Tag Archives: private beach

Is this the right time to buy water property in the Hamptons?

When buying a luxury waterfront property that’s one of a kind, often people don’t quibble about the price. That has been the case with the Hamptons for years, and things are unlikely to change anytime soon. Not even the pandemic seems to hinder sales. So, why should now be the right time to buy water property in the Hamptons? Simply because it is always a good moment to buy a waterfront home here, and the current situation with the local market proves it.

Hamptons 2020 real estate market is extending steadily into the new year

The upsurge in sales may have worried buyers interested in a Hamptons property. However, the main reason for that flux is relatively easy to explain. New Yorkers needed a nearby outdoor destination to ride out the pandemic, and what better location than the Hamptons? Barely two hours from Manhattan, the area offers a great variety of homes for sale and rent. During last year, rental capacities were full and listings sold within days.

Sellers either left the Hamptons due to a lifestyle change or because they moved out of the area. The ongoing situation has simply urged them to act preemptively, and it continues to do so. There’s no better moment to buy a spacious waterfront home in Peconic Crescent and escape the NYC asphalt, whatever 2021 may bring. A wave of sales will last only so long, and if you want to ride that wave, get on board as soon as possible.

Charming, twelve months a year

Does the right time to buy water property in the Hamptons and move here extend year-round? It does, simply due to its unique location. Imagine watching panoramic ocean views from almost every room in the house, fishing from a boat, and docking to your own private spot, and lounging on your private beach — in your backyard. Moreover, a long-distance relocation to the Hamptons Bay area is practically effortless because a simple transfer for New Yorkers who decide to relocate here is all but guaranteed.

So, it doesn’t surprise at all that many New Yorkers decided to exchange their urban lifestyle for the 365 days in the Hamptons. Switching to remote work during the last year has allowed many people to explore such a lifestyle shift. And when the business hours end, new residents can enjoy boating and exploring the creeks, bird watching and biking, as well as diving into the local artistic and historical legacy.

The Hamptons are always a worthy investment

If there was ever the right time to buy water property in the Hamptons, it is now. New residents are unlikely to leave anytime soon, and those limited, relatively inexpensive homes are going to become even more scarce. Have you ever dreamed about an affordable Westhampton waterfront home with a pool and a dock? Acting quickly will ensure you get an excellent return on investment later, no matter how you decide to use your property. And there are a few good options. You can wait for the moment when good listings become absolutely rare and then sell.

If you wish to keep and enjoy your Hamptons home on occasion, rent it. In case you want to fully embrace the quality of life here, move here and let yourself enjoy. Just make sure you remember everything and don’t let anything slip with the help of your real estate agent. A rush back to NYC as it was to the Hamptons earlier last year is highly unlikely. This is because most people adapted to the remote working style and are not tied to their Manhattan offices. Besides, those who never planned to truly leave the Big Apple have rented homes in the Hamptons. The easing of the pandemic is not expected to affect the local market in any drastic way

Buy a waterfront now and beat the renters to it

Does enjoying the privacy of a Hamptons Bay home with a private beach and spending days cruising, fishing, waterskiing, and exploring sound attractive enough? If it does, you will have to purchase the waterfront home before current renters do. The people who regularly rent in the Hamptons are familiar with the area and with the current owners and might have a head start when it comes to contacts and access to the most attractive properties. 

However, don’t despair. The only ally you need on your side, in this case, is an experienced real estate agent. With an excellent insight into the local waterfront property market, your agent will lead you through the process as quickly and effortlessly as possible, all the while representing your best interests and ensuring you get the best from the deal. Check USAWaterviews.com to find an experienced New York waterfront real estate agent.

What can you expect from the Hamptons and its real estate market in 2021?

As more and more New Yorkers relocate to the area, you will likely have excellent company should you buy a waterfront property here. The seller’s market, as it often is in the Hamptons, is expected to continue well into 2021. The houses are being viewed via video calls and deals are being signed following the current health and safety measures. Even though the ongoing situation tends to stabilize, the new lifestyle seems to appeal to New Yorkers and other new Hamptons residents. There’s no reason why you shouldn’t pick the right time to buy water property in the Hamptons and join in.

