North Fork Real Estate Showcase July 4th 2026 by M3 Media Group

BAYFRONT BEACH COMPOUND

Make Your Next Move

Southold

$4,300,000 | 45.77 acres, 43.7 are development rights sold, & separate 1.84 acres parcel has development rights intact | Web# 992332

Andrea Parks: M 631.276.2927

Cutchogue

$2,500,000 | 37.08 Acres Protected Farmland Web# 993359

Andrea Parks: M 631.276.2927

Orient

$2,195,000 | 4 BR, 4 BA | Web# 956958

Suzette Reiss: M 516.815.5657

Mattituck

$3,999,000 | 6 BR, 5 BA, 2 HALF BA Web# 922335

Scott Bennett: M 516.607.0640

East Marion

$2,495,000 | 5 BR, 4.5 BA | Web# 934884

Peter Halpin: M 646.651.8875

Amanda Lin: M 917.306.5950

Southold

$1,899,000 | 4 BR, 2.5 BA | Web# 983217

Southold

$2,895,000 | 5 BR, 5.5 BA | Web# 990263

Melissa Principi: M 631.745.0875 Kieran Collings: M 917.972.5383

Jamesport

$2,200,000 | 40 Acre Vineyard | Web# 827580

Melissa Principi: M 631.745.0875 Thomas Uhlinger: M 516.319.0323

Greenport

$1,435,000 | 3 BR, 1.5 BA | Web# 966420 Alexander Aquino: M 631.902.7351 Jill H. Dunbar: M 631.278.5324

$1,299,000

$999,000

$698,500

Peconic

$949,000

$690,000

$949,000

$549,900

Experience. Local Knowledge. Proven Results.

Greenport Gem — Renovated American Square | $1,899,000

Scenic Country Farm

Greenport | $1,499,000 | 4 BR, 1.5 BA

This 3+ acre farm is steeped in classic North Fork charm. Features an authentic 1800s farmhouse, a 2+ car garage, and a 1985 barn equipped with 3 horse stalls. Web# 934356

Cape with Pool Near Sound Beach

Greenport | $949,000 | 3 BR, 3 BA

Spacious cape with garage, nice yard and pool, ideally located near a memorable Long Island Sound beach. Backs up to a scenic waterfront vineyard. Web# 926613

Cli side Complex Sound Front Condo

Greenport | $669,000 | 2 BR, 2 BA

Features a sound beach, heated gunite pool and beautiful sound views. Waterview covered deck. Easy access to the pool and spectacular sunsets. Web# 996367

20 Years of North Fork Experience. 213 North Fork Properties Sold, 150 North Fork Properties Rented.*

Whether buying, selling or renting on the North Fork, PUT MY EXPERIENCE TO WORK FOR YOU!

Paul Loeb

Lic. R.E. Salesperson O 631.333.4049 | M 631.553.5255 paul.loeb@elliman.com

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4 BR, 3 BA | Gated and nestled behind tall hedges for privacy on a large corner lot with room for a pool, you will nd this fully restored (2012) and gently lived-in stately 1930s classic. The original woodwork, doors and ooring are preserved throughout the home. Take a step back in time but with all the modern conveniences, including central air conditioning. Web# 942025 elliman.com

New Construction Luxury Developments

This image has been digitally altered

A Winning Record That Gets You Results

Kristy B. Naddell

Lic. Assoc. R.E. Broker

M 631.905.8584 | O 631.354.8100

kristy.naddell@elliman.com

#UnlockYourFuture

@kristy.naddell

The right representation matters.

#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** Ranked Top 1.5% Nationwide by RealTrends Verified***

Newly Built Southold Retreat

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Estate by

CUTCHOGUE | $5,925,000

4 BR, 4.5 BA | Web# 972084

The Estates At Baiting Hollow New Construction

BAITING HOLLOW | $2,250,000 5 BR, 3.5 BA | Web# 995842

4 BR, 4 BA | Web# 977813

Co-lister, Andrea Parks M: 631.276.2927

Co-lister, Kenneth Cereola M: 516.946.4897

Cove Estates SOUTHOLD | $3,450,000

Beautifully Renovated Waterfront Beach House

SOUTHOLD | $1,835,000 3 BR, 2.5 BA | Web# 960778

4 BR, 3 BA | Web# 983273 Fully Renovated Greenport Charmer

GREENPORT | $1,285,000 GREENPORT | $1,785,000 3 BR, 2 BA | Web# 999868

Jewel Box

Barnes Coy

Rock

Quintessential North Fork Beach House

Could Be You ®

BAYSIDE

This expansive waterside property offers privacy, potential, and versatility. The land is agricultural-zoned and includes a privet farm with 16,500 California Privet Shrubs and 8,000 seedlings.

SOUND FRONT

East Marion | $5.75MM | 2 Beds | 3 Baths

5.24 Acres | Water Frontage: 604’

This is the setting that stops conversation midsentence. The kind of place that makes you forget what day it is as morning light spills across the water. Raw, romantic, and utterly unique!

BROADWATERS COVE

Cutchogue | $4.25MM | 4 Beds | 2.5 Baths

Deep Water Dock | 1.44 Acres | Water Frontage: 340’

This exceptional waterfront retreat offers a rare blend of privacy, natural beauty, and effortless indoor-outdoor living.

