What makes Long Island worth exploring

Long Island is one of those places that keeps surprising you. Stretching more than 100 miles into the Atlantic Ocean, it packs an unlikely mix of experiences into a single region such as barrier island beaches, Gilded Age estates, working farms, maritime villages, and some of the best seafood on the East Coast. It runs from the dense suburban communities of Nassau County all the way to the quiet eastern tips of the North and South Forks, with plenty of character in between. And with the Long Island Rail Road connecting Penn Station directly to towns across the island, it's never been easier to get out here, whether you're coming for a day or staying for the weekend.

Key takeaways

• Long Island spans over 100 miles and offers beaches, historic estates, wine country, and maritime villages all within one region
• Each area has its own identity: The Gold Coast North Shore, the barrier island South Shore, and the agricultural East End all offer different experiences
• The best time to visit depends on what you want: summer for beaches, fall for vineyards, winter for seal watching
• A car is recommended for getting the most out of the island, though the LIRR makes many destinations reachable without one
• Beechwood Homes offers four communities on Long Island: The Waterways (55+, South Shore waterfront) and Country Pointe Preserve (55+, central Suffolk) for buyers who want to make the island home; The Selby and Vanderbilt in central Nassau for those who prefer luxury rental living steps from Eisenhower Park and easy access to the city

Getting to and around Long Island

The LIRR is your friend, especially if you're coming from New York City. It runs regularly to destinations like Montauk, the Hamptons, and Port Jefferson, meaning you don't necessarily need a car to get started. That said, if you want to explore beyond the train-accessible hubs, a car makes a real difference. Many of the island's best beaches, nature preserves, farm stands, and wineries aren't within walking distance of any station. One practical note: summer weekends on the Long Island Expressway (I-495) can be genuinely brutal, particularly Friday evenings heading east and Sunday afternoons coming back. Leave early if you can. The island's linear geography actually works in your favor for planning — you can build a straightforward route from west to east, or zero in on a single region without too much backtracking.

The North Shore: Gold Coast mansions and hidden beaches

The North Shore has a nickname that's stuck for good reason. Known as the "Gold Coast," this stretch of coastline was where New York's wealthiest families built their estates during the Gilded Age, and a surprising number of those properties are still worth visiting today. Caumsett State Park in Lloyd Neck was once the Marshall Field estate, and it now offers miles of hiking trails, freshwater fishing, and sweeping views of Long Island Sound. Old Westbury Gardens is another standout, a preserved English manor house set on 160 acres of formal gardens that open to the public each season.

Beyond the estates, the North Shore has a quieter, less crowded beach scene compared to the South Shore. Long Island Sound beaches tend to have calmer water, which makes them a good pick for a day trip. And if you're interested in history that goes beyond mansion tours, Garden City's Museum Row is worth a dedicated stop. The Cradle of Aviation Museum does a genuinely impressive job of telling the story of Long Island's role in early flight, from the Wright brothers era through Charles Lindbergh's preparations for his transatlantic crossing and beyond to the Apollo program. It sits alongside the Long Island Children's Museum and the Nassau County Firefighters Museum, all within the same campus on the former Mitchel Field site — meaning you can spend a full morning or afternoon across several institutions without getting back in the car.

The South Shore: barrier islands and classic beach days

If you picture a classic Long Island beach day, you're probably picturing the South Shore. This is where a chain of barrier islands sits between the Atlantic Ocean and the Great South Bay, forming one of the most recognizable stretches of coastline in the Northeast. Jones Beach State Park is the anchor of it all — wide white sand, a long boardwalk, and a summer concert venue that draws big names every season. It's also one of the most visited beaches in the country, so managing your expectations about parking in peak season is worth it.

For something a little different, Fire Island National Seashore offers a completely car-free experience. The only way in is by ferry from Bay Shore or Sayville, which immediately changes the atmosphere. Once you're there, you'll find pristine beaches, the historic Fire Island Lighthouse, and trails through the Sunken Forest. Back on the mainland, the Great South Bay itself is worth exploring — it's popular for boating, kayaking, and clamming, and reflects the kind of working waterfront culture that has defined this part of Long Island for generations.

The East End: Hamptons, farmland, and the Forks

The East End is really three distinct experiences depending on which fork you take.

The Hamptons (South Fork)

• The South Fork is anchored by a string of well-known villages, including Southampton, East Hampton, Bridgehampton, and Sag Harbor — each with its own feel, from polished and resort-like to genuinely historic and walkable.
• Coopers Beach in Southampton consistently earns a spot on national best-beaches lists, and for good reason. The sand is fine, the water is clean, and the setting is hard to beat.
• Sag Harbor is worth a dedicated afternoon: independent bookstores, good restaurants, and a whaling museum that tells the story of the village's maritime past without feeling like a tourist trap.

Montauk ("The End")

• Montauk sits at the very tip of the South Fork, and it has always had a different energy than the Hamptons villages — more surf culture, less scene, and a lot more open space.
• The Montauk Point Lighthouse, commissioned by George Washington in 1792, is New York State's oldest lighthouse and worth the drive just for the views from the top.
• Montauk Point State Park wraps around the lighthouse with rugged coastal trails, and in winter it becomes one of the best places on the island to watch seals. Whale-watching boats head out from Montauk Harbor seasonally and regularly spot humpbacks and finbacks.

The North Fork

• The North Fork is quieter and more agricultural than its southern counterpart, with dozens of family-owned wineries running along Route 25 — Long Island's wine country in the truest sense.
• Fall is the ideal season out here, when the harvest festivals are running, the farm stands are full, and the foliage along the Sound is at its best.
• Greenport is the North Fork's main town, with a historic carousel on the waterfront, solid dining options, and ferry service over to Shelter Island.

