Realty Check

Hot sales and listings…along with the latest real estate news in the Hamptons

Here in the Hamptons, flowers are sprouting, buds are budding, birds are singing, and of course, real estate, being the eternally absorbing subject, is hey-ding-a-ding dinging too. Can summer be coming in soon?

Buh-bye Billionaires’ Row 
The enormous property and half-built house at 1320 Meadow Lane, Southampton, which has been abandoned since 2018, has finally sold. Thomas Sandell, the billionaire Swedish hedge fund manager, listed the 9.75 acre property, which includes an 18,000 square-foot Moroccan-style home, about 60 percent complete, originally for $85 million. It closed for $40 million, which means the hapless Sandell has lost close to $15 million. He spent about $37 million to buy the property and another $19 million on construction since 2012. Bespoke Real Estate, which had a co-exclusive with Tim Davis of Corcoran also repped the buyer.

The buyer is Samudra Farms LLC. Samudra is a Sanskrit term meaning the “gathering together of water.” With 550 feet of ocean frontage and deeded access to Shinnecock Bay, Samudra sounds like a very apt name for the place. That said, in an area with two-acre zoning, carving up the parcels could be a lucrative project. And given that Samudra Farms LLC also owns a contemporary oceanfront home at 7 Fairfield Pond Lane, Sagaponack, which was purchased for $50 million in 2022, the owner’s intentions are less clear. Moving on up to Billionaire’s Lane? Or intending a giant flip? Time will tell.

Butterflies Are Not Free
Butterfly roofs, while rarely seen on Long Island, are a hallmark of great midcentury design. The roof is made up of two downward-sloping surfaces that meet in a central valley, which looks vaguely like butterfly wings. The original butterfly roof was dreamed up in the early 1930s with Swiss architect Le Corbusier, who proposed it for a vacation home in Chile, which was never built. Later on in the 1950s, butterfly roofs became very popular, especially in Southern California, Palm Springs in particular.

Built in 1976 on the Landfall waterfront enclave of Northwest Harbor, close to the private Gardiners Bay beach, the two bedroom Butterfly House is now on the market for $2.75 million. Nestled on a secluded acre of land, mature trees keep the property private. Jack Pearson and Jeremy Dunham of Compass are repping the property.

Despite having just two bedrooms, the house offers 2,300 square feet with a lofted great room, two and a half bathrooms, and a fireplace. That said, the house could easily be expanded via finishing the basement. Highlights include midcentury-correct floor-to-ceiling glass walls with plenty of natural light and winter water views.

More Midcentury Deliciousness
Just like with the Butterfly House, midcentury homes were often quite modest in size. The day of giant McMansions was thankfully far in the future. After 70 years, one of the original North Haven Shores houses has come on the market, offering just 1,600 square feet on three-quarters of an acre for $1.7 million. Leslie Reingold of Sotheby’s International Realty has the listing.

North Haven Shores was a 1950s development by George and Ben Morell. $13 million was spent on land, while 500 homesites were planned. Architect Caleb Hornbostel designed four model homes; this design was called “West Wind.” Unlike the later Leisurama development in Montauk, North Haven Shores was designed to be upscale, with prices starting at $25,000 in 1954. In contrast, ten years later, Leisurama homes included all furnishings with a starting price of about $13,000.

Interiors for North Haven Shores included luxury details such as mahogany paneling and parquet floors. The current offering has preserved the original woodwork and built in furniture, while the kitchen and bathrooms have been updated. There are three bedrooms, with an ensuite master, two more bedrooms and a further family bathroom. 

The North Haven Shores private neighborhood includes views of Shelter Island Sound, a community tennis court, plus access to a private beach where you can leave your SUP or kayak. 

Surf’s Up
Remember the old days at Montauk Shores park? When it was all about surfing and family  relaxation and you could easily buy a trailer for under $100,000? Us neither. Sorry, everyone, those days are gone, and now you’re lucky if you can find a nicely updated unit for under a million smackeroos. That’s what happens when an area becomes fashionable among zillionaires.

One extremely nice place has recently been listed by Susan Ceslow at Douglas Elliman. While it’s asking the not-exactly-tiny price of $1.195 million, it happens to be the only four-bedroom unit in all of Montauk Shores. Invite the extended family! Furthermore, it is gorgeous inside. Marble counters, a deck and outdoor shower? Yes please! Plus, no worries about nosey neighbors as it is uniquely placed to be very private.

Summering at Montauk Shores is delightful, whether you’re a billionaire or not. The compound is a real community, with a pool, clubhouse, and kids’ playground. The children ride their bikes safely in the neighborhood and make lifelong friends. Try to find somewhere else in the Hamptons with that ambiance at this price point. It doesn’t exist. We say: grab it.

Dunes, Dunes and More Dunes
Napeague, back in the day, was known as Promised Land because the bunker fish factories, which processed readily available fish into oil, smelled to high heaven — even tarnishing coins in a vistor’s pockets. This writer can recall when years after the factories were closed, the smell was all-engulfing. 

Now, though, the area, still known as Promised Land, smells fresh and clean. Which is great for area homeowners as prices vault into the stratosphere. One really attractive modern house on Cranberry Hole Road has recently been listed asking $4.3 million. Jenny Landey and Zack Dayton of Sotheby’s International Realty are the reps.

1.71 acres of dunescape, the setting for the house, includes forever vistas of Napeague State Park. The effect is incredibly relaxing. The house itself is no slouch, having been designed by Fred Stelle of Stelle Lomont Rouhani back in 2004. As is typical of good design, the residence still looks fresh as a daisy. 

“The Cranberry Hole Road house is a simple reconstruction and alteration of existing structures in the vernacular of building tradition on eastern Long Island,” says Fred Stelle, of the Bridgehampton-based firm. “That vernacular is both architectural and volumetric and rooted in the economy of means which forms the basis of early building here. The existing structures were organized, modified and in some cases enlarged to create additional indoor and private outdoor spaces. The gable roof volumes, the simple materials, details and scale of the house speak to their place in the history of this place.” Translation: the original structures had the architectural magic wand waved over them, transforming them from humble barns and sheds to a gorgeous house, reminiscent of their predecessors. 

The 2,497 square-foot house is sited on 1.71 acres of dunescape. There are three bedrooms and two and a half baths. In accordance with a rural vernacular building, the main floor is open concept, with relaxing endless views of the reserve. Upstairs, the visitor will catch views of Napeague Bay. For perfect summer nights, a screened-in porch and decking invite lounging. Of course, there is also a gunite pool and an outdoor shower. 

Well, that’s it for this month, folks. Just a word of advice: when you enjoy a spring evening including hey-ding-a-ding ding, cuckoo, jug-jug, pu-wee, ta-witta-woo, have a designated driver. 

Ch-Ch-Changes
No longer is west of the canal Hamptons real estate’s less-valuable sibling. The career of Christopher Furchert makes that clear. He’s just joined the Kulman Harrison Team at Compass, marking a pivotal expansion for the team, unlocking new opportunities and commanding attention in the Westhampton Beach and Quogue markets.

Christopher is known for exemplary results and a fine reputation, with more than seven years in the luxury market. Currently he is representing some pretty darn impressive properties in Westhampton Beach, Quogue, Hampton Bays and so on, including a new-build modern bayfront for $9.75 million and a juicy almost-two-acre oceanfront parcel for $10 million, both in Westhampton Beach. He’s one to watch!