LAND OPPORTUNITY

Cutchogue | $8.25MM | Land | 2 Parcels | 44.68 Acres

44+ contiguous acres of pristine, development-rights-intact land in the heart of Cutchogue, steps from the coveted Nassau Point Causeway Beach on Little Peconic Bay. 400 amp electric.

SOUND FRONT

Modern design and stunning sound front sunsets. This incredible home on the Long Island Sound is located within one of Mattituck’s most coveted locations.

SOUND FRONT

Mattituck | $4.25MM | 3 Beds | 3 Full & 2 Half Baths

Pool | 2.45 Acres | Water Frontage: 200’

Set high above the shoreline and angled so the water is the constant. Every room, every day, every season.

OREGON ROAD

Mattituck | $4.35MM | 3 Beds | 2 Baths | 2 Parcels

Pool | 38.31 Acres

Romance, elegance, and timeless beauty. Over 38 acres on bucolic Oregon Road. You couldn’t ask for anything more!

NEW CONSTRUCTION

Cutchogue | $3.5MM | 4 Beds | 4.5 Baths

Pool | Garage | Carport | 2 Acres

This industrial chic modern hits every box. Open concept living, radiant heated concrete floors throughout. A floating fireplace and walls of glass bringing the outdoors straight into the everyday.

RENDERING BY

THOMAS JUUL HANSEN

LAND - SOUND FRONT

Cutchogue | $3.5MM | Land | 2.72 Acres

Water Frontage: 183’

Rare chance to own prime land with water frontage on esteemed Oregon Road in Cutchogue. Electricity and water at the property.

LAND - VINEYARD VIEW

Cutchogue | $2MM | Land | 11.57 Acres

This extraordinary lot is located in Cutchogue, A.K.A. The Sunniest Spot in New York State! A total of 11.57 acres including a shy 3-acre building envelope. This conservation subdivision is the perfect blend of natural beauty and development potential.

Mattituck | $1.675MM | Retail/Tasting Room

2 Apartments | Greenhouse | 0.62 Acres

Nestled in the bustling heart of Mattituck, this exceptional commercial property offers the perfect blend of retail space and residential income opportunities.

Could Be You ®

NEW CONSTRUCTION

Southold | $3.295MM | 4 Beds | 5.5 Baths

Pool | 2.11 Acres

This one’s a North Fork knockout. If “ﬂawless, never lived in, fully loaded by the beach” is your thing, this delivers - all the luxury, none of the pretense.

NEW CONSTRUCTION

East Marion | $1.795MM | 4 Beds | 3.5 Baths

Pool | 0.24 Acres

This home balances timeless design with modern conveniences in a coveted beach community. It’s not just a house-it’s a backdrop for life at the beach. Could be you!®

FLEETS NECK CHARMER

Cutchogue | $1.095MM | 2 Beds | 1 Bath | 0.41 Acres

Nestled in one of the North Fork’s most coveted beachside enclaves, this authentic mid-century modern gem offers the rare combination of style, privacy and beach access to one of the best bay beaches in the region!

NEW CONSTRUCTION

Mattituck | $2.25MM | 4 Beds | 4.5 Baths | Pool 2.01 Acres

Tucked at the end of a country road, on two lush acres in Mattituck, this farmhouse balances clean-lined sophistication with a sense of calm that only the North Fork can provide.

FOR SALE - ZONED HAMLET BUSINESS

Southold | $1.795MM | Commercial Property

Apartment: 2 Bedrooms | 1 Full Bath | 0.12 Acres

The building features a fully operational commercial kitchen. Upstairs, the apartment with full kitchen is ideal for live/work convenience or additional rental income.

LAND - VINEYARD VIEW

Jamesport | $750K | Land | 1.6 Acres

Strategically positioned at the end of a picturesque vineyard and surrounded by preserved land to the North and East, this vacant residential land is an exceptional opportunity to build your dream home.

$1+ Billion

Million

FULLY LEASED - ZONED HAMLET BUSINESS

Presented by Sheri Winter Parker of Corcoran

Curated finds for the sophisticated North Fork home

Connecting to Creative Source — The healing nature photography of Anthony Graziano

A Seamless Shift — The East End’s finest homes are being built for performance, wellness, and enduring material integrity

Transform Your Outdoor Oasis — The ultimate guide to stunning patios and decks

A Room of Their Own — One of the North Fork’s most distinctive independent schools, where the landscape itself is the lesson

Savor the Breeze — Outdoor dining blends quiet luxury, local flavor, and effortless charm

The Sunshine Import — East End designers are borrowing from Florida coastal design

Outdoor Living — Elevated furniture takes indoor vibes outdoors

Look for our next issue: August 2026

YOUR HAMPTONS ALTERNATIVE, WITHOUT THE COMPROMISE

COMPLETED HOMES NOW AVAILABLE

PRESIDENT / CEO

Jim Miller

PUBLISHER

Claudette Greenstein

DESIGN

Fontsy Design Inc.

CONTRIBUTING WRITERS

Lana Bortolot | Heather Buchanan

Mila Everhart | Hannah Selinger

Heather Senison | Annie Sisk

Beverly Stephen | Jaxon Wilde

PHOTOGRAPHY

Mary Thames-Louis

FINANCE DIRECTOR

Ellen Miller

SOCIAL

East

North

Why Choose North Fork?

“

The transparency and clarity contained within the NFWW proposal far surpassed anything we received elsewhere. Additionally, Scott and Kyle were both flexible and positive about very particular items we were adamant about using and constructing...The resulting product of all their efforts is a home that is truly our dream home, one we had envisioned for 20 years. I can’t thank them enough for being in business!”

