34th Hampton International Film Festival returns — bringing world-class cinema, celebrated talent and the magic of autumn on the East End BY LANA BORTOLOT

hen the Hamptons International Film Festival (HIFF34) returns for its 34th year Oct. 2-12, it will be the host for five world premieres, a roster of star-studded “Spotlight” films, talent appearances, a special musical performance and a bevy of awards recognizing both lifetime and new contributions to the film industry.

I PLAY ROCKY

“This year in particular, there is a real mix of established people making films for a long time and doing their best work ever, and an exciting crop of new voices,” says Matthew Jackett, senior programmer for the festival. “We get to celebrate them and look at them in the same festival.” Jackett, in his fifth year at the festival, says there was no overall theme to the program. Each year, he says, regular programming includes themes of ongoing interest: conflict and resolution, environment, animal rights and films with a Hamptons focus. “Finding local films shot in the Hamptons is really special,” he says, calling out this year’s entries—both world premieres—Barbizon, which he describes as “a journey of self-discovery against a backdrop of beaches,” and Not Dead Yet about the second act for a displaced advertising agency veteran, directed by father-son team Eric and Nick Weber.

BARBIZON

The festival opens with the East Coast premiere of the much-loved ultimate underdog story, I Play Rocky, starring Anthony Ippolito as Sylvester Stallone as he fights for the role that became career-defining. Ippolito, HIFF34’s FLYTE Breakthrough Performer Awardee, is among the talent expected to appear at the festival. Past recipients include Stephanie Hsu, Emma Stone, Mahershala Ali, Jessica Chastain, Taraji P. Henson, Lupita Nyong’o, Adam Driver, Brie Larson and Timothée Chalamet. WORLD PREMIERES: A MIX OF PEOPLE-DRIVEN FILMS, FUNGI AND SMARTPHONES A feature directorial debut by Jake Silberman, Barbizon is the unexpected trajectory of a sculptor at a crossroads in her life, who chooses a summer job teaching chess in the Hamptons over law school. In addition to its local credentials — shot in the Hamptons — Not Dead Yet is an offering in an expanding category called “Silver Market,” which features contemporary themes for the senior market. Definitely not your grandpa’s “On Golden Pond” kind of story, Not Dead Yet has an indie film vibe with an A-List cast from contemporary films.

THE DRUG IN OUR POCKET

Maman Bibi Coco, an offering from French duo Célia Millat and Bastien Garcia in the Narrative Competition, is the reinvention story of a 30-something mother and wife, stalled in her life and at a turning point.

CONTINUED

A TALENT FOR MURDER 49

SPOTLIGHT

The Drug in our Pocket, a documentary directed by Anne Sundberg, refers to the addictive nature of Smartphones and their toll on young people. Also in the doc category, Kingdom Fungi follows four mycologists as they delve into the global world of fungi (mushrooms, molds and yeasts and other eukaryotic organisms). SPOTLIGHT: SHOWCASING ESTABLISHED AND NEW TALENT Says chief creative officer David Nugent, “Across our narrative, documentary and Spotlight selections, we’re seeing bold storytelling [with] … an exciting range of films, from highly anticipated premieres and ambitious new work to distinctive discoveries from emerging filmmakers.”

CLUB KID

Those selections include films with serious A-List cred: the U.S. premiere of Bunker, with Javier Bardem and Penélope Cruz; The Man I Love, starring Rami Malek, Tom Sturridge and Rebecca Hall; and the U.S. premiere of A Talent For Murder, starring Helen Mirren, Alden Ehrenreich and Olivia Cooke. Emerging talent includes Misty Green’s star, Rosaline Eleazar, who stars with seasoned talent such as Chris Rock, Adam Driver, Daniel Kaluuya, and Anna Kendrick. Club Kid, directed by and starring Jordan Firstman and Cara Delevingne, was a hit at Cannes and the showing at HIFF34 film will be accompanied by a postscreening conversation with Firstman.

BLEEDING HEARTS

The festival’s World Cinema Documentary offering features the East Coast premiere of Bleeding Hearts directed by Andrew Morgan. The music-driven love story about real-life couple and musicians Zella Day and Jesse Woods who are behind the emerging band, Chaparelle, will come to life when they perform at Stephen Talkhouse on Friday, Oct. 9 LAUDS AND LAURELS: TRIBUTES TO TALENT The festival will also pay homage to long-time East End resident and Academy Award nominee Bob Balaban, will receive the festival’s Lifetime Achievement Award, presented Sunday, Oct. 11. Balaban’s esteemed career in both film and television includes classics such as Gosford Park, Moonrise Kingdom, Best In Show, For Your Consideration and Close Encounters Of The Third Kind. Not only an actor, Balaban’s director credits include Bernard and Doris, The Exonerated, Georgia O’Keeffe and The Last Good Time. THE ONLY LIVING PICKPOCKET IN NEW YORK

OTHER AWARDEES INCLUDE: Academy Award-winning filmmakers Phil Lord and Chris Miller with the Achievement in Directing Award for their work on Project Hail Mary, Amazon MGM Studios’ highest-grossing film of all time; Club Kid’s Firstman, who will receive the festival’s FLYTE Breakthrough Director Award; and Misty Green’s Rosalind Eleazar, who will receive a FLYTE Breakthrough Performer Award. Last year Jackett says more than 30,000 people attended HUIFF33 over 11 days, with 250 filmmakers, 193 screenings. He is expecting similar numbers for this year. “It’s always challenging to pick through all the great films and find the ones to show,” he says. “It’s very exciting to find new voices and celebrate the careers of established and find creative ways to present our selections.” THE LIFE AND DEATHS OF WILSON SHEDD STILL

Considering the North Fork? E X P L O R E B E YO N D T H E H A M P T O N S A N D D I S C O V E R N O R T H F O R K L U X U R Y.

Jewel Box Estate by Barnes Coy

Chic Soundfront Escape

CUTCHOGUE | $5,925,000 4 BR, 4.5 BA | Web# 972084

SOUTHOLD | $2,595,000 3 BR, 2 BA | Web# 1033102

The Estates At Baiting Hollow

Sea Crest Estates New Construction

BAITING HOLLOW | $2,250,000 3 BR, 2 BA | Web# 977813 Co-listers, Andrea Parks M: 631.276.2927 | Kenneth Cereola M: 516.946.4897

JAMESPORT | $2,100,000 4 BR, 4.5 BA | Web# 1001049

#1 North Fork Agent across all brokerages for 2025 based on Total Sales Volume and Transactions* #1 North Fork Agent by Transactions, Sales Volume and Gross Commission Income for 2020, 2022, 2023, 2024 & 2025** #UnlockYourFuture

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Ranked Top 1.5% Nationwide by RealTrends Verified***

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Lic. Assoc. R.E. Broker

O 631.354.8100 | M 631.905.8584 kristy.naddell@elliman.com

@kristy.naddell A Winning Record That Gets You Results

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*ACCORDING TO MLS. **AT DOUGLAS ELLIMAN REAL ESTATE. ***2024 REALTRENDS VERIFIED TOP AGENTS AND TEAMS. 2331 MONTAUK HIGHWAY, 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. THIS LISTING MAY INCLUDE IMAGES THAT HAVE BEEN DIGITALLY ALTERED OR VIRTUALLY STAGED. ORIGINAL, UNEDITED IMAGES ARE AVAILABLE UPON REQUEST. 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.