Iconic landmarks you shouldn't miss

Long Island has no shortage of places that are worth going out of your way for. Here are eight that stand out across the island:

1. Montauk Point Lighthouse: Commissioned by George Washington in 1792, this is the oldest lighthouse in New York State. Visitors can climb to the top for panoramic views of the Atlantic and, on clear days, see all the way to Block Island.
2. Fire Island Lighthouse: This 168-foot tower sits within the Fire Island National Seashore and is only reachable by ferry. The surrounding seashore offers trails, beaches, and a stretch of protected coastline that feels genuinely removed from the rest of the island.
3. Old Westbury Gardens: A well-preserved Gilded Age estate with formal English gardens spread across 160 acres. It opens seasonally and hosts special events throughout the year.
4. Cradle of Aviation Museum: Located in Garden City, this museum traces Long Island's outsized role in aviation history, from early experimental flights through the Apollo program and beyond.
5. Long Island Aquarium (Riverhead): Shark exhibits, a coral reef tank, interactive stingray and butterfly encounters — the aquarium is a highlight of Riverhead's downtown and draws visitors year-round.
6. Caumsett State Park: One of the largest undeveloped properties in the New York metropolitan area, the former Marshall Field estate now offers hiking, birdwatching, and freshwater fishing in a setting that feels far removed from suburbia.
7. Eisenhower Park: At 930 acres, this East Meadow park is larger than Central Park and one of Nassau County's most versatile green spaces, with golf, tennis, pickleball, an aquatic center, and an ice skating rink spread across its grounds.
8. Bethpage State Park: Home to the Black Course, one of the most celebrated public golf courses in the country and the site of multiple U.S. Opens, Bethpage in Farmingdale is a destination for serious golfers well beyond Long Island. Five courses at varying skill levels make it worth the trip whatever your game.

Family-friendly attractions and educational experiences

When the grandkids come to visit, Long Island has plenty to keep them genuinely occupied. The Long Island Explorium in Port Jefferson is a hands-on science and nature center for children from infants through sixth grade, with interactive exhibits and STEAM programming that kids tend to enjoy rather than just tolerate. In Farmingdale, Adventureland offers classic amusement park rides and games at a pace that doesn't overwhelm younger children the way larger theme parks can.

For a full day with real educational value, Garden City's Museum Row is worth planning around. The Long Island Children's Museum anchors the cluster with hands-on exhibits for toddlers through early teens, and it sits alongside the Cradle of Aviation Museum and the Nassau County Firefighters Museum, making it easy to cover several institutions without getting back in the car. The Long Island Aquarium in Riverhead is another strong option, with live animal encounters and behind-the-scenes tours that give kids a genuine sense of what marine conservation looks like. And if the timing is right, the island's farm stands offer pick-your-own strawberries in spring and apples and pumpkins in fall — simple outings that are easy to pull off and tend to be a hit across generations.

Food, seafood, and agritourism

Long Island's relationship with food is inseparable from its geography. The water shapes everything: fresh lobster rolls, clam chowder, and locally harvested oysters show up on menus from the South Shore to the East End, and the quality is consistently good because the sourcing is local. The casual side of Long Island dining, including roadside seafood shacks, old-school diners, ice cream stands that have been there for decades — is as much a part of the experience as any upscale restaurant, and arguably more authentic.

The North Fork wine region has been gaining serious recognition over the past decade, with whites and rosés from local vineyards earning attention well beyond the island. Most wineries along Route 25 welcome walk-ins for tastings and run seasonal harvest events that are worth planning around. Farm stands run the length of the island from late spring through fall, stocked with locally grown produce, fresh-cut flowers, and homemade preserves. And for those interested in the higher end of the food scene, the Hamptons and Montauk have a strong farm-to-table culture that draws on everything the surrounding land and water has to offer.

Best time to visit and seasonal highlights

Long Island genuinely offers something worth visiting for in every season, it just depends on what you're after.

Summer (June–August)

• Peak beach season, with Jones Beach, Fire Island, and Coopers Beach all at their busiest and best
• Outdoor concerts, water sports, and waterfront dining are in full swing
• Plan around the traffic: Friday evenings eastbound and Sunday afternoons westbound on the LIE can add hours to a trip

Fall (September–November)

• After Labor Day, crowds thin out noticeably and accommodation prices drop across the East End
• North Fork vineyard season peaks in fall, with harvest festivals and pick-your-own farm experiences at their best
• Foliage along the North Shore and East End adds a layer of color that summer doesn't offer

Winter (December–February)

• Montauk Point State Park becomes one of the best seal-watching spots on the East Coast during the colder months
• The East End quiets down significantly, with many seasonal restaurants and shops closing, but the solitude has its own draw
• Year-round indoor attractions like the Cradle of Aviation and Long Island Aquarium remain fully open

Spring (March–May)

• Old Westbury Gardens starts to bloom, and the North Shore comes back to life before the summer crowds arrive
• Good hiking conditions at Caumsett State Park and Montauk Point State Park
• Whale-watching season picks back up as humpbacks return to feeding grounds off Montauk

Four ways to live the Long Island dream

For some people, a weekend trip to Long Island turns into something more — a realization that this is actually where they want to be. Beechwood Homes offers four distinct communities on the island, from gated 55+ waterfront living to luxury rentals in central Nassau, each built to the same standard of quality that defines everything Beechwood builds.

Properties to Own

Beechwood at The Waterways

Moriches, a quiet hamlet on the South Shore, is one of those places that tends to leave that kind of impression. It has the small-town character, the waterfront access, and the proximity to the Hamptons and East End that make it a genuinely appealing place to retire on Long Island. And for those ready to make that move, Beechwood at The Waterways offers something rare: the chance to own a newly built home in a gated 55+ community right on the shores of Moriches Bay. It's waterfront living without the compromises that usually come with it, in one of the South Shore's most sought-after coastal settings.