- N.B.L., Southold

CUSTOM HOMEBUILDERS

houghtfully Cr a Thoughtfully f ted, Honestly Made

Private Warerfront, Shelter Island

Southold 631.765.3800 Greenport 631.477.2730

Southold| $2,998,000 Deceivingly Substantive, Stylish New Construction. Drawn, refined & executed with detailed plans by designer & custom build team. Elevate beach neighborhood living with texture as the primary design element. ML#3389190 Gerald “Jerry” Cibulski 631.404.2507

East Marion | $1,399,000 Sequestered, Custom Designed Home. Property Backs Up to Cove Beach Estates and Ruth Oliva Preserve. Featuring an Inground Backyard Pool and Patio Entertainment Area, All Just a Stones Throw from the Long Island Sound & Peconic Bay. ML#3393227

Set on 1.16 acres of beautifully landscaped and private grounds, this charming North Fork property offers space, versatility, and serene farm vistas. The main home features 4 bedrooms, 1.5 baths, an eat in kitchen, living room, and sitting area filled with natural light. A remarkable 6 car garage currently houses a lap pool with hot tub and sauna. A separate guest house barn with wood burning stove provides additional comfort and flexibility. Solar panels with EV charging keep electric costs extremely low, approximately $17 per month. Central air, oil heat, and public water add convenience. Mature landscaping, exceptional privacy, and room for a pool or tennis or pickleball court complete this special offering.

Sheila Izzo (631) 384-5551

Aquebogue | $699,000 treat. Entertainer’s Haven with Large Sunroom, Complete with Over sized Fireplace & Floor to Ceiling Windows. Enjoy Morning Coffee Fire side Looking Out onto Acre of Property with Protected Farm Views. ML#3398292

2820 Shipyard Lane Unit# 2C2, East Marion | $849,999

Waterfront resort living—without the maintenance. This second-floor condo delivers commanding water views, double-height ceilings, a fireplace, and a private deck designed for true indoor-outdoor lounging. Enjoy refreshed tennis courts wrapped in pine trees, a sun-soaked pool, updated fitness center, and a sandy beach just steps away—plus lighthouse views toward Orient Beach State Park. Minutes to Islands End Golf, The Hellenic, Greenport Village, and the Shelter Island ferries.

Jerry Cibulski (631) 404-2507

Southold| $2,200,000 The Estates On West Creek offers access to Goose Creek for kayaking & paddle boarding. Two sandy bay beaches at Goose Creek & South Harbor Rd, being a 15 minute walk away, brings the best of the North Fork summer activities at your doorstep. ML#3402516 Gerald “Jerry” Cibulski 631.404.2507

Riverhead | $410,000 town. Features Two Spacious Bedrooms, Full Bath, Living Room, For mal Dining Room and Large EIK that was Updated in 2015. Walk-Up Attic. Full Basement and

new construction offers smart new construction

village favorites like Aldo’s Coffee and Noah’s, with nearby walking trails, cherry trees, and privacy. Minutes from 5th Street Beach, the setting brings together coastal lifestyle, quality construction, and exciting possibilities including builder incentives and pool options. A strong opportunity to purchase a well-built home in one of the North Fork’s most desirable village locations.

Jerry Cibulski (631) 404-2507

Greenport| $459,000 Rare find in Greenport Village. Tons of potential in this two-bedroom home. Great opportunity for firsttime homebuyer, investor, second home owner. Walk to restaurants, shops, beaches. Close to all the North Fork has to offer. ML#3400960 Suzanne Hand 631.848.6232

Southold 631.765.3800

Greenport 631.477.2730

10 Emerson Court, Hampton Bays | $1,750,000

Amazing home with Gated front entrance to a privacy landscaped Brick traditional home with pool, hot tub, 90 miles from Manhattan and minutes to the ocean beaches.

Jerry Cibulski (631) 404-2507

grounds, the property features an inviting deck and spacious patioperfect for outdoor entertaining or relaxing in a peaceful setting. Inside you will find a layout designed for both everyday living and weekend getaways. Whether you're seeking a year-round residence or a serene retreat, this exceptional home captures the best of the North Fork lifestyle

Peter Johnstone (516) 982-5499

Aquebogue | $699,000 Centrally Located 4 Bed 2 Full Bath Retreat. Entertainer’s Haven with Large Sunroom, Complete with Oversized Fireplace & Floor to Ceiling Windows. Enjoy Morning Coffee Fireside Looking Out onto Acre of Property with Protected Farm Views. ML#3398292 Thomas Scalia 631.765.3800

Riverhead | $410,000 1200+ sq. ft Ranch Home Close to Downtown. Features Two Spacious Bedrooms, Full Bath, Living Room, Formal Dining Room and Large EIK that was Updated in 2015. Walk-Up Attic. Full Basement and Detached Two Car Garage. ML#3402172 Mary Ellen Ellwood 631.806.7516

8 Hill Street East, Wading River | $599,000

Well-maintained 3-bedroom, 1-bathroom home located just a half mile from the beach. Enjoy a sunny, fenced backyard featuring a beautiful bluestone patio. Additional highlights include a spacious attached two-car garage, single-level living, and low-maintenance ownership with economical operating costs. Whether you’re looking for a yearround residence, a downsizing opportunity, or a beach-area retreat, this practical and comfortable home offers a relaxed lifestyle minutes from beaches, parks, wineries, and all the North Fork has to offer.