DESIGNER SHOWCASE

Design on a Deadline TEXT BY HEATHER SENISON PHOTOGRAPHY BY JOSH GOETZ

Dan D’Agostino meets the needs of a Bridgehampton summer home

or Dan D’Agostino, AIA, architecture has always been about more than the structure of a house. As founder and principal of New Jersey-based Plan Architecture, D’Agostino approaches design with the philosophy of “from curb to counter.” His focus is on the entire experience of a home, from its first impression outside to the smallest details within. That all-encompassing sensibility recently found its way to Bridgehampton, where D’Agostino led the interior design of a 3,500-square-foot Colonial-style summer residence. Completed in spring 2025 after work began in fall 2024, the four-bedroom, fourbath home was designed for a family of five, for whom Plan had previously built a home in Bergen County. The brief: make it feel distinctly Hamptons, unmistakably summery and, above all, fun. D’Agostino’s path to design began with drawing. As a child, he showed such an aptitude for it that his family initially refused to believe he had drawn a particularly detailed picture of a bird himself. He dreamed of becoming an artist, but “my father quickly shut that down: ‘no money,’” D’Agostino recalls.

Caption

DESIGNER SHOWCASE

Maritime blue walls, white furnishings, and breezy curtains set an unmistakably coastal tone in the family room — while rattan sculptures introduce an unexpected texture that elevates the space well beyond the expected.

DESIGNER SHOWCASE

Carefully chosen wallpaper gives each room its own distinct personality while weaving a quiet thread of cohesion throughout the home.

“Through things like Lincoln Logs, erector sets, and Legos, I realized I loved engineering.” Rather than abandoning his creative instincts, he found another outlet in combining art and engineering. He went on to attend a special architecture program at High Tech High School in Hudson County before earning his degree from the Hillier College of Architecture and Design at NJIT Although architecture became his profession, D’Agostino never saw interiors as entirely separate from it. “I was always an architect, but honestly, I always considered interior design to be part of it,” he says. “But in the industry, of course, there’s a traditional divide.” Before founding Plan, the architecture firms D’Agostino worked for were laser-focused on the creation of buildings — the structure and layouts, but not necessarily the aesthetics and finishes. “With Plan, the interiors side of the business started seven years ago once I realized that I wanted to stretch that creative muscle more,” he notes.

Today, that philosophy informs the firm’s approach to residential projects. D’Agostino describes his aesthetic as “modern-tradition,” drawing inspiration from a wide range of movements, from modernism to romanticism. “I ask new clients, ‘Imagine you’re driving up to your new home. What do you see? What do you feel?’” D’Agostino said. In Bridgehampton, that meant creating a home that felt elevated without becoming overly precious. And the clients wanted their new property furnished quickly, which, for a designer accustomed to specifying custom pieces, could have been limiting. “You can’t special order pieces; you need wallpaper that will arrive in days, not weeks,” D’Agostino explains. Yet, the family also gave D’Agostino considerable creative freedom. The house is a seasonal retreat, within walking distance of the beach, and they wanted a coastal theme to run throughout. The challenge was to evoke the seaside without turning the interiors into a literal beach house. “We didn’t want to go too overboard on the

DESIGNER SHOWCASE

‘beachy’ stuff, so we snuck in some other moments,” he said. “There’s some quiet luxury in there, and some pops of color.” Wallpaper became one of the project’s defining elements, helping give each room its own personality while creating a sense of cohesion throughout the home. Durability was equally important. With three children and a dog, the clients needed interiors capable of handling real life — and all the sand, paws and activity that come with a summer house in the Hamptons. The result is playful without being kitschy, polished without feeling formal. Among D’Agostino’s favorite spaces is the family room, where the oceanfront concept is perhaps most apparent. “It’s got coastal vibes,” he says, and is “drenched in a maritime blue, with white furniture and breezy curtains.” Rather than stopping there, however, he introduced unexpected texture through rattan sculptures, giving the room an eclectic quality that keeps the palette from feeling predictable.

But the most challenging part of the project had little to do with aesthetics. Finding local handymen and installation help on the East End in a limited timeframe proved difficult, meaning D’Agostino and his team did much of the work themselves. And when the final installation arrived, there was no leisurely, weeks-long styling process. The entire house came together in just 48 hours. “It was a complete whirlwind, and I felt like I was on a design reality show,” D’Agostino says. “It was really fun.” For the family, the payoff was immediate. They loved the finished house, he assures, particularly the way it reflected their personalities and lifestyle while introducing the sense of playfulness that makes a summer home feel different from everyday life. “They felt the home really captured the family’s personality and interests while also bringing in that touch of whimsy that you want when you’re on vacation,” D’Agostino says.

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© 2026 DOUGLAS ELLIMAN REAL ESTATE. 2331 MONTAUK HIGHWAY, 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 STAGED. ORIGINAL, UNEDITED IMAGES ARE AVAILABLE UPON REQUEST. 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,

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New York, well fed

The restaurants redefining what it means to eat well in the city right now BY BEVERLY STEPHEN

KwangHo Lee’s One Bryant Park Tear Drop Pea with Velvety Salmon

NYC DINING Despite escalating food and labor costs, spiking rents, and pesky trends like customers deciding to drink less, the city that never stops eating never stops opening restaurants. There are big names and little neighborhood spots, glossy foreign imports, tasting menus and light bites. It’s clearly the year of the brasserie. But Indian, Thai, Japanese, British and Argentinian are having a moment. Brasserie Boulud from Michelin star chef Daniel Boulud is the most anticipated opening. It was over a year ago that he closed his poplar trio of restaurants Bar Boulud, Boulud Sud, and Épicerie Boulud, near Lincon Center with the intention of combining them into a giant 10,000 square foot brasserie. The space designed by the Rockwell Group is anchored by an imposing oval bar with theatrical lighting.

Catch Hospitality is on a roll. Landry’s billionaire Tilman Fertitta (Ambassador to Italy) and partners just opened a new French brasserie Café Charmant in the West Village. This follows on the heels of their hot spots Or’esh, the Eight-Six, and Corner Store. Chef Jake Tyler Brodsky, an Eleven Madison Park alum, will orchestrate the menu including French classics like steak frites and salade Nicoise. The Rockwell Group designed. George McNally, 23-year-old son of legendary restaurateur Keith McNally (Balthazar, Pastis) is opening Faux, another French brasserie in TriBeCa. Chef Kristina Ramos, an alum of Eleven Madison Park and Oxalis will lead the kitchen. McNally draws on his experience growing up at the feet of the master and later tending bar at Balthazar. Celebrated chef Michael Lomonaco brings his steak expertise from 20 years at his recently shuttered Porter House Bar and Grill to the menu at Brasserie Cognac Amèricain overlooking Bryant Park. The elegant two-level restaurant spans 12,000 square feet and is anchored by a horseshoe shaped bar on the ground level. A “boucherie” section of the menu goes beyond simple steak frites with hanger steak to offer five other special dry-aged cuts with a choice of Bearnaise, Bordelaise, or peppercorn sauce. There are French classics such as escargot, beef bourguignon, and duck a la orange and, of course, a burger. This branch of Cognac is a collaboration between Lomonaco and Serafina Restaurant Group’s Fabio Granato and Victor Assaf.