The location puts you close to everything covered in this guide: pristine ocean beaches, the Hamptons, and the North Fork wine country are all within easy reach. Smith Point Beach is ten minutes away, and the Forge River provides direct access to Moriches Bay for boating, kayaking, and paddleboarding. The community itself is built for an active coastal lifestyle, with a private marina, resort-style waterfront pool and deck, clubhouse, tennis and pickleball courts, bocce, fitness center, and walking trails. Four home designs are currently available — The Andover, The Barclay, The Caldwell, and The Devon — ranging from $660,000 to $825,000.

As a new construction community, The Waterways gives buyers something the existing housing market on Long Island rarely offers: the opportunity to get into a well-designed home in a prime waterfront location, with the ability to personalize it before it's built. The sales office at 619 Water Way in Moriches is open Thursday through Monday by appointment. You can view the community siteplan online or learn more about the advantages of buying early in a new development before reaching out.

To schedule a tour or connect with the sales team, contact us.

Country Pointe Preserve

For those drawn to Long Island's wooded interior rather than its waterfront, Country Pointe Preserve in Yaphank offers a different kind of 55+ lifestyle — quieter and more tucked away, but equally well-appointed. Set among mature trees in central Suffolk County, the gated community pairs resort-style amenities with the kind of natural setting that's harder to find closer to the water. Residents have access to a clubhouse, heated pool with poolside bar, fitness center, all-season indoor/outdoor pickleball pavilion, golf simulator, billiards room, and walking trails — all within a low-maintenance community designed for active adults. On-site at The Boulevard, you'll also find everyday conveniences including a Walmart, Starbucks, Bagel Boss, and Northwell Urgent Care.

The location works well for anyone who wants access to the full range of Long Island experiences without committing to the South Shore or the East End exclusively. The North Fork wine country, the Hamptons, and the South Shore beaches are all within easy driving distance, and the community sits directly off LIE Exit 68. A new Yaphank train station is slated to open in 2026, adding another transit option to the Ronkonkoma LIRR line already 12 miles away. An extensive range of home designs are available — eight models from $665,000 to $960,000 — each built with the same Beechwood quality and attention to low-maintenance living that defines The Waterways. You can view the community siteplan online or explore available homes and pricing.

Get in touch with the Country Pointe Preserve sales team here.

Properties to Rent

The Selby

For those who want the full Long Island lifestyle without the commitment of a purchase, The Selby in Westbury offers something genuinely uncommon in this market — a hospitality-grade rental building where the finishes and service match what you'd expect from a high-end ownership product. Residences run from studios to three bedrooms starting at $3,800 per month, with Viking appliances, custom cabinetry, oak floors, and brushed brass fixtures throughout.

The building sits close to Eisenhower Park, a 930-acre county park larger than Central Park, with golf, tennis, pickleball, an aquatic center, and skating. Roosevelt Field Mall is minutes away for everyday shopping, and the Westbury LIRR station is about six minutes by car, putting Penn Station roughly 40 minutes out — a real advantage for anyone who still has regular ties to the city. Jones Beach is 18 minutes away, and Bethpage State Park, home to multiple U.S. Opens, is within easy reach for anyone who wants access to some of the best public golf on the East Coast.

The building's amenities are anchored by a 1,500-square-foot pool terrace, a Tranquility Spa, The Shed Restaurant for all-day dining, a fitness studio, dedicated yoga room, club room, library with fireplace, screening parlor, and a private dog park. For those who want the feel of a well-run hotel alongside the stability of a real home, The Selby is worth a serious look.

Get in touch with the Selby’s sales team here.

The Vanderbilt

The Vanderbilt occupies a category of its own on Long Island. It's the only address on the island that combines residential living with a boutique hotel, a full-service restaurant in Juniper, and an on-site social venue in The Comet Club — a combination that changes the day-to-day feel of living here in ways that are hard to replicate elsewhere.

One and two-bedroom residences range from $5,499 to $7,099 per month, with nine-foot ceilings, walnut floors, GE Café appliances, Silestone countertops, and private balconies on select layouts. Covered parking and 24-hour front desk service come standard, and the amenities include a heated outdoor pool with private cabanas, a poolside bar, pickleball and bocce courts, a yoga studio, fitness center, and a screening room.

The central Nassau location puts an impressive range of the island within easy reach. Roosevelt Field Mall is seven minutes away, Eisenhower Park nine, and Jones Beach eighteen. The Westbury LIRR station connects to Manhattan in about 35 minutes, and both JFK and LaGuardia are under 30 minutes by car. For anyone who's weighed ownership against flexibility and landed somewhere in between, The Vanderbilt makes renting feel like a deliberate choice rather than a compromise.

Get in touch with the Vanderbilt’s sales team here

FAQs

Here are answers to some of the most common questions about Long Island exploration and planning a visit.

1. What is Long Island most famous for?
   Long Island is best known for its beaches, including Jones Beach, Fire Island, and the Hamptons, as well as the Gold Coast mansions of the North Shore, the Montauk Point Lighthouse, and the East End wine country along the North Fork.
   
2. How far is Long Island from New York City?
   Long Island begins at the East River, immediately adjacent to Manhattan. Nassau County starts roughly 20 miles from midtown, while Montauk at the eastern tip sits about 120 miles away. Drive times can vary considerably depending on traffic, particularly in summer.
   