You don’t have to buy a mansion to get the best of the bayfront area. Each waterfront home speaks its own story through the shuffle of sands, humming of waves, and soft creaking of your very own dock. The Hamptons aren’t only the posh summer escape destination that combines high life and being “high on life”. It is also a home for the steadily growing number of homeowners and you can become one of them this year.


Unbeknownst to the average beachgoer or coastal tourist, privately owned land comprises a sizable portion of our nation’s public beaches. As shown in the above picture of a coastal town in northern Virginia, property lines for oceanfront lots frequently spill over onto adjacent beach land, sometimes even extending well into the sea. Private parcels such as these often contain within their boundaries strips of beach that are freely accessible to, and habitually used by, the public.

Owners of such parcels are often entirely unaware that their property lines extend onto the bordering shore. Owners who are privy to this fact tend to regard the overlapping land as belonging to the public, and they welcome public access (or at least accept it, however begrudgingly). Others, however, believe – and have been known to defend that belief, with varying success, in courts of law – that they are entitled to sole ownership of whatever portion of beach that falls within their property lines, and that public access should be restricted.

The relationship between public beach access and private property rights is a sticky, often complicated issue that has been the subject of countless legal disputes between private owners and municipal or state governments. The aim here is to clarify this confusing issue, to outline how public and private rights to beach access vary among states, and to demonstrate why an understanding of this matter is essential when considering an oceanfront purchase.

Public trust doctrine – the ancient legal principle stipulating that a government may retain and protect certain resources for public use – is responsible for establishing the common law right of state governments to hold in trust all beaches for public use. Today, each individual state is responsible for articulating, interpreting, and enforcing the particular guidelines that determine which beach land may be designated as public.

In most states, public trust doctrine affords the public unrestricted access to all beach land below what is known as the ‘mean high tide line’ – the average line on the shore reached by water at high tide. Citizens are free to use all land located below the mean high tide line – what is referred to as ‘wet beach’ – for fishing, boating, sunbathing, or simply strolling along the shore, and private owners are prohibited from owning this land. Private owners are typically free to own the beach above the mean high tide line, however – what is referred to as ‘dry beach’ – and are in some states legally allowed to restrict public access to that land at their own discretion.

In Delaware, Maine, Massachusetts, Pennsylvania, and Virginia, it is the mean low tide line that demarcates the public from private land. In other words, only the land below the average shoreline formed at low tide belongs to the public, and private owners can own land all the way down to that shoreline. The public is allowed access to the wet beach, though it doesn’t belong to them, and they are generally barred access to the dry beach unless, as in some cases, the private owners allow for public access, or sell the rights to the public access to their local or state government.


At the other end of the spectrum, Hawai’i, Louisiana, and Washington grant the public unrestricted access to all beach land and prohibit private buyers from buying any shore property, period. In these cases, the beach is generally understood as the land spanning from the ocean water at low tide all the way to the vegetation line, or where the sand ends. In Oregon, Texas, and New Jersey, private buyers may own dry beach that falls within their property lines, but the public is still guaranteed unfettered access to that beach, regardless of its private ownership; wet beach belongs entirely to the public.

When it comes to the increasing public access to beaches, each coastal state faces a unique set of challenges. Different policy restrictions, economic limitations, physical barriers, and population needs all impact a state’s capacity to provide adequate public access to its seashores.

If you are looking to purchase an oceanfront property, an understanding of the public trust doctrine and how it relates to private property rights in whichever state(s) you’re considering is essential. If you don’t like the idea of tourists romping about on your beach property, and would prefer the solitude that private beach access affords you, you might confine your search to the five states in which beach access is more widely restricted to the public, and private beach ownership more feasible. If you are more receptive to the idea of a bustling beach scene just steps from your home and would prefer the friendly, communal feel of beachgoers from far and wide sharing the beach in your backyard, you might be more drawn to properties in the six states in which public access to beaches is most protected.