Brasserie Boulud Bar Photo: Jason Varney for Rockwell Group

It’s sort of like a museum restaurant: Marcel, the new French restaurant by the design studio Roman and Williams in Sotheby’s has taken over the former Whitney museum space on the Upper East Side. Diners are surrounded by art work which they can order from Sotheby’s as well as items from Roman and Williams. Oysters, beef tartare, oeufs mayonnaise and a substantial dessert menu with baba au rhum, madeleines, and mille-feuille will feed the chic diners.

“A brasserie is not a café, not a bistro, not a bouchon. In France, it’s the grand restaurant of everyday life—lively, generous, open from morning to late with seasonal classics, great seafood and dishes that reflect both regional tradition and the spirit of grande cuisine,” Boulud explains. Cristina D’Angelo is executive chef. She was the chef at Boulud Sud and has been cooking at Boulud’s Le Gratin during the construction of the new space. The menu features seafood, charcuterie, and many classics such as steak frites and blanquette de veau. Some favorites from the closed venues are sure to survive. Calling all steak frites fans. More brasserie news.

Elder Photo: Neil John Burger

Brasserie Boulud Chef Daniel Boulud Photo: Jason Varney for Rockwell Group

Steak arrives with Indian sauces at Elder, a contemporary British-Indian chophouse in Hudson Yards from chef Sujan Sarkar. Sauces such as Varuval pepper sauce, red pepper Makhani, and horseradish raita accompany not only steaks but also lamb chops and Berkshire pork rib chops. Sarkar grew up in India and spent his formative years cooking in London and he melds the two cultures at Elder. The restaurant is named for the elderflower, an ingredient prominent in both Indian and British cuisine. CONTINUED

NYC DINING The cuisine of North India’s Punjab region shines on the menu at the opulent Ambassadors Clubhouse in NoMad. Papads and chaat are followed by Tandoor and kebabs, then by Biryani and pilau. If the names of the dishes need explanation for any diners, there are helpful italic subtitles. Punjab Murgh Changezi is tandoori chicken, heirloom tomato, cashew, and brown onion masala. Shahi Patiala Masala Lamb Chops is Colorado lamb rack, pickled mango ginger and onion salad. The décor of Ambassadors, owned by London’s JKS Restaurants, reflects the heritage of the partners who spent their childhood summers in the homes of their grandfather, an Indian ambassador whose postings took the family from Delhi to Amsterdam, Nairobi, Ireland and Dalhousie. Molecular gastronomy meets modern Indian cuisine at Farzi in TriBeCa. This is the U.S. flagship of the global Farzi Café brand. Chef Gaurav Chawla is recognized as a pioneer of modern Indian cuisine. Signature dishes include Spiced Heirloom Tomato Chaat, featuring compressed watermelon, whipped feta and chilled tomato rasam broth and Fire Torched Avocado Tacos with gluten free blue corn tortillas, fire grilled avocado, roasted tomatillo salsa and house made chutneys.

Graciela Empanadas Photo: Nico Schinco

Oriana, a more ambitious project from chef Andy Quinn and sommelier Cedric Nicaise behind popular neighborhood spot Noortwyck, is bringing its version of fire and smoke to Nolita. Chanterelles are served on Brooklyn Granary grits and the Oriana Waldorf has pine nuts, medjool dates, and blue cheese. There’s hangar steak, smoked chicken with red eye gravy, and wood-fired salmon with smoked butter sauce. An attention-getting side is a coal-baked potato with bone marrow. Top Chef semi-finalist Lana Lagomarsini opened Creola, an intimate 12-seat supper club style spot with a tasting menu celebrating the black diaspora on the Upper East Side. The restaurant is named after her grandmother who taught her to cook. The menu features potlikker consommé, oxtail pate en croute, and chickpea panisse with collard green aioli. And then there’s red velvet crème brulee. “Need I say more?” she writes on the menu.

Photo: Evan Sung

Cody Pruitt and Jacob Cohen closed Chateau Royale in Greenwich Village and turned it into a more affordable neighborhood restaurant called Floradora. The redesigned space features warm wood interiors, Tiffany style lighting, vintage photos, and rich lacquered finishes over two levels. Chef Vanessa Velez remains in the new kitchen. The food leans Italian: mozzarella sticks, oxtail lasagna, and veal Milanese with Caesar aioli, mustard greens, and cucumber. There are also pigs in a blanket and pork ribs. Graciela brings Argentine live-fire cooking, empanadas, and dulce de leche to the West Village. This is renowned Buenos Aires restaurateur Pablo Rivero’s first U.S. venture in partnership with Adam and Alex Saper, the brothers behind the expansion of Eataly in the United States. Graciela is named after his mother. A custom built Argentine parrilla and Spanish Josper oven span 10 feet of live fire cooking surface. Quebracho Blanco charcoal is imported from Argentina. Steak is as important as it is in Argentina and is served with both fresh and aged chimichurri but other meats and vegetables also get well deserved attention. “People may come for the steak, but we want them to leave talking about the vegetables,” says partner Adam Saper. They might also leave talking about the flan served with dulce de leche and whipped cream.

Also coming later this fall is KwangHo Lee’s One Bryant Park, a 10,000 square foot Japanese fine dining destination at the base of the Bank of America building. It will also include Kumiko room, an omakase restaurant dedicated to Edomae sushi, and Kappa Sono. Beverly Stephen writes about food, travel, design, and lifestyle. She is co-owner of Flavor Forays, a culinary travel company.

Oriana Maitake Skewer Photo: Evan Sung

The Art of the Screening Room BY ANNIE SISK

Photo: Jerry Linsen

he home theater was once the ultimate luxury-home status symbol: a darkened room tucked into the basement, complete with rows of leather recliners, a giant screen, and perhaps a popcorn machine for good measure. Then came open-plan living, increasingly sophisticated televisions and an explosion of streaming content. Why dedicate an entire room to movies when virtually anything worth watching could be streamed from the comfort of the sofa?

That combination of hard and soft surfaces is key, says interior designer Irene Cara of Nova Wrap. Bare drywall, glass, and tile can make sound bounce around the room, muddying it to the point that it’s hard to understand speech sounds. Carpeting, textured rugs, heavy drapes, and strategically placed acoustic panels can all help create a more controlled listening environment. The goal isn’t a room that deadens sound, but a room that works to balance it for optimum comfort and comprehension.