3. Are there 55+ communities on Long Island near the water?
   Yes. Beechwood Homes offers two 55+ communities on Long Island to suit different lifestyles. Beechwood at The Waterways in Moriches is a new construction gated community situated directly along Moriches Bay, with a private marina, resort-style waterfront pool, and easy access to the Hamptons and East End beaches. Country Pointe Preserve in Yaphank offers a wooded, resort-style setting in central Suffolk County, with access to the North Fork wine country, the South Shore beaches, and the Hamptons, all from a quieter, more private enclave.
   
4. What are the best beaches on Long Island?
   Top options include Coopers Beach in Southampton, Jones Beach State Park in Wantagh, Robert Moses State Park on Fire Island, and the ocean-facing beaches in Montauk. Each one has a distinct character, from wide and lively to quiet and scenic.
   
5. When is the best time to visit Long Island?
   Summer is the peak season for beaches and outdoor activities. Fall is arguably the most well-rounded time to visit. The weather is mild, the wine country is in harvest season, and the crowds are gone. Winter has its own appeal, particularly for seal-watching at Montauk Point.
   
6. Does Beechwood Homes offer rental options on Long Island?
   Yes. Beechwood offers two luxury rental buildings in central Nassau. The Selby in Westbury is a hospitality-grade building with studios through three-bedrooms from $3,800 per month, steps from Eisenhower Park and six minutes from the Westbury LIRR. The Vanderbilt combines luxury residences with an on-site boutique hotel, Juniper restaurant, and The Comet Club social venue, with one- and two-bedroom apartments from $5,499 to $7,099 per month. Both are 25 miles from New York City, with JFK and LaGuardia each under 30 minutes away.

A New Chapter Worth Thinking About

More and more people are finding themselves in a familiar conversation lately. A friend mentions they just put a deposit down on a place in an active adult community. A neighbor is listing their house and heading somewhere smaller, warmer, and a lot less demanding. And somewhere in the back of your mind, you start wondering: is this something I should be thinking about too?

It is a question worth taking seriously. The pros and cons of a 55+ community are not always obvious from the outside, and what sounds appealing in theory can look very different once you dig into the details. These communities, also known as active adult communities, are age-restricted neighborhoods designed for residents aged 55 and older. They typically offer low-maintenance homes, shared amenities, and a ready-made social environment. For the right person, that combination is genuinely life-changing. For others, the tradeoffs are harder to swallow.

If you are in the early stages of researching your options, communities like Beechwood at The Waterways in Moriches, NY offer a useful real-world picture of what this lifestyle can look like: a gated waterfront community with new construction homes, resort-style amenities, and a private marina along the shores of Moriches Bay. 

But before you fall in love with any specific community, it helps to understand the big picture of what you are signing up for in a 55+ community. That is exactly what this article is here to help with.

Key Takeaways

• 55+ communities offer low-maintenance living, resort-style amenities, and a socially active environment designed specifically for this stage of life.
• HOA fees, guest and pet restrictions, and strict community rules are among the most important considerations to weigh carefully.
• These communities are designed for independent, active adults and do not typically offer on-site medical or assisted living services.
• Homes in 55+ communities are often built with age-in-place features like single-story layouts and wider doorways, reducing the need for future renovations.
• Reviewing the HOA's covenants, conditions, and restrictions (CC&Rs) before purchasing is one of the most important steps in the decision process.

The Pros of Living in a 55+ Community

For the right person, a 55+ community can feel like the lifestyle change they have been waiting for. Here is a closer look at what tends to make these communities so appealing.

• Low-Maintenance Living. 
  • HOA fees in most 55+ communities cover exterior landscaping, snow removal, roof repairs, and trash pickup, which means the chores that used to eat up your weekends are largely someone else's responsibility now. For many residents, this alone is worth the monthly cost. More time for travel, hobbies, and the people you care about is a pretty compelling trade.
• An Active, Built-In Social Life. 
  • These communities are intentionally designed to bring people together. Clubhouses, fitness centers, pickleball courts, gardening clubs, woodworking shops, and organized social calendars all make it genuinely easy to meet neighbors and build friendships. For anyone who is newly retired or relocating, that kind of built-in social infrastructure can make the transition feel a lot less daunting.
• Resort-Style Amenities. 
  • Pools, tennis courts, walking trails, and fitness centers that would cost a small fortune to maintain on your own often come standard in a well-designed 55+ community. It is the kind of access that used to require an expensive club membership, now included in where you live.
• A Quieter, More Secure Environment. 
  • Age restrictions tend to create calmer, quieter neighborhoods with less traffic and noise than a typical mixed-age street. Many communities also offer gated entrances or security patrols, which gives residents and their families an added layer of peace of mind.
• Homes Designed for This Stage of Life. 
  • New construction in 55+ communities is often built with age-in-place features in mind: single-story layouts, wider doorways, step-free entrances, and accessible bathrooms. These thoughtful design choices reduce the need for costly renovations later and mean the home can genuinely work for you long term.
• Potential Property Tax Benefits. 
  • In some areas, residents of 55+ communities may qualify for lower property taxes because they are not contributing to local school district funding. This varies by state and municipality, so it is worth researching what applies to any specific location you are considering.

The Cons of Living in a 55+ Community

Below is a list of real considerations, but not necessarily dealbreakers. They are worth understanding clearly so you can decide whether the tradeoffs work for your life.