Joseph DiVello (631) 655-7999

295 Willow Terrance Lane, Orient | $1,499,900

Charming four-bedroom, two bath coastal retreat. Nestled in the heart of Orient, this home blends classic North Fork charm with modern comforts. Step inside to find a bright, airy interior with open-concept living spaces, hardwood floors, and windows that capture stunning water views. The spacious kitchen offers ample counter space and flows seamlessly into the dining and living room areas, perfect for entertaining. Outside, enjoy a private porch overlooking the bay and a short stroll to a private sandy beach and Orient’s quaint village.

Krystal Kohles (631) 601-7504

54280 Main Road, PO Box 598, Southold, New York 11971 631.765.3800 | info@albertsonrealty.com | @albertsonrealty Thomas Scalia, Broker

A PRIVATE HAMPTONS-INSPIRED ESTATE ON SHELTER ISLAND

Welcome to this exceptional custom-built retreat set on 1.1 private acres, offering a seamless blend of luxury and tranquility. The main residence features 3 bedrooms and 3.5 baths, including a first-floor primary suite with double doors to a private deck, a spacious walk-in closet, and a spa-inspired bath with rain shower.

Designed for comfort and entertaining, the home showcases radiant heat throughout, a Sonos sound system, and a dramatic two-story great room with an indoor/outdoor stone fireplace. The chef’s kitchen is appointed with custom cabinetry, granite countertops, and walls of glass that flood the space with natural light. Sliding doors open to a wraparound mahogany deck overlooking lush landscaping, a gunite pool, and slate patio.

Also includes a barn-style four-car garage with generous ceiling height for additional lifts — ideal for the car enthusiast. Above, a one-bedroom, one-bath apartment with full kitchen and open living/dining area provides flexible guest or income potential.

The finished lower level offers egress, radiant heat, and integrated sound. Ideally located near Shelter Island Heights, the North Ferry, golf, tennis, scenic trails, and pristine bay beaches, this home delivers refined living in a serene setting.

Connecting to Creative Source

Wbut for photographer Anthony Graziano, he does not take but rather works in collaboration with nature, serving as a conduit between artist and viewer of nature’s beauty.

“Taking and capturing is the opposite of what I’m trying to do,” says Graziano, “I spend time picking up the energy of a place then photograph what is offered to me. When graced by nature’s beauty and power we can create our

and leap from the surface. His subjects are the unfolding four seasons of mother nature as the wheel turns. “It’s a metaphor for life,” he says, “We progress through nature’s seasons and for me it’s symbolic of life changes.”

His epiphany came during a backpacking trip in his twenties when he was dealing with anxiety and having a difficult time with job stress and the loss of an important person in his life. He recounts, “Around the third day in Shenandoah National Park I was exhausted. I sat on a cliff as the sun was going down, and something swept over me, a sense of absolute tranquility, and I had never felt that before. I credit that moment as the day I became a nature photographer. I wanted to recreate it in my work and share it. I didn’t have anxiety after that – nature was my refuge with its healing properties. All my work is intended to encourage that and also to make sure it is preserved.” It is no wonder that not only individuals but businesses choose his prints for their soothing effect.

As an early adopter of digital technology, the field opened up for Graziano to work remotely, allowing him to create his striking images when away using a computer instead of film. “I do very little editing to my photos,” he admits, “Nature is offering me an image to preserve. I try to enhance the moment but I don’t alter it.” Luckily for his audience, they can purchase prints in different sizes and formats to suit their taste. He also shares over 70 of his favorite spots on Long Island in his book “Seeking Serenity” so people can have their own nature experiences. Currently Anthony is enjoying sharing his experience with all levels of photographers and embracing a new generation of phone photographers through his workshops. In terms of the future when asked about the encroachment of technology like AI, Graziano surmises, “Without human connection I think all art falls flat.” And the world he presents us is indeed three dimensional.

Lazy Daze - Wading River Inlet

Siren's Call

Anthony F. Graziano

Greenport, NY: Turn-of-the-century 3BR gem, original pine floors, cathedral kitchen, sunroom, 2-car garage & secluded garden retreat.

Paul Tim Betancourt

Southold, NY: 2022-built 4BR North Fork charmer with dual primary suites, sunroom, hot tub, garden room & fenced yard, moments from Kenny's Beach sunsets.

Susan Orioli, Esq. Lic. Associate Real Estate Broker

corner home with Sterling Harbor views, private garden, pine floors, detached garage & a stroll to village & beach.

Paul Tim Betancourt

$1,299,999 +1 516-287-6896

Mattituck, NY: 1800s-era showpiece, exposed beams, wide plank floors & salvaged vintage details seamlessly blended with modern updates, deck & room for a pool.

Susan Orioli, Esq.

Southold, NY: Cape Cod backing protected woodlands, fourseason sunroom, pool permit approved, generator, Sonos & minutes to Cedar Beach & main street.

A Seamless Shift

Where indoor and outdoor converge, the East End’s finest homes are being built for performance, wellness, and enduring material integrity

BY HEATHER SENISON

The allure of indoor/outdoor living is often framed as a contemporary luxury, but its roots run far deeper. “Indoor/outdoor living is about the places in a home where the walls begin to feel less confining,” explains Meghan Henning, vice president and general manager at Ledge. “It’s where the structured boundaries of being inside start to fall away, and you somehow feel lighter simply by stepping into the space.” These transitional zones, she notes, have evolved into something more than architectural features. “Indoor/outdoor rooms and transitional spaces have become the emotional centerpiece of the home because they truly change how the home feels,” Henning says. While the concept is often associated with the open-air ease of California

and the sleeping porch were the original indoor/ outdoor rooms.”