For today’s luxury homeowner, however, that question is starting to have a different answer. The quality of home viewing has caught up with or even surpassed the multiplex, while the cost and limitations of the traditional moviegoing experience have made staying home more appealing.

Architect Robyn Thomas took a similar approach in a recent project, incorporating carpeting and bringing in a specialty theater-design company to determine where additional acoustic panels were needed for the room’s particular layout.

At the same time, years of working and living at home have renewed an appreciation for rooms designed around specific experiences rather than spaces expected to do everything. Today’s private cinema is less about recreating a commercial theater and more about creating a highly personal retreat: a place where sophisticated sound, spectacular images, thoughtful lighting, and exceptional comfort come together—whether the feature is a new release, the Super Bowl, or a Saturday-night streaming binge.

Keep that distinction Pelletier mentioned in mind, however: acoustic treatment isn’t the same as soundproofing. Panels and soft furnishings improve sound inside the theater, while true sound isolation keeps the movie (especially those low-frequency rumbles) from disturbing the rest of the house. That generally requires construction techniques such as additional mass, airtightness and decoupling in walls, ceilings, and floors.

THE SOUND A great home theater starts with what you hear. Just as important, however, is what you don’t hear. “Good acoustic design starts with two questions: what sound do you want to keep in, and what noise do you want to keep out?” says Jeff Pelletier, Strategic Construction Advisor at Real Estate Bees. Soft surfaces can reduce echoes and reverberation, while acoustic panels help control reflections and improve dialogue clarity.

THE SIGHT A spectacular picture is about more than choosing the biggest screen that will fit the room. Sightlines, screen placement, projection, and lighting all have to work together—ideally, long before the first piece of equipment is installed. For dedicated cinemas, projectors remain the go-to for creating an immersive, truly large-scale image. Dolby notes that 100- to 150-inch images are common in advanced home theaters, while CEDIA, a global trade association for smart home

DESIGN advanced home theaters, while CEDIA, a global trade association for smart home technology professionals, recommends considering the room’s dimensions, ambient light, and desired screen size when choosing between a projector and television. Placement matters, too. THX recommends designing the room so viewers have unobstructed sightlines, with a viewing angle of about 36 degrees from the farthest seat. Projector and screen positioning should be planned together to avoid image distortion. Then comes the lighting. It’s not simply a matter of turning everything off when the movie starts. Instead, aim for the creation of layers that can be adjusted independently. “For lighting [in a recent project], we created multiple layers of lighting, each with dimming and on/off capabilities,” says architect and interior designer Robyn Thomas. That allowed her team to illuminate a rear refreshment station without flooding the entire theater. Interior designer Irene Cara recommends recessed fixtures, dimmers, and floor lighting for safety, while keeping light off the screen. Dark or low-sheen walls and ceilings can further reduce glare. Jeff Pelletier likewise favors dimmable ambient lighting over harsh recessed cans, along with soft flooring and carefully concealed fixtures. Increasingly, the luxury of a home theater incorporates the ability to control several environmental elements. Integrated systems can coordinate lighting, motorized shades, and even climate control all at the touch of a button. The goal is simple: once the lights fade, nothing should distract from the screen. THE SEAT Even the most spectacular screen and sound system can fall flat if the audience isn’t comfortable. But in a private cinema, seating has to do more than provide a place to sit. It also has to preserve sightlines. “Every seat should have a clear, undistorted view of the screen,” says Pelletier. That often means tiered or staggered rows rather than seating everyone on the same level. As a designer, Cara also recommends recliners and raised seating platforms for rooms with multiple rows. However, she points out that too many rows can make the space feel cramped. For one recent project, architect and interior designer Robyn Thomas selected theater-specific chairs with reclining seats, cup holders, and even integrated

Photo: Crescendo

speakers. Today’s luxury options can go considerably further than earlier options, with custom configurations, premium upholstery and features ranging from power recline and adjustable headrests to concealed storage and USB charging. But the traditional row of identical recliners isn’t the only option. Designers increasingly favor a more residential approach, incorporating a mix of lowprofile recliners, deep sofas, loveseats, modular seating and oversized ottomans into screening rooms. Pelletier takes a similarly flexible approach: “We always aim to design in a mix of seating with a big sofa for movie nights and a couple of individual chairs for the person who just wants to watch alone.” The guiding principle is simple: luxurious seating should support both the view and the experience, while still making the room feel like a beautifully designed part of the home. THE EXTRAS A luxury screening room doesn’t have to be devoted exclusively to Hollywood’s latest and greatest. For one of Robyn Thomas’s clients, the theater was designed as much for watching sports as movies and television series. “The emergence of streaming has made this option a necessity for them,” she says. That flexibility is increasingly part of the appeal. As streaming libraries have exploded and picture quality has improved, a dedicated theater can serve as a destination for everything from a championship game to a family movie night. The technology can also disappear when it’s not in use: automated shades, lighting and climate controls can transform the room from an everyday living space into a fully immersive viewing environment at the touch of a button. CEDIA identifies integrated control of lighting, shades, and other home systems as an increasingly important part of the home-theater experience. The architecture itself can accommodate some delightful surprises. In one project, Thomas took advantage of a bay-shaped section of the basement to create a concealed mudroom, giving guests a place to remove their shoes before entering the theater without passing through the rest of the house. Pelletier recalls another remodel in which the team actually lowered the basement floor to achieve the ceiling height necessary for the desired theater experience.

Photo: Alhim/shutterstock

That kind of customization may be the ultimate luxury: Instead of squeezing a theater into whatever space remains, you can design the house around the immersive viewing experience you want.

DESIGN

THE NEW LIGHT Designers are rethinking how we illuminate our homes BY HEATHER SENISON The newest luxury isn't necessarily a bigger chandelier. It's a more sophisticated approach to light itself. In today's Hamptons homes, designers are thinking beyond the traditional decorative fixture at the center of the room and considering how light can shape a space's experience throughout the day. The goal is not simply to make a room brighter, but to give it depth, warmth and flexibility, from the first light of morning through evening entertaining. MAKE A STATEMENT Statement lighting isn't going anywhere, but bigger isn't necessarily better, designers say. Today's sculptural fixtures can introduce texture and personality while still respecting the architecture around them. “The most compelling fixtures right now feel almost like functional art,” says Alyssa Buzzeo, a home and consumer design trends expert at the homewear brand RSLiving.com. “They're beautiful objects during the day, but once they're illuminated at night, they create an entirely different experience.” The key is proportion. In a Hamptons home, that means considering ceiling height, room dimensions, furniture placement and, perhaps most importantly, sightlines. A dramatic fixture may work beautifully in a double-height entry or over a substantial dining table, but it shouldn't compete with a water view or other architectural focal point. Swati Goorha, principal interior designer and founder of Swati Goorha Designs, is drawn to “aged brass, hand-blown glass and linen shades,” which complement the natural wood and stone often found in coastal homes. LAYER THE LIGHT Perhaps the biggest shift is happening overhead. Rather than expecting a single chandelier or a grid of recessed lights to illuminate an entire room, designers are combining sources at different heights and for different purposes. “I think people are starting to realize how impactful lighting can be, but you still see homes that rely solely on overhead lighting,” says Lana Wear, president and chief executive officer of the staging company HomeWear Designs. “It’s a team sport; you can’t expect one type of fixture to do all the work, or you end up with a room that feels flat and cold.”