• HOA Fees. 
  • The convenience of maintenance-free living comes at a cost. HOA fees in 55+ communities can run several hundred dollars per month and tend to increase over time. Before purchasing, it is worth asking for the current fee amount, the history of increases, and a clear breakdown of what is and is not covered.
• Stricter Rules and Restrictions.
  • HOAs in these communities often have detailed guidelines covering everything from how long grandchildren can visit, to parking rules, the number of pets you can have, and what changes you can make to the exterior of your home. The rules vary significantly from one community to the next, which is why reviewing the CC&Rs carefully before buying is so important.
• Limited Age Diversity. 
  • Living among peers who are in a similar stage of life can be deeply rewarding, but some people find that the absence of younger families and children makes the environment feel less dynamic over time. This is a personal preference worth honestly reflecting on, especially if you have always lived in mixed-age neighborhoods.
• No On-Site Medical Care. 
  • This is one of the most important distinctions to understand. 55+ communities are designed for active, independent adults. They are not the same as continuing care retirement communities (CCRCs) or assisted living facilities, and they do not provide medical care or daily living assistance. If health needs change significantly over time, residents may eventually need to relocate to a setting that can provide that support.
• Location Can Be a Factor. 
  • Some 55+ communities are situated in more suburban or rural settings, which can mean longer drives to specialized medical facilities, airports, or city amenities. This is worth evaluating honestly based on your lifestyle and how important proximity to certain services is to you day to day. For instance, to explore the location surrounding The Waterways, check out this article.

5 Things to Look for Before You Choose a 55+ Community

Choosing the right community comes down to doing a little homework upfront. Here is a practical checklist to help you feel prepared.

1. Read the CC&Rs Before Anything Else. The HOA's covenants, conditions, and restrictions govern almost everything about daily life in the community, from guest policies to what color you can paint your front door. Surprises after the fact can be frustrating, so this document deserves careful attention, ideally with a real estate attorney before you sign anything.

2. Understand the Full Cost of Living. The purchase price is only part of the financial picture. HOA fees, special assessments, property taxes, and any community-specific costs should all be factored into a realistic monthly budget. Asking about the history of HOA fee increases is a smart way to understand what costs might look like five or ten years from now.

3. Visit in Person and Spend Time There. No website or brochure can replace an actual visit. Spending a few hours in the community, touring the amenities, and talking to current residents will give you a far more accurate sense of whether the culture and lifestyle are a good fit. Residents are usually the most honest source of information about what day-to-day life is really like.

4. Think About Long-Term Needs. The right community is one that works not just for today's lifestyle but for the years ahead. Choosing a location close to quality healthcare, family, and the services that matter most to you personally is just as important as the amenities on site.

5. Evaluate the Builder and the Community's Track Record. The quality of construction, the responsiveness of community management, and the builder's overall reputation all have a real impact on what it feels like to live there. Researching the builder's history, reading reviews, and asking about warranty and service policies is time well spent before you commit.

Is a 55+ Community Right for You?

The people who tend to thrive most in 55+ communities are those who are genuinely ready to trade the demands of traditional homeownership for more time, more connection, and a lifestyle designed around what they actually enjoy. If that description resonates with you, this type of community is probably worth serious consideration.

The tradeoffs, particularly around HOA fees, community rules, and the absence of on-site medical care, are real and worth taking seriously. But for many people, those considerations are far outweighed by the day-to-day quality of life that a well-designed active adult community offers. Understanding the pros and cons of 55+ communities fully before you commit is the best way to make sure you are walking into a decision that feels right, not just one that sounds good on paper.

Experience a Great Fit with Beechwood at The Waterways

If waterfront living on Long Island sounds like your kind of next chapter, Beechwood at The Waterways is worth a closer look. This gated 55+ community sits along the shores of Moriches Bay in Moriches, NY, offering new construction homes, a private clubhouse, a resort-style waterfront pool, tennis and bocce courts, a private marina, and scenic walking trails, all just minutes from the Hamptons and the North Fork.

Beechwood has been building quality homes across New York for more than 40 years, and The Waterways reflects that commitment to thoughtful design and community. Whether you are just starting to explore your options or getting closer to a decision, the team is happy to answer questions and show you around.

Contact us to learn more or to schedule a tour!

55+ Community FAQs

What is the 80/20 rule in a 55+ community? 

The 80/20 rule is a federal housing guideline under the Housing for Older Persons Act (HOPA) that allows a community to qualify as age-restricted if at least 80% of its occupied units have at least one resident aged 55 or older. Individual communities still set their own policies within this framework.

What is the downside of 55+ communities? 

The most commonly cited drawbacks are HOA fees that can rise over time, strict rules around guests and pets, and the fact that these communities do not offer medical or assisted living services. For most people, these tradeoffs are manageable and worth understanding before purchasing.

What is the best age to move to a retirement community? 

Most people make the move in their late 50s to mid 60s, when they are still active and want to take full advantage of the lifestyle. The right age is ultimately personal and depends on health, finances, and readiness for a change.

Are 55+ communities the same as assisted living? 

No. 55+ communities are designed for independent, active adults and do not provide medical care or daily living assistance. If health needs change significantly over time, residents may need to transition to a continuing care retirement community (CCRC) or assisted living facility.

Can grandchildren visit a 55+ community? 

Yes, grandchildren can definitely visit, though stays are typically limited to somewhere between 30 and 90 days per year depending on the community's rules. Guest policies vary, so reviewing the HOA's CC&Rs before purchasing is always a good idea.

Sales begin at Beechwood’s new condos in Moriches 

• Beechwood launches pre-construction sales for a 55+ condo community in Moriches
• First phase includes 34 villa-style condos, part of a planned 100-home buildout
• Prices start in the mid-$600Ks with multiple floorplans and garage parking
• Development offers waterfront amenities including a marina, pool and clubhouse

The Beechwood Organization has launched pre-construction sales at its newest Long Island condo community. 

The Jericho-based developer is building 34 villa-style condos for buyers age 55 and over called Beechwood at the Waterways. The $20 million first phase of 34 condos in four buildings will eventually be joined by two more phases bringing a total of 100 homes to be built within the existing development of Waterways at Bay Pointe, a gated community established in 1985 with 346 homes. 

