By Susan Breitenbach
If you’re thinking about buying or selling a property in the Hamptons, ROI should be part of the conversation from the very beginning. Whether you’re an investor or a homeowner looking to maximize value, understanding what truly impacts return in this market is critical. I’ve spent decades helping clients make strategic decisions here, and I can tell you—ROI in the Hamptons isn’t just about location. It’s about timing, quality, design, and long-term positioning.
Key Takeaways
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ROI depends on more than location—it’s about the full value package.
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Design consistency and property condition strongly influence resale.
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Rental potential and local regulations affect short-term income ROI.
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Off-market timing and professional presentation can improve returns.
The Role of Location—And Its Limits
Yes, location is always important—but in the Hamptons, it’s not just about being near the water. ROI is affected by micro-location factors: road noise, beach access rights, village regulations, and even the lot shape. I help clients dig deeper than zip codes to understand what really adds value.
Location Details That Influence ROI
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Proximity to Ocean or Bay Access
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Street Appeal and Setback From Road
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Inclusion in High-Value Villages (e.g., East Hampton Village)
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Privacy From Neighbors and Through-Traffic
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View Corridors and Natural Surroundings
A “great location” can mean different things depending on your buyer pool—whether it's seasonal renters, long-term end users, or developers.
Design and Architecture: Visual ROI
A home’s design plays a major role in its value trajectory. Buyers in the Hamptons aren’t just paying for square footage—they’re paying for architecture, flow, and finish. I regularly advise sellers on upgrades that yield higher returns and prevent properties from sitting on the market.
Design Elements That Affect Resale and Perception
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Timeless Architecture vs. Trend-Driven Builds
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High-Quality Materials (Limestone, Wide-Plank Floors, Steel Windows)
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Consistent Interior Styling Throughout
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Indoor-Outdoor Integration and Natural Light
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Functional Layouts With Entertaining Spaces
Homes with design cohesion show better, appraise stronger, and often sell faster with fewer concessions.
Property Condition and Maintenance
Well-maintained homes hold their value better—and reduce buyer concerns during inspection. ROI can take a hit when deferred maintenance shows up in ways buyers don’t expect. I work with clients pre-listing to fix the things that could undermine their price point.
Condition Issues That Can Reduce ROI
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Aging Roofs, Windows, or Siding
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Outdated Mechanical Systems
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Deferred Landscaping and Drainage
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Poor Exterior Paint or Shutters
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Cracked Driveways or Failing Decking
Spending $25K to correct visible wear can preserve—or even boost—a seven-figure return.
Rental Income Potential
For investors or second-home buyers, rental potential is a key part of the ROI equation. But short-term income depends on legal allowances, seasonal demand, and property readiness. I help clients price correctly and choose properties that align with real rental behavior—not assumptions.
Rental Factors That Affect Return
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Minimum Stay Requirements by Township
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Peak Season Availability (June–September)
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On-Site Amenities: Pool, Guest Suite, Outdoor Kitchen
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Furnishings and Style for Short-Term Tenants
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Proximity to Beaches, Villages, and Transportation
In top-performing areas like Amagansett or Sag Harbor, a properly permitted, fully equipped home can generate substantial seasonal returns—if managed correctly.
Market Timing and Strategy
Timing is everything—especially when listing a home for sale. Properties that hit the market too early or too late in the season can miss key buyer windows. Likewise, pricing too aggressively can backfire. I advise clients on when and how to go to market based on current inventory, demand cycles, and long-term value positioning.
Timing Variables That Influence ROI
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Listing in Spring vs. Fall Markets
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Selling Pre-Renovation vs. Post-Renovation
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Local Inventory Levels in Similar Price Brackets
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Interest Rates and Luxury Buyer Activity
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Private Sale vs. Public Listing Strategy
I help clients choose the right launch strategy, whether it’s a full-market roll-out or a quiet introduction to qualified buyers.
Off-Market Sales and ROI Potential
Some of the best returns I’ve helped clients realize came from off-market deals. These can include seller-direct opportunities, pre-renovation pricing, or limited-listing exclusives. ROI often improves when competition is lower and negotiations are strategic—not reactive.
Why Off-Market Deals Can Improve ROI
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Less Pricing Pressure From Public Days-on-Market Metrics
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Flexible Negotiation Timeline
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Access to Unique Inventory With Expansion Potential
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Discreet Buying or Selling for Tax/Privacy Reasons
This approach requires deep local access—but when executed well, it often produces superior outcomes for both buyers and sellers.
FAQs
Does Adding a Pool Always Increase ROI?
In most Hamptons markets, yes—especially if the home lacks one. But size, placement, and design matter. Poorly executed pools can actually detract from value.
How Do Rental Permits Affect Property Value?
Significantly. A home with a valid rental permit is more attractive to investors and second-home buyers, especially in strict townships like East Hampton or Southampton.
Is Renovating Before Selling Always Worth It?
Not always. I help clients calculate potential return vs. carrying cost. Sometimes strategic staging and minor upgrades make more sense than major overhauls.
Contact Me Today
If you're planning to buy, sell, or hold property in the Hamptons, I can help you make smart, ROI-driven decisions. From pricing strategies to renovation planning, I offer the insight and data you need to protect and grow your investment.
Reach out to me, Susan Breitenbach, and let’s talk about your goals. I’ll show you how to position your property—or your next purchase—for the strongest possible return in the Hamptons luxury market.
Reach out to me, Susan Breitenbach, and let’s talk about your goals. I’ll show you how to position your property—or your next purchase—for the strongest possible return in the Hamptons luxury market.