Photo: Anne Nygard

Goorha approaches lighting in layers, beginning with architectural and ambient illumination, then adding sconces, pendants, table lamps and floor lamps as needed. Each can serve a different purpose, from general illumination to reading, highlighting artwork or emphasizing architecture. The result is a room that can change with the hour. Dimmers and smart controls add another dimension, designers add, allowing homeowners to move from brighter, functional light during the day to a warmer, more intimate atmosphere at night. LEAD WITH LANDSCAPE If there's one place where this more restrained approach makes particular sense, it is the Hamptons. Abundant natural light, expansive windows and views of water and landscape already provide a powerful visual experience. “The natural light as well as the view from a Hamptons home can be so compelling; they should not compete with the artificially created light,” Goorha says. She favors lighting that helps a home transition from a sunny afternoon to an evening spent indoors or outside, while fixtures near windows support rather than distract from the view. "It’s about creating a space that feels elevated, but still warm, soft and inviting," Wear says. "It’s approachable luxury."

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ESSENTIALS

hello FALL

When there’s a hint of fall in the air, it’s time to refresh your décor with autumnal colors and nubby textures. It can be as simple as adding some new pillows and throws, tablecloths and napkins, and even some dishware or serving pieces in earth tones.

BAKING SEASON Mocha is the new Farberware fall color for non-stick bakeware pans. $11.99 to $16.99, farberwarecookware.com

OVEN TO TABLE Le Creuset enamel cast iron Harvest Collection in autumnal colors. $375 braiser; $395 cocotte, lecreuset.com or williams-sonoma.com

ON THE COUCH Hathaway pillow cover, 20” square. $119.99, serenaandlily.com WARM EARTHY TONES Durable ceramic MOMA exclusive Essential Dinnerware Designs includes dinner plates, salad plates, bowls, pasta bowls, and mugs. $48-$78 for each set of 4; moma.store.org.com

COZY LUXURY Eden Merino wool throw handcrafted by artisans features Adler’s signature serpent. $295.00, jonathanadler.com Produced by Beverly Stephen 58

NEW CONSTRUCTION

71 TANSEY LANE, BRIDGEHAMPTON

131 NARROW LANE, BRIDGEHAMPTON

6 Bedrooms | 4,747 /- SF | 4.3 Acres | Heated Pool | Pool House

5 Bedrooms | 3,500+/- SF | .34 Acre | Heated Pool

Exclusive $4.8M | 71TanseyLane.com ED GAETJENS 201-707-7178 & JENNIFER ROBERTSON 516-382-5154

Exclusive $5.45M | 131NarrowLane.com ED GAETJENS 201-707-7178

NEW CONSTRUCTION

272 MONTAUK HIGHWAY, SOUTHAMPTON

16 PECONIC BAY AVENUE, SOUTHAMPTON

6 Bedrooms | 4,895 /- SF | .91 Acre | Heated Pool | 2-Car Garage

5 Bedrooms | 4,500+/- SF | .34 Acre | Heated Pool | 2-Car Garage

Listed at $3.95M | 272MontaukHighway.com ED GAETJENS 201-707-7178 & JENNIFER ROBERTSON 516-382-5154

Listed at $3.895M | 16PeconicBayAvenue.com ED GAETJENS 201-707-7178 & JENNIFER ROBERTSON 516-382-5154

NEW CONSTRUCTION

12 PECONIC BAY AVENUE, SOUTHAMPTON

181 BRIDGEHAMPTON SAG HARBOR TURNPIKE, BRIDGEHAMPTON

5 Bedrooms | 4,500 /- SF | .34 Acre | Heated Pool | 2-Car Garage

Subdivision | 1.34 Acres

Listed at $3.895M | 12PeconicBayAvenue.com ED GAETJENS 201-707-7178 & JENNIFER ROBERTSON 516-382-5154

Listed at $3.8M | 181BridgehamptonSagHarborTpk.com ED GAETJENS 201-707-7178 & NICHOLAS HEMBY 631-830-2052

Ed Gaetjens

Licensed Real Estate Salesperson

201-707-7178 | EG@Saunders.com

Saunders.com | HamptonsRealEstate.com 2287 montauk highway, bridgehampton, new york “Saunders, A Higher Form of Realty,” is registered in the U.S. Patent and Trademark Office. Please refer to our website for the names under which our agents are licensed with the Department of State. Equal Housing Opportunity.

Can You Keep A Secret? BY SKYE SHERMAN

Cove Club

SPOTLIGHT

ociety staples like the Sailfish Club, Everglades Club, and Bath & Tennis Club will never go out of style, but their solitary reign is over as additional private clubs pop up all over Palm Beach and West Palm Beach. Access will cost you — if you can get in — but the (selective, sophisticated) crowd waiting on the other side of these unmarked doors is worth the price.

CARRIAGE HOUSE One of the newest private clubs to hit the Palm Beach social scene, Carriage House opened in 2022 in renovated landmarked buildings on South County Road, in the heart of town but a stratosphere of its own. Rumors say membership began at $250,000 but is now somewhere between $400,000 and $500,000. Interiors are closely held — the club has a strict no-photos rule and will cover your iPhone camera with a chic sticker upon arrival — but provide a stylish wonderland for members to gather, drink, and dine. COVE CLUB With the only “beach” in West Palm Beach, Cove Club brings European beach-club vibes to northern West Palm Beach at the base of the new Icon Marina Village luxury apartment complex. For an initiation fee plus annual dues that will set you back about twenty grand upon acceptance, members can arrive by boat or car and enjoy a restaurant and bar that’s poolside, beachfront, and waterfront — the only space of its kind in the city — as well as regular parties and programming.

Belini RoofTop Club Photo: Meyer Davis

BELLINI ROOFTOP CLUB Inspired by the timeless sophistication of the Cipriani family and the legacy of Harry’s Bar in Venice, the Bellini Rooftop Club atop the 27-story Mr. C Hotel & Residences promises an elevated space for dining, live music and entertainment, plus access to the hotel’s fitness facilities and resort-style pool. (The building will also house luxury condominium units and a hotel.) Membership fees are expected to be about $6,000, a much more affordable alternative to the area’s other clubs, but the application and approval process is expected to be arduous.

SOCIAL CLUB AT NORA The much anticipated social club coming to the under-construction $1 billion Nora dining and entertainment district will further elevate the long-awaited revitalization of the northern end of downtown West Palm Beach. The membership fee likely will cost around $5,000, an accessible price point for the intended patrons of the neighborhood’s trendy boutique gyms, office space, hotel, and apartments. Skye Sherman is a freelance travel writer. She is a regular contributor to numerous publications including Travel + Leisure and Palm Beach Illustrated.