FROM SEASONAL TO YEAR-ROUND

In recent years, indoor/outdoor living has shifted from a design aspiration to an everyday expectation, designers say, driven as much by lifestyle changes as by architecture itself. “Indooroutdoor living removes the barrier between interior and exterior, making outside space a true extension of your home,” says Corey Lee, senior vice president of SunVilla. “The aim isn’t just to furnish a patio, but to create an area reflecting your indoor lifestyle, whether lounging, working, or entertaining.” This reframing, from backyard to fully realized living space, has redefined how homeowners think about function and flow. “A major shift happened in 2020, as people invested more in their homes and saw outdoor areas as key parts of daily life, not just occasional use,” Lee adds. “Comfort, flexibility, and thoughtful design now define outdoor spaces.”

PLAYING BY THE RULES

“On the East End, successful indoor/outdoor living is rooted in cohesion and intention,” says Kerith Flynn, founder of Margali & Flynn Designs. “What works is continuity, like matching materials, a consistent color palette, and architectural elements that tie the spaces together.” Equally critical is thoughtful zoning, she says: “layering covered areas for shade, open lounge spaces for sun, and transitional zones like pergolas or cabanas that bridge the two.” What falls flat? “When outdoor spaces feel like an afterthought with mismatched finishes, under scaled furniture, or layouts that don’t

Flexibility and climate responsiveness — “shelter, shade, airflow, and lighting” — are non-negotiable, Henning agrees, warning that “underused space is not just a design miss, it is a value miss.”

At the same time, innovation is shaping how these environments are used. “One cool design feature that has become popular is a motorized pergola with louvers that open and close at the touch of a button,” Lee adds, alongside glass-enclosed outdoor rooms that function year-round.

DESIGNING THE NEXT CHAPER

Looking ahead, indoor/outdoor living on the East End is poised to become more refined, flexible and experiential. “We’re seeing a move toward even more integrated and flexible spaces,” Flynn says. “Outdoor areas are being designed for year-round use, with features like retractable enclosures, heating elements, and more advanced lighting and technology.” Rather than a single patio or poolside setup, the future lies in thoughtful diversification: “There’s also a greater emphasis on creating multiple ‘rooms’ outdoors,” she adds. “Spaces that serve different purposes throughout the day and evening.”

The aesthetic is changing as fast as life as we know it, Henning says. “The next few years should be especially interesting because the conversation is starting to shift from how open we can make a space to how beautifully we can make people live in it,” she explains. Performance, wellness, and durability are becoming central to design decisions, as are climate-conscious strategies that ensure spaces are not just beautiful, but permanently usable.

Margali + Flynn

Photo: Tim Hill

Signature Arm Rest

Photo: Ledge

Your Lifestyle and Second Home Specialist

From Long Beach to the North Fork, I provide sound guidance and a personalized approach to buying and selling homes across Long Island’s most desirable lifestyle-driven communities. Whether you’re searching for a beachfront escape, a secluded weekend retreat in the heart of wine country, or a place for family and friends to gather for generations, I understand that these properties represent far more than a real estate transaction; they represent new traditions, the passing on of a legacy, or a change of pace from your daily routine. If you’re on the market for a home to start your next chapter, expanding your real estate portfolio, or preparing to sell a property with a story worth preserving, my goal is to provide exceptional service speciﬁc to your needs — beginning to end.

Soutdoors, and our decks and patios become the heart of our homes. They’re not just places to unwind and dine; they’re stages for unforgettable gatherings. But what truly sets these spaces aglow are plants. They infuse bursts of color, a sense of lushness, and a gentle rhythm as they sway in the breeze, creating a tranquil and welcoming haven.

Seating is paramount for any outdoor haven, especially if you love hosting. A clever seating solution is to integrate benches along the railings of your deck. These built-in benches offer not just ample seating but also provide convenient storage space with hinged lids. Enhance their comfort with color-coordinated cushions, adding a touch of style and coziness to your outdoor retreat. Another brilliant seating option is placing benches along the house wall where the deck meets the house, utilizing the wall for added back support.

To further enhance your outdoor oasis, consider incorporating built-in planter boxes. These not only offer a convenient way to have flowers and foliage close at hand but also add visual allure. Strategically place them on either

and cascading plants that spill over the edges, creating a picturesque tableau.

In addition to built-in features, you can add more layers of color and greenery with hanging baskets mounted on wall brackets, arbors adorned with climbing plants, and window boxes attached to railings. These additions not only add depth to your outdoor space but also create a dynamic and inviting environment.

For plant selection, consider potted trees like ficus and palms for height and greenery, while colorful options like hibiscus and dahlias provide striking blooms. Climbing plants like morning glories and moonflowers can be grown on trellises, adding both color and height to your outdoor space.

To ensure your plants thrive, regular watering is crucial. Pay attention to the needs of each plant, watering daily or every few days depending on their requirements, or whether there’s been rain. If you have plants in hanging baskets, put your hand under the basket and lift up gently to feel if the pot has weight. If it feels too light, it’s time to water. For plants in large pots or tubs, poke your finger a few inches into the soil; if it

also attract pollinators, adding to the charm of your outdoor sanctuary.

