Homes for Sale
in Westhampton Dunes, NY

Dune Road is the only road on the Westhampton Dunes barrier island — running east-west with oceanfront properties on the south side and Moriches Bay properties on the north. It's one of the most recognized real estate corridors on the East End. The road is shared with the adjacent Westhampton Beach village's Dune Road section to the west and extends east toward Quogue. Properties on Dune Road are the defining product of the Westhampton Dunes hamlet — essentially all real estate here fronts either the ocean or the bay.

Westhampton Dunes is on a barrier island — flood risk is inherent and significant. FEMA flood zone designations apply to virtually all properties. National Flood Insurance Program (NFIP) coverage is typically required by mortgage lenders. Elevation certificates, current FEMA map status, and the specific property's flood history are essential due diligence items. Hurricane Sandy in 2012 was a significant event for the hamlet. We do not recommend making an offer on any Westhampton Dunes property without completing full flood zone due diligence — we help buyers through this systematically.

Westhampton Dunes pricing depends almost entirely on oceanfront vs. bayside position and lot size. Bayside properties start around $1.5M–$2M; oceanfront parcels range from $2.5M to $8M+. The barrier island premium is real, and the flood insurance cost structure is part of the total ownership calculation. Contact Nostra Haus for current inventory and for help modeling the true cost of ownership including insurance on any specific property.

Westhampton Dunes is served by the Westhampton Beach Union Free School District (WBUFSD).

Westhampton Dunes has historically had a strong seasonal rental market for Dune Road properties — oceanfront and bayside homes on a barrier island command meaningful summer rates. The Town of Southampton short-term rental permit is required for rentals under 29 days. Flood insurance costs must be factored into the investment calculation — they can be significant for barrier island properties and directly affect net returns. Contact us to model the ownership economics on any specific Westhampton Dunes property before making decisions.

Westhampton Beach is an incorporated village with its own government, Main Street, year-round commercial activity, and a mix of village and Dune Road real estate. Westhampton Dunes is an unincorporated hamlet on the barrier island east of the village — almost entirely seasonal, no commercial activity, and governed by Southampton Town. Dune Road runs through both, but the character and regulatory framework differ. Village Dune Road properties are subject to village regulations and taxes; Westhampton Dunes properties are subject to Town of Southampton rules only.

By car: approximately 75 miles from Midtown Manhattan — roughly 1:30–2:00 hours off-peak. The Westhampton LIRR station (serving the adjacent village) is nearby, but Westhampton Dunes is not walkable to any train station — a car is required for life on the barrier island. The barrier island location means access involves crossing over Dune Road, and summer traffic on and off the island can be a factor. For buyers whose primary use is seasonal weekends, the commute is manageable.