Social Club at Nora Photo: ASD Sky

DINING

Festival Feasts BY BEVERLY STEPHEN

Hungry film buffs have more than a dozen options from pizza and burgers to fine dining just minutes from the film festival LION’S NOOK BAR & GRILL, EAST HAMPTON Lion’s Nook Bar & Grill opened this summer in the Parish Mews space where Rowdy Hall held sway for years. It was renovated and opened by Springs Tavern & Grill owner Alex Rossi. The name references Lion Gardiner, an early East Hampton English settler, not the king of the beasts. It spotlights local fish and produce, tavern classics, and a remarkable number of Italian specialties. Not a surprise because Rossi’s father, Rubrio Rossi, owned Parioli Romanissimo,

Lion's Nook

day progresses, there are salads, panini, charcuterie boards and a few more substantial dishes such as eggplant parmigiana and lasagna. There is seasonal outdoor seating.

brick building on Main street that once housed Della Femina. It’s hard to resist biscuits described as “heavenly worth the wait” with rosemary butter and Hamptons honey or crispy calamari served with both cocktail and remoulade sauces. House specialties range from cheeseburgers and crispy chicken sandwiches to tuna tartare and steak frites. And there’s key lime pie for dessert. The wine list is international with an emphasis on Napa Valley and some local labels as well. TUTTO CAFÉ, EAST HAMPTON Tutto Caffe is as chic as one would expect from Gabby Karan de Felice who executed the design working with Bonetti/Kozerski, the architecture firm she and her mother, the celebrated fashion designer Donna Karan, worked with for years. She also sourced Italian elements such as the charming Italian dinnerware. Friends Gianpaolo Felice and David Mayer were inspired to open the café in 2022 following the success of Il Giorno in Sag Harbor. The café opens at 8 a.m. and attracts patrons with its selection of coffees overseen by Gally Mayer and pastries. As the

a noted Manhattan Italian restaurant where Rossi worked as a young man. The porcini risotto is prepared according to the Parioli recipe. There’s also a Milanese veal chop, linguine Fra Diavolo, and vitello tonnato. But there’s always a Nook burger with hand cut fries. Seasonal outdoor seating enhances the convivial atmosphere. EAST HAMPTON GRILL, EAST HAMPTON East Hampton Grill, past of the Hillstone Restaurant Group, is open for dinner year round in the charming

Photo: Eric Striffler

SWIFTY’S AT THE HEDGES, EAST HAMPTON For years Swifty’s was the society restaurant on Manhattan’s upper East Side. After its closure in 2016, it was revived as a pop up at the Colony Hotel in Palm Beach. The Colony owners Sarsh and Andrew Wetenhall bought the Hedges Inn last year and installed a Swifty’s outpost there. The Hedges, a 12 room inn originally opened in 1873, reopened in June after a major redesign by acclaimed designer David Netto. It’s now positioned as a full service luxury hotel with prices to match. Swifty’s, a dining destination familiar to many celebrities and well-heeled socialites who migrate between the Hamptons, Manhattan,

Swifty's Photo: Glen Allsop

and Palm Beach, serves breakfast, lunch, and dinner in both indoor and outdoor settings. Executive chef Tom Whitaker oversees both the Hamptons and Palm Beach locations. An evening might start with Martinis at the Limestone bar and move on to the raw bar. Starters include a warm tomato and leek tart with Mecox Farm cheddar and a bruleed goat cheese/ summer berry salad. Of course, the famous Swifty’s designer meat loaf originally credited to American fashion icon Bill Blass is a popular main dish but there’s also pan seared fluke with wild mushrooms and a showstopping fennel and pink peppercorncrusted pork Tomahawk.

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

920 S. Ocean Boulevard, Palm Beach An irreplaceable Palm Beach landmark, Casa Eleda embodies the romance, history, and architectural grandeur that define the town’s most storied estates. This iconic oceanfront estate has been pristinely and tediously restored to perfection. Designed by Maurice Fatio in the Italian Romanesque style, the estate offers over 150 ft of direct ocean frontage and features a rare private tunnel to the beach. EXCLUSIVE - $105,000,000

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.

ARTS

Lights! Camera! Art!

John Francis Gallagher Monica Vitti, Sophia Loren, Catherine Deneuve

The White Room Gallery welcomes the Hamptons International Film Festival BY HEATHER BUCHANAN With a hint of fall in the air, October, along with its pumpkin profusion, ushers in a cultural highlight, the Hamptons International Film Festival running October 2 to 12, 2026. For co-owners of The White Room Gallery in East Hampton, Kat O’Neill and Andrea McCafferty, it is a chance to host the official Filmmakers Lounge and welcome talent from across the world. With over 200 filmmakers attending the festival from first timers to Academy Award winners, the lounge is a perfect place for a meet and greet against the backdrop of world class art. McCafferty comments, “I’ve gone to this festival for almost 30 years myself and Kat is a playwright who also loves movies, so it’s exciting to host this lounge in a very relaxed environment with great energy from the filmmakers.” Just as the programming team for the festival curates which films to show, O’Neill and McCafferty carefully curate their selection of artists. Their collection is known as eclectic, edgy, elegant, and engaging, terms which also mirror the documentary, feature and short films shown over the ten days. In choosing which of their artists to showcase for this prestigious gathering in “Captured,” they focused on storytelling which seems the perfect theme for the month featuring artists such as John Francis Gallagher, Greg Lotus and Russell Young. The evocative black and white photographs are reminiscent of classic film noir mixed with contemporary visions of beauty be it flowers and mirrored butterflies or the perfect stiletto. Large abstracts create worlds within worlds, while mixed media floppy disks of Porsche and Rolex capture the spoils of success with a playful nod to the past.

Andrea McCafferty and Kat O'Neill in front of Punk Me Tender and sculptures by Lina Condes

“This exhibit coincides with our partnership with the Hamptons International Film Festival so with that in mind portraits of movie legends like Sophia Loren, Elizabeth Taylor, Brigitte Bardot, Catherine Deneuve and Monica Vitti take center stage alongside vibrant abstract paintings that would enhance any set design.” They comment on some of their selections, “There is a strong element of storytelling in Captured. Why is that woman alone in the parking garage? Who is Catherine Deneuve calling on the phone and why does she look so scared? Mugshots of Bowie and Hendrix are the literal interpretation of ‘captured’ creating their own narrative, with Morrison shown captured several times.” One of their featured artists, Russell Young John Francis Gallagher Bowie - Acqua & Gold takes a similar approach to a director, “My work begins with a story. Imagery comes, both abstract and representational. A story is born and lives within the work. It is my goal that the story does not end on the canvas. The work may resonate with the viewer and connect with each in a personal way. The story may drift, hide and evade. The story may beckon, whisper and peek. A story with no words, experienced through emotion and sensation. It belongs to you; it's your story. When we love a piece of work, it is because it touches something true within us and reflects that back to us. We are as much a part of the art as the artist." Of course, the art buyers also are keen to tell their own story. And as all roads in the Hamptons lead to real estate, The White Room Gallery works closely with homeowners and interior designers to fit their personal artistic visions with a diverse portfolio including pop art, mixed media, photography, sculpture and abstract and figurative painting. So as the director is ready, let the worlds collide with filmmakers and artists, emerging and established, local and international, knowing the most valuable experience is the connection. Action!