The development site was the subject of litigation for more than two decades, as it had previously been approved for a three-story apartment building, but was fought by the Waterways homeowner’s association and the Town of Brookhaven. Beechwood acquired the development rights and pivoted to two-story condos for the project, company CEO and founder Michael Dubb told LIBN. 

Four models at the new Beechwood development are being offered at pre-construction pricing starting in the mid $600,000s. The condos have two bedrooms, two to two-and-a-half bathrooms, and range in size from 1,485 square feet to 1,938 square feet. Each home has a one-car garage. 

Ground-level floorplans have basement options, a ground-floor primary suite, a covered front porch and rear patio. Upper-level floorplans have a primary suite and a second bedroom, a den, a mezzanine loft area, vaulted ceilings, a covered porch entry and private balcony. 

Amenities include a clubhouse, waterfront pool and deck, tennis courts, bocci courts, private marina and walking trails.  

Dubb has been familiar with the Waterways for a while, as his parents bought a condo there in 1990. 

“I am personally excited to bring new homes for empty nesters to Moriches. The hamlet is known for its small-town charm and scenic natural surroundings,” Dubb said in a written statement. “Here, buyers can remain close to friends and family on Long Island with lots to enjoy. At the Waterways, residents can also cast off from their private marina or play cards at the private clubhouse.” 

Construction of the Moriches project began last month, and occupancy of the development’s first phase is expected by the end of the year. Information on the new condos can be found at beechwoodhomes.com/waterways and sales appointments are now being scheduled at the project’s sales gallery at 619 Water Way. 

“The demand for our brand of new construction homes by Long Islanders who want to stay on Long Island and in a desirable location such as this one inspired us to build in Moriches,” Steven Dubb, Beechwood principal and president, said in the statement. “We believe our buyers at The Waterways will enjoy their beautiful new homes, the resort-style amenities and one of our region’s nicest coastal settings.” 

Most people looking at new construction homes focus on factors such as location, layout, or price, and those are important considerations. However, one factor that is often overlooked is timing. Buying early in a new development can give you a real edge. You may get a better price, more choices when it comes to lots and floor plans, and the chance to personalize your home in ways that might not be available later on. Plus, as housing becomes more limited in some markets, buying early can guarantee you a place in a competitive market.

If you’re thinking about building in a new community, it’s worth understanding why being among the first buyers can make a difference, financially and otherwise.

Understanding Phases of a New Development

When a builder opens a new community, homes are typically released in phases. These homes are allocated in batches to ensure sustainable logistics in the building process, but this also limits available inventory. Only a portion of the lots and floor plans are available to start. 

Buying early usually means you're getting in during one of the first phases—sometimes even before the model homes are finished. This is when pricing tends to be at its lowest and choices are at their widest. You might be working off floor plan brochures instead of finished homes, but in return, you’re often rewarded with better selection and potential savings.

For buyers who are comfortable making decisions before everything is fully built out, getting in early can offer some real advantages.

Financial Benefits of Buying Early

One of the biggest reasons to buy early is pricing. Builders often start with lower pricing to attract interested buyers. As demand grows and the community develops, prices naturally increase. Getting in early can mean locking in a better deal before those increases occur.

You might also see some incentives—things like design credits, closing cost assistance, or appliance upgrades. While many builders offer these features throughout the selling process, they are more common and available during this starting period.

Buying early can also give you a head start on equity. As home values rise throughout the build-out, early buyers often see their homes appreciate before they even move in.

Better Lot Selection

Early buyers usually get first pick of available lots, which can make a big difference in day-to-day living. That might mean choosing a corner lot, a cul-de-sac, a spot with more privacy, or something closer to planned amenities like parks or walking trails.

As more homes sell, those prime locations quickly disappear. Waiting until later phases often means settling for what’s left. If lot placement matters to you—and for many buyers, it does—being early gives you the most options and the fewest compromises.

Easier Logistics

Buying early often gives you more time to plan. With a longer construction timeline, you can prep your current home for sale, line up financing, or schedule a move that works for your family’s calendar.

There’s usually less pressure, too. You’re not competing with a long line of buyers, and builders tend to be more flexible early on with things like move-in dates or minor changes to the build schedule. If you need time to get everything in order, buying early can take some of the stress out of the process.

Satisfaction in Home and Community

Finances and logistics aren’t the only positives to buying early. Early homebuyers tend to enjoy more satisfaction with their home and community as a whole.

There’s a sense of ownership and pride that comes from being invested in something from its beginning. Early buyers often feel more connected to their home and neighborhood because they got to watch it grow around them. You meet new neighbors as they arrive, watch community amenities come to life, and see the culture take shape in real time.

Early involvement can make your home feel more personal. Instead of stepping into something already built and lived-in, you’re helping create it—both physically and socially.

Potential Considerations to Keep In Mind

Buying early comes with clear advantages, but it’s worth being aware of a few trade-offs. For one, construction may still be underway around your home for a while. While your builder will try to work quickly and quietly, you may have to deal with some additional noise or dust for a short period of time.

Some features of the community—like pools, parks, or clubhouses—may not be ready when you move in. If access to those amenities is a big part of your decision, it’s good to ask when they’re expected to open.

Finally, timelines are also prone to shift as building progresses. Weather, supply issues, or permitting delays might affect your move-in date. That’s why it helps to work with a builder who communicates clearly and gives realistic updates along the way. Beechwood Homes, for example, works with homebuyers to ensure that all considerations are communicated as soon as possible.

None of these issues are dealbreakers for most early buyers, but they’re worth thinking through so you can plan with clear expectations.

What Questions Should You Ask the Builder?

If you’re thinking about buying early in a new development, asking the right questions can help you feel more prepared and confident. Here are a few to bring to your builder or sales team:

1. What phase is the community in, and how many homes are planned?

This gives you a feel for the progress of the community and how much choice you’ll have in lot selection.