HERE ARE SOME PLANTS TO ENJOY ON YOUR DECK OR PATIO THIS SUMMER:

• Dahlias come in many different flower forms and a host of warm colors from pastels to brights

• Hibiscus bear large flowers in many warm colors plus white and a blue variety

• Geraniums bloom all summer. Clip off old, faded flowers to keep new ones coming

• In a shady location try Caladium

• A palm tree, ficus or banana plant can provide some shade

• Morning glories and their nightblooming and fragrant relative, moonflower can be delightful

Photo: Shutterstock

JAMESPORT: CREATE YOUR OWN ESTATE. THIS BEAUTIFUL PROPERTY OFFERS PRIVACY AND WATERVIEW. Create your own Hampton Estate on the beautiful North Fork. Ideal personal horse farm, tennis court & gardener’s delight. Covenants for 1 home only cannot be subdivided. Very close to Iron Pier beach, boat ramp & playground is just 2/10 of a mile. $1,900,000 MLS#859621

LAUREL: EXPERIENCE NATURE AT YOUR DOORSTEP WITH POND VIEWS. Very close to 2 gorgeous bay beaches. This craftsman style custom designed and built Hamptons style classic is everything you’re hoping for! Beautiful and thoughtful detail throughout this fine home. This 3 BR, 3 Bath home is in like new condition. Come and see for yourself and be pleasantly surprised!!! Enjoy all the North Fork offers, vineyards, craft breweries, beaches, boating, and many farm-totable restaurants, farms and farmstands and golf courses! $1,795,000 MLS#982422

savor the breeze

On the North Fork, outdoor dining blends quiet luxury, local flavor, and effortless charm

BY ARIA STERLING

There’s something about dining outdoors on the North Fork that feels less like a meal and more like a moment. Maybe it’s the way the light hits the vines just before sunset, or how the scent of salt air mingles with seared scallops and rosé. Whatever the reason, this stretch of Eastern Long Island has mastered the art of dining al fresco. With its understated elegance, farm-and-sea-to-table ethos, and unhurried pace, the North Fork offers a refined outdoor dining scene that feels as effortless as it is indulgent.

chenin blanc from a nearby vineyard. It’s the kind of place where the energy hums quietly, never demanding attention, just earning it.

In the heart of Greenport, The Frisky Oyster captures that balance beautifully. Its sidewalk seating—just steps from the marina—is ideal for watching the town come alive on warm evenings. Inside, the mood is sultry and polished, but outdoors, there’s a breezy charm to lingering over seared sea scallops and a

Further west in Southold, North Fork Table & Inn is a destination unto itself. Set in a whitewashed farmhouse with an expansive garden, the restaurant invites guests to slow down. Beneath a canopy of trees, white-linen tables are scattered across the lawn like a secret garden party. Chef John Fraser’s menu is a love letter to the North Fork—delicate, seasonal, and entirely grounded in place. Every detail, from the house-made sourdough to the justpicked herbs, feels considered.

Waterfront dining is synonymous with the North Fork, and A Lure Chowder House & Oysteria delivers it in classic style. Nestled at Port of Egypt Marina, the restaurant opens directly onto the water, where boats sway and seabirds glide overhead. The mood is relaxed, but the food is anything but casual: basil crusted swordfish, blackened yellow fin tuna, and chilled rosé served with the kind of timing that never rushes the view.

For a more low-key but no-less-charming scene, Love Lane Kitchen in Mattituck is a local favorite. Its handful of outdoor tables spill onto the sidewalk of one of the North Fork’s most beloved streets. Here, brunch stretches into the afternoon, and dinner feels like a neighborhood gathering. The menu leans comforting—crispy crab cakes, roasted asparagus salad, and the LLK burger that has quietly earned a loyal following.

If you’re after something a touch more polished, The Halyard at Sound View makes an elegant final stop. With a minimalist aesthetic that lets the water take center stage, the restaurant’s open-air deck is made for golden hour. As the sky turns rose-gold, cocktails are poured, seafood is plated, and time seems to momentarily stand still.

On the North Fork, outdoor dining isn’t a trend—it’s a tradition. One anchored in land and sea and elevated by the kind of unspoken luxury that never needs to announce itself. Just pull up a chair, uncork something local, and let the landscape do the rest.

The Halyard

A Lure Chowder House & Oysteria

BAYFRONT BEACH COMPOUND

Along the shores of the Peconic Bay, where boats drift past the coveted coastline of Nassau Point, an exceptional sunset side waterfront estate quietly commands attention. Spanning 4.25 acres with more than 300 feet of private beach, this remarkable property offers a rare blend of privacy, presence, and North Fork coastal beauty. The nearly 9,000-square-foot main residence sits gracefully within the landscape, designed to celebrate both the surrounding water and the art of refined living. Sunlight pours through expansive windows, illuminating generous entertaining spaces and framing panoramic bay views that shift beautifully throughout the day into the evening. The home features eight bedrooms and eight and a half bathrooms, thoughtfully arranged to create both comfort and space. A private screening room, gym, and sauna offers relaxation and recreation. A separate guest cottage with two bedrooms and two bathrooms provides a welcoming retreat for your guests, creating the perfect balance of independence and hospitality. Outside encompasses every aspect of waterfront resort living, boating from your deep water dock, swimming in the Gunite pool to playing tennis or catching shade in the pool house and dining seaside while watching the sunset. Combining extraordinary scale, exceptional waterfront frontage, and a setting that captures the spirit of the North Fork, this Nassau Point estate offers a rare opportunity to own a truly distinguished coastal retreat - ideal as a legacy property or an unforgettable seasonal escape.