1616 S. Ocean Boulevard, Palm Beach Spectacular Ocean-to-Lake estate on Palm Beach’s prestigious Billionaires Row with nearly 30,000 total SqFt. Built new in 2024, this residence is nestled on nearly 2 acres and boasts breathtaking views of the Atlantic Ocean and Intracoastal Waterway. Highlights include 7BR/12.1BA, soaring ceilings, fireplace, abundant natural light, and an expansive 18+/- car garage. Beautifully landscaped and maintained grounds and private dock with boat lift. EXCLUSIVE - $195,000,000

EVENTS

Iris Dankner with Designers of Holiday House Hamptons

Andrea Stark, Jean Shafiroff, Campion Platt, Iris Dankner

DESIGNING FOR A CURE: HOLIDAY HOUSE Hamptons On August 14, the Hamptons design community came together at 6 Windy Hill Lane in Bridgehampton — a stunning residence built by Christopher Burnside — for an inspiring evening where beautiful design met a powerful purpose. Holiday House Hamptons, founded by Iris Dankner, welcomed designers, tastemakers and supporters to celebrate creativity while raising critical awareness and funds in the fight against breast cancer—proving that great design can make a meaningful difference.

Luann de Lesseps

Christopher Burnside

Debra Halpert, Iris Dankner, Shaina Kalin

Barbara McCready and Rebecca Burnside

Robert Nelson, Andrea Ackerman, Phillip O'Connell, Jane Babcook

Brett Genzer, Amanda Berman, Butch David, Sheri David, Nikki Zaretsky, Sam Zaretsky

Photos: Lisa Tamburini 66

WELCOME

HAMPTONS FILM FESTIVAL ATTENDEES HOW MANY REAL ESTATE AGENTS DO YOU KNOW WHO ARE IN THE DIRECTOR’S GUILD OF AMERICA?

BRINGING THE SAME APPROACH TO REAL ESTATE THAT I BROUGHT TO THREE DECADES OF FILM PRODUCTION. SIMPLIFYING COMPLEXITY.

Real Estate. Viewed Through Your Lens.

BRAD ABRAMS LICENSED REAL ESTATE SALESPERSON DIRECTOR’S GUILD OF AMERICA MEMBER 63 MAIN STREET, EAST HAMPTON NY 11937 M: 917.568.3190 | O: 631.725.2626 Brad Abrams is a real estate licensee affiliated with Compass. Compass is a licensed real estate broker and abides by Equal Housing Opportunity laws.

GARDEN

Last Call for the Garden What to plant, prune and prepare before the season turns BY LANA BORTOLOT Fall was always reliably a time for certain cleanup tasks in the yard and garden—deadheading, pruning and raking among them. But that to-do list has changed over the years, say experts. Some of that is thanks to technology, with a number of Smartphone apps featuring automatic task lists, planting schedules and frost dates. But some is due to the vagaries of climate change, with unpredictable temperatures at unexpected times of the year, affecting everything from photosynthesis and bloom time and duration to water retention, drought resistance and soil temperatures. “I think the most important things we’ve been doing for the last 40 or 50 years are not working anymore because of climate change,” says Paige Patterson, long-time plant ambassador at Marders in Bridgehampton. For one, she says, “It’s getting hotter. Last year there was no real fall and it didn’t get cold until winter.” Without those cooler temperatures, plants don’t go dormant, which affects pruning schedules, which in turn, affect blooms in the next season. Which throws everything out of whack. “We used to do a hard prune on most things in the fall – now I do it in March when I know the plant is dormant,” she says. “You have to know when the plant is dormant before you can prune and with varying temperatures, you can’t know and the plant can’t handle it.” She cites a favorite Hamptons shrub, Hydrangea macrophylla, better known as bigleaf or mophead/ lacecap. Conventional wisdom such as The Old Farmer’s Almanac would advise pruning in late summer right after blooms fade, but in the wake of fickle climates from year to year—plus the East End’s extreme weather, Patterson says she saves the pruning clippers for spring. “If people aren’t sure when to prune, do it after it's done blooming. If a plant flowers in the spring, don’t prune in the fall or winter—you’ll cut off next year’s bloom.”

Photo: Katerina Maksymenko

Climate also plays a related role in seeding your lawn—another deviation from what was a rite of spring in many areas. “Fall is the best season for lawn care and repair, while it’s still warm enough for the seed to germinate but not hot enough for it to cook,” says Roxanne Zimmer, community horticulture specialist at the Suffolk County division of Cornell Cooperative Extension. When (and what) to seed depends on your climate zone and whether you have cool-season or warmseason grass. And now, drought conditions play into those decisions. “Consider more droughttolerant grass like fescue rather than Kentucky Blue in the mix,” she advises. "And sprinkle a thin layer of compost here and there to help it along." Sara Higgins owner of Sara Mairead Landscape in Northport, also suggests lawn design and repair might involve “looking at those alternatives for lawns, and replacing with something like clover or some kind of a creeping phlox or thyme.” Drought resistant ground cover, she says, "likes to be ignored and does very, very well in hot and drier conditions where you can really let it just flourish and look beautiful.” Speaking of lawns, Zimmer’s No. 1 piece of advice: Leave the leaves. She advises waiting for a dry day after the leaves have fallen and using a bagless mulch mower (your regular lawn mower

might have the capability), cut them one way then go back over them and cut again (think cross-shredding as in your confidential papers). Redistribute over the lawn in smaller pieces that will decompose and naturally amend the soil. You’ll notice lots of garden centers have mulch sales around this time of year. Take advantage and buy what you need but Patterson says resist the temptation to put it down right away on your beds. “The purpose of mulch is to keep the soil at consistent temperature. It’s an insulation, so wait until it’s cold to put it down,” she advises. “You don’t want to keep the soil warm too early and confuse the plants.” Some garden centers offer classes on seasonal topics such as transplanting, dividing and overwintering tubers and other plants. Marders’ “Cookies, Coffee and Conversation” Sunday series, for example, offers numerous how-to classes (Oct. 25 is dedicated to putting your garden to bed). The Cornell Cooperative Extension hosts a hotline Monday through Friday all year ‘round from 9 a.m. til noon (631-727-4126) and the Riverhead location (423 Griffing Ave.) offers a diagnostic lab for samples or specimens drop-off.

FALL IS PRIME TIME FOR SALES! RESERVE YOUR AD SPACE IN THE PREMIER LUXURY HOME & LIFESTYLE MAGAZINE OF THE HAMPTONS.