2. What incentives are offered for buyers at this phase?

Some builders offer pricing deals, upgrades, or help with closing costs - especially early on.

3. What lots and floor plans are available?

In many developments, especially master-planned communities, there are a finite number of floor plans and home types. If you’re later in the build, your options may be more limited.

4. When will community amenities be completed?

If features like parks, pools, or clubhouses are important, find out when they’ll be usable.

5. What happens if delays occur?

It’s smart to know how the builder handles scheduling changes or unexpected issues.

Is Buying Early Right for You?

Buying early in a new development might seem intimidating for some, but for many homebuyers, it offers real advantages. From better pricing and lot selection to a smoother decision-making process, there are plenty of reasons to consider getting in at the start.

It helps to go in with the right questions and clear expectations. When you do, the process tends to feel more rewarding and less rushed. If you’re exploring new construction communities, including those built by trusted names like Beechwood Homes, taking a closer look early in the process could be a smart move.

Contact Beechwood Homes today to learn more about some of our new projects and developments.

Brookhaven Town and a Jericho developer are proposing a plan to build about 600 homes in downtown Mastic Beach and add tens of thousands of square footage for shops and restaurants as part of a $400-500 million effort to redevelop the hamlet's blighted business district.

The plan, which will require multiple zoning changes and other approvals by the Brookhaven Town Board, was unveiled Thursday night to a crowd of about 800 people who jammed into an auditorium at William Floyd High School in Mastic Beach.

Steven Dubb, principal of the Beechwood Organization, which was tapped by Brookhaven two years ago to serve as the project's master developer, outlined a plan involving as many as 140 properties on 37 acres in a triangle-shaped area along Neighborhood and Commack roads and Doris Drive. The idea is to turn that half-mile stretch into a modern downtown with upper-floor apartments topping ground-level stores, condominiums, town houses, parking garages, and upgraded streets, sidewalks and stormwater drains, he said.

Brookhaven officials and Mastic Beach civic leaders have said they see the project as the former village's best bet to end decades of downtown deterioration and reverse the hamlet's declining economic fortunes.

WHAT NEWSDAY FOUND

• Brookhaven Town and Jericho developer Beechwood Organization on Thursday unveiled plans to redevelop downtown Mastic Beach, adding about 600 homes and 130,000 square feet of space for restaurants and shops.
• Supporters see the plan as the former village's best bet for stemming blight and economic deterioration.
• The project requires multiple zoning changes and site plan approvals from the Brookhaven Town Board.

You’ve likely seen the signs: Country Pointe, The Selby, Meadowbrook Pointe.

Maybe you toured one of the model homes. What you might not know is that many of the premier residential communities rising across the region are the work of a Long Island-based father-and-son team leading one of the most prominent private homebuilders in the Northeast.

Michael and Steven Dubb of Beechwood Homes (pictured, R-L) are behind it all.

The Jericho-based firm was recently ranked the No. 1 residential builder in New York State for the second consecutive year, according to the 2024 Housing Giants report from Pro Builder magazine.

In 2023 alone, Beechwood delivered 160 homes across active developments in Nassau, Suffolk and Saratoga counties.

It’s been a banner year for the company — and with dozens of projects underway or in the pipeline, we compiled a full list of Beechwood’s newest and most notable communities to watch, from beachside condos to large-scale lifestyle neighborhoods.

Scroll down to explore.

Beechwood on L.I.

The Selby

WESTBURY

For rent: The Selby offers luxurious rental residences with world class amenities. Choose from a collection of one- to three-bedrooms in the heart of Nassau County. Residents enjoy access to five-star amenities including a private courtyard with a pool sprawling sundeck, outdoor games area, fire pits, outdoor bar and BBQs. Inside you’ll find a fitness center, club room, library, conference rooms children’s playroom and lounge.

The Shed restaurant is located on site in this concierge full-service building. Located just minutes from Eisenhower Park and Garden City shopping, Luxury living meets classic elegance at this Westbury landmark.

Vanderbilt

WESTBURY

For rent: Modern elegance meets hotel-style living at The Vanderbilt, a luxury rental community in the heart of Nassau County. Residents enjoy concierge service, a pool, library lounge, fitness center, game room, conference center, children’s playroom and pickle ball in the adjacent park. The spacious well-appointed interiors lend comfort and style — all just steps from shopping, dining, parks and the LIRR. A great location for events and private parties with hotel stays and room blocks available.

Beechwood at the Waterways

MORICHES

Beechwood Organization has kicked off pre-construction sales for Beechwood at the Waterways, a new 55+ condominium community in Moriches offering 34 villa-style homes in its first phase, with occupancy expected in late 2026. Units start in the mid-$600,000s, feature customizable two-bed, two-bath floorplans with garages, and come with resort-style waterfront amenities including a pool, clubhouse, marina and trails. The development sits within the existing gated Waterways at Bay Pointe community near Moriches Bay and local beaches.

Country Pointe Preserve

YAPHANK

For purchase: Surrounded by pine barrens and walking trails at the sprawling Boulevard at Yaphank community, Country Pointe Preserve blends nature and luxury. This brand-new gated community just opened for sale with stunning model homes now available to tour. The resort-lifestyle community features spacious townhomes and villas with access to a private clubhouse, outdoor pool, fitness center and more — all within walking distance of The Boulevard’s burgeoning shopping and dining district.

Country Pointe Meadows

YAPHANK

For purchase (55+): Only a handful of homes remain available at this 55+ resort style community.  The sell out was a huge success with homeowners enjoying the clubhouse meeting spaces, ballroom, fitness center, pools and community tennis, pickleball and bocci courts. 

