Heard a listing brag about being “south of the highway” and wondered if you missed a secret handshake? In Bridgehampton, that phrase gets tossed around like everyone was born knowing what it means. If you’re comparing neighborhoods, budgets, beach access, or rental potential, you deserve clarity — not coded language. Here’s the straight talk.
What it actually means in Bridgehampton
“The highway” is Montauk Highway. South of it just means the ocean side — closer to the beaches, dunes, and that salty breeze you claim you don’t need but actually do. It’s local shorthand, not a legal boundary, but agents love it because it signals proximity to the Atlantic.
When you see it in a listing, think: Montauk Highway → dunes → ocean → you.
Lifestyle: what really changes
If being able to stroll or bike to the beach makes your day, this side of the highway gives you a leg up. Some blocks get you to the sand faster than you can parallel-park on Main Street in August.
Privacy also tends to go up a notch. Many streets have larger lots, natural screening, and that softer, quieter coastal feel. But don’t assume — in the Hamptons, one block can change everything.
As for day-to-day life, you’ll still be close to Bridgehampton’s staples. Craving a long lunch at Tutto Il Giorno? Need a last-minute gift from Milk Pail Market? Or want to browse Bridgehampton Commons like it’s your personal supply closet? You’re minutes away from either side of the highway.
Pricing: the part everyone cares about
Yes, south of the highway often carries a premium. It’s the old real estate rule: supply is tight, demand is strong, beach proximity is basically a performance-enhancing drug for pricing.
But don’t treat it as gospel. A house with better elevation, better access, or a cleaner sightline can out-value a “south” address in name only. Micro-location wins every time.
Due diligence: non-negotiable
Being near the ocean means dealing with ocean issues. Before you get too attached, confirm:
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Flood zone: Pull the FEMA map and ask for an Elevation Certificate. No one likes surprises from insurance companies.
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Beach access: Public? Association? Easement? A friend of a friend? You want the real answer in writing.
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Septic: Many homes still run on traditional systems. Upgrades can be required for expansions.
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Coastal rules: Dunes, wetlands, erosion zones — these aren’t suggestions, they’re laws. Renovation plans need to respect them.
Quick checklist when a listing says “south of the highway”
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Exact address and distance to the beach
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Access type (public vs. private vs. wishful thinking)
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Flood zone + elevation
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Lot size, setbacks, and environmental overlays
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View corridors and vegetation restrictions
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Traffic patterns and parking realities
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Septic status and expected upgrades
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Easements + title details
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Recent comps on that specific block
A simple framing
South of the highway: beach-oriented lifestyle, tighter inventory, higher prices, heavier regulation, more seasonal energy.
North of the highway: bigger parcels, more year-round neighbors, broader pricing and design options.
One isn’t “better.” The right choice depends on how you live — or how you want to live once you finally get your toes in that sand.
How to shop smarter
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Rank what matters most: beach, privacy, rental ROI, views, renovation appetite.
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Walk or bike the access — don’t rely on “trust me, it’s close.”
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Pull flood and septic info early so you’re comparing apples to apples.
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Build your comp set at the block level, not the ZIP code.
Work with someone who knows the terrain
Buying near the ocean can be wildly rewarding — as long as you know what you’re looking at. Twenty-five years on the East End and $800M+ in sales later, I’ve walked every one of these blocks more times than I’d like to admit. I can tell you which streets flood, which stay quiet in August, which have protected view corridors, and which rentals actually perform.
If you're debating whether south of the highway is the right move, let's walk it, map it, and price it — no guesswork.
Ready to dig into specifics? Book a Market Consultation with Bill Williams.
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