FOR MORE INFORMATION CONTACT

Claudette Greenstein, Publisher cgreenstein@m3-mediagroup.com | 631.353.3350

HAMPTONSREALESTATESHOWCASE.COM

9 Webster Road, Montauk

Offered at $3,495,000 Hither Hills Retreat with Deeded Ocean Beach Access

Just moments from the beach, 9 Webster Road offers six bedrooms, 3½ baths and approximately 2,810 square feet across three finished levels. This turnkey home features an open living and dining area, a fireplace, central air, a finished walkout lower level, and outdoor decks with partial ocean views. With deeded beach access approximately 100 feet away, it’s a rare opportunity to enjoy Montauk’s ocean lifestyle with room for family and guests. Scott Strough

Kathleen Zappola

Christian Lipp

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

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

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

130 North Main Street, East Hampton

Offered at $7,750,000

Prominently positioned just outside East Hampton Village, this pristine 7,194± SF mixed-use property offers exceptional visibility and proximity to the Village’s shops, restaurants and amenities. Completely renovated in 2022, the building comprises seven offices and three residential apartments—a distinctive investment opportunity in a sought-after Hamptons location. Scott Strough

Kathleen Zappola

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

Licensed Associate Real Estate Broker 516.729.5595 | kz@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.

8 Widow Coopers Path, Sag Harbor Price upon request North Haven Point Estate Set on 1.84 private acres minutes from Sag Harbor Village, this six-bedroom, 6½-bath residence offers 9,931± square feet across three finished levels. Elegant living spaces feature custom millwork, five fireplaces, and a chef’s kitchen; the finished lower level adds a theater and generous recreation space. Outdoors, enjoy a heated 20 × 40 gunite pool, bluestone patio and outdoor kitchen. North Haven Point residents have access to a private bay beach, community tennis courts, and kayak and paddleboard storage. Kathleen Zappola Licensed Associate Real Estate Broker 516.729.5595 | kz@compass.com

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

37 Woodland Drive, Sag Harbor $7,250,000 | Exclusive. By appointment only. Pre-construction offering in North Haven Manor, a private waterfront community just minutes from Sag Harbor Village. This planned seven-bedroom, six-and-a-half-bath home offers 5,382± SF across three levels. The design features a spacious kitchen, family room, formal living and dining rooms, and a first-floor guest suite. Upstairs, a vaulted primary suite joins three additional bedrooms. The finished lower level adds a recreation room and two guest rooms. Gunite pool and spa, covered outdoor living, an upper deck, and a two-car garage complete the plan. Scott Strough Licensed Associate Real Estate Broker 516.680.4943 | scott@compass.com

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

14 Miller Lane, East Hampton $5,895,000 | Exclusive. By appointment only. Scheduled for Summer 2027, this exceptional 6-bedroom, 7-bathroom East Hampton home blends timeless Hamptons style with modern sophistication. Offering 4,476 square feet, the residence features natural cedar shake siding, white oak floors, a chef’s kitchen, finished lower level, en suite bedrooms, heated Gunite pool, pool house, stone patio, and detached two-car garage, moments from beaches, shops, and dining. Scott Strough Licensed Associate Real Estate Broker 516.680.4943 | scott@compass.com

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

CURATED BY ISLA HARTLEY

LIGHTS! ONCE UPON A TIME...

Beautiful, diverse and definitive collection features movie posters from over 20 countries with work by over 150 art directors and illustrators. (barnesandnoble.com)

This industrial-style standing lamp combines modern design with retro elements. The lamp head is designed to be rotatable, making it simple to adjust the lighting angle. (homebaa.com)

POPCORN AND CANDY

The Candy Wrap Blanket is jacquard-woven from 100% New Zealand wool with fringes on the short sides. This thick, premium blanket is mirror-inverted on the opposite side. (perigold.com)

PICTURE PERFECT

The Art TV masterpiece with spectacular picture and a stunning, sleek design unlocks a collection of world-renowned artwork while the modern frame, matte screen and wireless connection create a true-to-life art viewing experience. (samsung.com)

SIT BACK. RELAX. AND ENJOY THE SHOW

Features 4 reclining chairs with solid wood legs in dark walnut leather with cup holders in arm, 5’ electric cord located on the bottom back of chair. (potterybarn.com)

ON THE BIG SCREEN

Cedar outdoor entertainment bar offers convenient shelves, built-in TV mount, bottle opener, gutter, and paper towel holder, offering a 1-stop solution for all your outdoor entertainment needs. (modernshade.com)

IN THE SPOTLIGHT

Inspired by Japandi philosophy, this TV console unites serene minimalism with crafted details. Fluted drawers add depth, while soft LED lighting brings warmth and calm to modern living. (povision.com)

BEHIND THE SCENES

Snack sideboard offers warm wood-grain finish, spacious compartments, side cabinets, adjustable shelves, rounded safety corners and built-in fridge. (wayfair.com)

since 1873

1 1. Southampton New Modern Construction $6.395M. 1.21± Acres. 7,000± sf. 6 BR. 7.5 BA. Heated Gunite Pool 207MiddleLineHwy.com Christopher J. Burnside 516.521.6007 Aubri Peele 631.252.5434 Aimee Barone White 631.774.4636

2. Westhampton Beach Waterfront $8.995M. 4,000± sf. 5 BR. 5.5 BA. Turnkey Luxury 218DuneRoad.com William F. LeMaire 631.664.6300

3. Southampton Village Beach House $2.99M. 0.49± Acre. 1,948± sf. 3 BR. 2.5 BA. 770HillSt.com Jeanne Galante 203.984.0438 Elizabeth C. France 917.415.5411

4. Renovated Waterfront Home in Hampton Bays $3.2M. 0.41± Acre. 1,857± sf. 2 BR. 3 BA. 22PeconicCrescent.com Steven Girardi 703.973.8438 David Tenenbaum 347.907.5939 Timothy C. Burch 917.275.3303

5. Perfection in Amagansett $3.095M. 1.20± Acres. 2,800± sf. 4 BR. 3 BA. 23ScrimshawLn.com Jose “JB” DosSantos 516.901.7017 6. Custom Home in Quogue Village $4.995M. 1.6± Acres. 7,600± sf.

6 BR. 8.5 BA. 41ArbutusRd.com Lauren A. Battista 917.744.9382 7. Build Opportunity in Springs $839K. 0.32± Acre. New Street 1PavilionPlace.com Bonita DeWolf 516.982.0946 8. Eastport Land with Plans & Permits $399K. 1.01 Acres. 3PattersonAve.com Approved Plans & Permits Included Aimee Barone White 631.774.4636 9. Private Retreat in Amagansett Dunes $5.18M. 0.29 Acre. 1,536± sf. 3 BR. 2 BA. Saltwater Gunite Pool 18CliffRd.com Bonita DeWolf 516.982.0946

Karoline Menacher 631.353.9908 10. Springs Land with Waterviews $1.395M. 0.59± Acre. Water View 27threemileharbor.com Michael Petersohn 917.750.3454 11. New Construction in Montauk $2.595M. 0.34± Acre. 1,976± sf. 3 BR. 2.5 BA. 166GreenwichSt.com Jose “JB” DosSantos 516.901.7017 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. Brown Harris Stevens of the Hamptons, LLC. 27 Main St. East Hampton, NY 11937. 631.324.6400

Hamptons Real Estate Showcase, Columbus Day Issue 2026