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A unique waterfront compound in East Hampton, New York, featuring two distinct residences on over 4 acres, has entered the market for $11.5 million. The property, known as Marshouse, is significant for its modernist architecture and offers a rare blend of historical design and modern amenities, making it a notable opportunity for buyers seeking a serene, year-round retreat.
What is the architectural significance of the main house? The main residence, Marshouse, was designed in 1974 by architect Hamilton Smith, a partner at the renowned firm Marcel Breuer and Associates. This connection places the home within a significant lineage of American modernist design, known for its emphasis on clean lines, functionality, and simplicity. The house exemplifies these principles with its open-concept living space, where the kitchen, dining, and living areas flow seamlessly together. The property has undergone several updates since its construction and is now fully winterized for year-round living, a key consideration for potential buyers. The extensive use of cypress wood for both interior and exterior cladding adds to its character; this wood is chosen for its durability and natural resistance to water and decay.
What features does the guest house offer? Situated on a contiguous 1.7-acre lot adjacent to the main property, the guest cottage is a ranch-style home with three bedrooms and two full bathrooms. This separate residence provides significant flexibility. It can be used "as is" for guests or family members, or it presents a potential redevelopment opportunity, subject to local zoning regulations. This dual-residence setup is a valuable feature for those who require multi-generational living space or a dedicated rental income unit, enhancing the property's overall investment potential.
How does the property’s location and landscape enhance its value? The compound’s location is a primary asset. The main house faces Accabonac Harbor, and a terraced deck creates a feeling of floating above the marsh, offering constantly changing water views. The landscape, designed by noted landscape architect Edwina von Gal, is described as "organic and toxin-free" and includes verdant gardens. A boardwalk leads directly to the water, emphasizing the property's private waterfront access. Its proximity to the town of East Hampton and popular spots like Louse Point Beach combines tranquility with convenience. For a luxury real estate transaction, understanding property transfer taxes—a levy imposed when a property title is transferred from one owner to another—is essential for accurate financial planning.
What are the key takeaways for a potential buyer? This East Hampton listing stands out for its architectural pedigree and versatile two-home configuration. The combination of a historically significant modernist main house and a adaptable guest cottage on a large, landscaped parcel is uncommon. Key features like being fully winterized, having an electric-vehicle charging station, and the organic landscaping by a recognized expert add substantial modern value to the historic structure. Prospective buyers should prioritize a professional inspection to verify the condition of updates and the unique cypress wood construction.