Exclusively Presented By

Sheri Winter Parker, Licensed Associate Real Estate Broker at Corcoran swp@corcoran.com | m: 631.848.7730 | sheriwinterparker.com

Curated By Isla Hartley

A Room of Their Own

Wevolved into one of the North Fork’s most comprehensive independent schools, growing from nine students in one room to nearly 100 and a 10-acre campus with four buildings.

Peconic Community School co-founder Liz Casey and her sister, Kathryn Casey Quigley grew up in Mattituck, engaged in theater, dance and the arts. Casey pursued training and a career in education—particularly focused on using the arts for social change—while Casey Quigley worked in nonprofit management. After becoming a parent, and questioning mandates such as “No Child Left Behind,” Casey wondered if there could be something better. As it turns out, her sister was thinking the same.

“[She] called me up said, ‘Do you want to start a school? I said yes and it literally just took off from there, “ Casey recalled. “Then we started telling people, and once you tell people, you have to do it and do it right.”

Based in Cutchogue, the Peconic Community School experienced a large uptick in student

critical thinking, socio-emotional values such as compassion, gratitude and respect. And while it’s education through exploration, in community-based programs such as visits to local environments, hands-on camps and even a circus school.

Casey says the school leverages the North Fork’s unique environment, landscape and ecosystems as its curriculum. “It’s the textbook that we dive into for an understanding all of issues are we facing on the East End that you can apply it to the larger world.”

But, there’s also a good dose of traditional academic curricula for learning languages, math and writing. Screen time is limited to discreet lesson plans on Chromebooks, and old-timey skills like listening, asking and answering questions without Google or AI teach collaboration, perseverance and patience—all pillars of the school’s culture.

Greenport parents, Bridget and Eric Elkin, chose PSC for their two daughters, ages 7 and 4, for its “academic rigor, emphasis on outdoor play and

take risks and share their ideas,” she said PCS is continuing its upward trajectory with plans to build out labs, studios and maker spaces, and an impending leadership transition that will help firmly position it in a constellation of like-minded schools.

This summer, the school will welcome a new head of school, Rachel Gomez Peterson, from Brooklyn’s Packer Collegiate Institute. Casey will transition from her role as co-director to a new role as Director of Growth and Culture.

“It’s really exciting to have someone bring us into this next phase who’s as qualified and experienced as Rachel,” she said, noting that Gomez brings experience from Manhattan’s Quaker Friends Seminary and The Paideia School in Queens.

“We were always cognizant as founders that we didn’t want to hold the organization back, and we wanted it to be able to thrive and survive beyond us,” Casey said. “This is a big moment for the school.”

The Sunshine Import

Florida coastal design has always had its own confident vocabulary — rattan, botanicals, the dissolved boundary between inside and out. Now East End designers are borrowing from it.

BY ANNIE SISK

To help Showcase readers sort out their Florida-to-East End design translations, we consulted two design pros. Miami native Lori Evans is an award-winning interior designer and co-owner of Evans Construction & Design, a custom home building and design firm based in Florida.

Joelle Uzyel’s French Modern design work can be found in NY and in Florida and has been featured in Architectural Digest and Elle Decor, among other publications.

LOST IN TRANSLATION? HERE’S A PRIMER

One challenge in infusing East End interiors with Florida coastal energy is to discard the notion of a hard-and-fast Florida/East End dividing line. Evans says, “There's not a fixed template for either and the best results honestly come from taking the best elements of both.”

Uzyel also cautions that there may be an inherent structural tension between the two places. “Florida homes are built to open. East End homes

are built to contain. The architecture itself has a different relationship to the outside, and if you don't address that first, no amount of natural fiber or pale stone is going to create what the client is actually after.”

Beyond these guardrails, homeowners in either location can have a lot of fun importing aesthetics from one place to the other. One place to start is with classic hallmarks of Florida design that can be reinterpreted in fresh ways.

RATTAN AS A STRUCTURAL MATERIAL, NOT AN ACCENT

In traditional East End design, rattan appears as a supporting player, like a basket or the seat of a side chair. The Florida move is to make that a load-bearing piece of the design statement instead. Choose a full rattan headboard or a credenza with woven rattan doors. The key is commitment to scale. One oversized rattan piece reads as confident, where scattered small pieces read as generic could-be-anywhere coastal.

Uzyel says, “Rattan works when the room is restrained enough to let it read as a material choice rather than a theme.” Evans agrees, saying “It just has to be done thoughtfully and an elevated way. The goal is to take the best of both of these worlds and create something that is timeless, not themed.”

WICKER SEATING ON A COVERED PORCH IN A EAST END PALETTE

Florida porches are full of deep-cushioned wicker seating in warm, saturated tones. For the East End edit, keep the wicker forms (generous scale, high backs, club-chair proportions) but choose cushions or new coverings in navy, sandy linen, or weathered white. This respects both traditions. The furniture silhouette is pure Florida, while the color story is pure Long Island.

Margali + Flynn

Photo: Tim Hill

Evans says traditional materials like wicker “need to feel like a layer, not the whole story. I use them in a more tailored way, pairing them with strong architectural elements for a little whimsy and then keeping the palette controlled so it doesn't start to feel like a beach rental.”

THE AL FRESCO DINING ROOM

Florida entertaining culture places the primary dining experience outside, not just as a warm-weather overflow option but as the room the house is designed around. Translating this to the East End means a covered outdoor dining space with a proper table—stone-topped, teak, or concrete—scaled for a real dinner party, with pendant lighting overhead, built-in seating or substantial chairs, and enough enclosure (pergola, hedge, or screen) to feel like a room rather than a patio.

The East End has always had outdoor dining, but it has typically been casual and secondary. The Florida move is to make it the main event so that the table is always set and the interior dining room becomes the rainy-day backup.

CONTINUOUS FLOORING FROM INTERIOR TO EXTERIOR TERRACE

The Florida hallmark of dissolving the inside/outside boundary often begins at the floor. The same material—or a deliberately matched material— running unbroken from the living room through the sliding doors to the terrace helps bridge those two areas for a more cohesive indoor/outdoor lifestyle. Large-format limestone or porcelain can read identically indoors and out. This kind of continuous flooring approach is an architectural commitment, not a styling choice, and it fundamentally changes how the house feels when the doors (or walls) are open.

FURNISH YOUR "OUTDOOR ROOM" LIKE AN INTERIOR SPACE

Bringing the Florida idea of the lived-in lanai to the East End means outfitting covered terraces and pool houses with the same intentionality as a living room. In other words, instead of simply picking a table and chairs that match, create layered furniture groupings and accent with weatherresistant rugs, pendant lighting, and even framed artwork. The East End has the climate to support this seasonally, which encourages a sharper design aesthetic.

Pay attention to your environment, though. As Evans points out, “Florida light is really brighter and more intense, and East End has a softer more

muted coastal feel. I feel like that affects everything about how you handle those spaces.” Uzyel agrees, saying “For transition spaces specifically, I think about what the outside is asking of the inside. On the East End, the outside is considered and landscaped, so the transition can be more transparent. The inside can look directly at the outside without the room losing its composure. The materials also have to respond to two completely different climates.”

TREAT TROPICAL PLANT LIFE AS INTERIOR ARCHITECTURE

Florida interiors use large-scale tropical plants such as birds of paradise, banana leaf, and areca palms at a scale that makes these plants structural room elements, not mere decoration. A 6-foot bird of paradise in a corner commands the same authority as a piece of statement furniture. In a East End context, this reads as lush and unexpected rather than tropical-kitsch, especially against a backdrop of white shiplap and navy upholstery.

Here, too, it’s important to keep in mind the variances in light between the two places. Florida's intensity makes those plants pop in ways that East End light may not replicate, so it might take plants with a larger “footprint” to achieve the same impact.

THE OUTDOOR SHOWER AS A DESIGNED OBJECT

The outdoor shower is proof that the outside is truly livable. Homes in both Florida and the East End boast outdoor showers, but Florida's are often more architecturally elaborate, with teak- or ipe wood enclosures, double shower heads, a partial roof or pergola to let the light in. Importing this approach to the East End means elevating what is often an afterthought into a proper designed space with stone floors, good hardware, and privacy planting. It also reinforces the indoor/outdoor dissolve narrative.

DESIGN NOTES FOR THE IMPORT CROWD

Don’t be afraid of integrating some aspects of Florida beach design in your East End interiors and exteriors. As Evans says, “When it's done well it's not ‘Florida meets the East End,’ it's just good timeless design. Styles have always evolved by borrowing from different places and over time those influences just become part of it.”

Photo: Shutterstock

Lori Evans, ASID

Photo: The Evans Edit

OUTDOOR LIVING

Elevated furniture takes indoor vibes outdoors. Advances in technology and weather resistant materials make it possible to furnish a patio as comfortably and elegantly as an indoor living room. It’s like having an additional room. Sofas, lounge chairs, and dining tables plus dinnerware, and accessories such as indoor/outdoor pillows all fill the bill. Dare to decorate!

DUAL PURPOSE

SOS side table and stool from Heller

$375.00, store.moma.org

COASTAL THROWN

Indoor/Outdoor Palmyra Jacquard pillows in Bunberry Blue and Sierra Tan $89.95, crateandbarrel.com

UNDER COVER

Allan Reclaimed Teak Furniture and Brant Cast White Stone Coffee Table Sofa $3,199.00, Armchair $1,499.00, Coffee Table, $2,209, kathykuohome.com

CLASSIC SIMPLICITY

Here & There table and chairs by Argenta Park and Loll Designs inspired by the Leopold Bench Bench $1,195, Chair, $895, Table 3,595; lolldesigns.com

Produced by Beverly Stephen

Bistro table with Malta chairs $2,589.00, Serena&lilly.com

BAYFRONT BLISS

Laurel l $3MM I Main house: 3 Beds I 2 Baths I Guest Cottage: 1 Bath I 0.71 Acres | Water Frontage: 100’

Life hits differently on Salty Lane. Tucked away on a private street that feels like a well-kept secret, this bayfront beauty delivers exactly what you’ve been searching for. Authentic waterfront living with genuine substance. The main house has been thoughtfully renovated, offering an open ﬁrst ﬂoor layout, multiple bedrooms, a den, 2 bathrooms, and a guest cottage for friends and loved ones to stay. Complete with 100 feet of waterfront and beach, an outdoor shower and multiple patios. Come see this one!