Country Pointe Estates

WESTHAMPTON BEACH

For purchase: Set just five minutes from Main Street and the ocean beaches, Country Pointe Estates offers luxury single-family homes on oversized lots in the heart of the Hamptons. Each residence features high-end finishes, full basements, and generous backyards with in-ground pools offering the perfect space for elevated summer living and entertaining.

Marina Pointe

EAST ROCKAWAY

For purchase: Marina Pointe blends coastal charm with modern convenience, offering waterfront condos just steps from the East Rockaway LIRR station. Residents enjoy open floor plans, sleek finishes, and private balconies — many with sweeping canal views.

Meadowbrook Pointe (sold out)

EAST MEADOW

For purchase (62+):

Note: Meadowbrook Pointe is now sold out.

Meadowbrook Pointe is a gated, resort-style community for active adults 62 and better. The homes are designed for comfort and style, and residents have access to a spectacular clubhouse with an outdoor pool, fitness studio, and social lounges.

Lighthouse Beach Sixty-Seventh

ROCKAWAY BEACH

Coming soon for purchase: The Lighthouse will bring boutique coastal living to the heart of Rockaway Beach. This new and luxurious beachfront condominium complex will offer ocean views, contemporary design and easy access to the boardwalk, making it a sleek and serene escape at the edge of New York City. Join the VIP list to stay informed. (Click here and fill out the inquiry form.)

Beechwood in Saratoga

Oak Ridge

SARATOGA SPRINGS

For purchase: Tucked into the rolling hills of Saratoga Springs, Oak Ridge offers stately custom homes on oversized lots, just minutes from downtown and the famed Saratoga Racecourse. With timeless architecture and luxury finishes, it’s an upstate retreat with every modern comfort.

Adelphi Residences

SARATOGA SPRINGS

For purchase:

Set in the heart of downtown Saratoga Springs, Adelphi Residences offers luxury condominium living above the iconic Adelphi Hotel. With private entrances, bespoke finishes, and access to upscale hotel amenities, it’s resort-style living in one of New York’s most celebrated destinations.

Jericho-based Beechwood Organization has been ranked as the top residential builder in New York State for the second straight year. 

The company, also known as Beechwood Homes, earned the honor in the 2024 Housing Giants report of the country’s top home builders by Pro Builder magazine. 

The annual industry report shows Beechwood as the 2024 leader in the state with 160 homes delivered during 2023 in Nassau, Suffolk and Saratoga counties. The homes were at Country Pointe communities in East Meadow, Plainview and Yaphank; Marina Pointe in East Rockaway; Oneck Landing in Westhampton Beach; and Oak Ridge in Saratoga Springs. 

The report also ranks Beechwood number three by revenue in New York and number 11 of 22 builders across the Mid-Atlantic region which includes New York, New Jersey and Pennsylvania. 

“It is gratifying to see our standing alongside the nation’s top builders but most of all to see the enjoyment of our buyers and renters as they move into their dream homes,” Michael Dubb, Beechwood founder and CEO, said in a company statement. 

So far this year, Beechwood is delivering the final homes in its sold-out 660-home Country Pointe in Plainview community. The company is also delivering homes in Yaphank at its 400-home Country Pointe Meadows; in Westhampton Beach at its 22-single-family home community Country Pointe Estates; and in Saratoga Springs at its new 79 condo Residences at the Adelphi Hotel, and at its 50 single-family home community Oak Ridge.  

Besides its for-sale homes, Beechwood continues to lease its apartment properties in Westbury including 237 units at The Selby and 195 units at The Vanderbilt. In Rockaway, the company continues to lease at The Tides apartment buildings that are part of the 2,300-home Beechwood-Benjamin Companies joint venture development Arverne by the Sea.  

Beechwood is also partnering with Settlement Housing Fund in New York City where it is constructing two affordable housing developments including 45 units at Weeksville Place in Brooklyn and 71 units at Melrose Concourse in the Bronx. 

Outside of New York, Beechwood is delivering homes at three of its exclusive Charlotte, N.C. developments, including the sold-out 35-home Weddington Glen, the 62-home Broadmoor at Marvin, and the 217-home Lakeside Pointe at Lake Norman. The company will also break ground this year at its 815-home mixed-use development called South Creek in Chapel Hill, which will be one of Beechwood’s largest communities. 

Hop off the Long Island Expressway at Exit 63, South Route 27-and avoid all Hamptons traffic while doing so. From shopping to dining, here is the ultimate guide to Westhampton Beach.

FLORA

As one of Rooted Hospitality Group’s remarkable restaurants, flora embeds its ardor for eating and drinking into each delectable dish. With an eclectic menu ranging from the flora burger to chicken paprika, its seasonal dishes ensure that eaters of all diets and allergies dine lavishly. 149 Main St., Westhampton Beach, florawhb.com

FAUNA

Say goodbye to the beloved Star Boggs and hello to Westhampton’s latest and greatest restaurant, Fauna. This new American gem honors wildlife on chef Aaron Mitchell-Patrick’s palatable plates, expertly paired with cultlike wine and handcrafted cocktails. The chef recommends the basil seared halibut and roasted red pepper gnudi, both of which burst with flavor and excellence. 6 Parlato Drive, Westhampton Beach, faunawhb.com

MARGARITA GRILLE

Whether seeking grilled shrimp tacos or Bavarian pretzel sticks, the Margarita Grille has you covered. For over two decades, this year-round neighborhood gem has welcomed many, given its laidback atmosphere and delectable plates. 83 Main St., Westhampton Beach, themargaritagrille.com

Welcome to Fauna, where a culinary journey awaits

JOE’S AMERICAN GRILL

Calling all hungry carnivores—Joe’s American Grill prepares a delicious selection of seafood, Black Angus burgers, steaks and other hearty dishes. Open six nights a week for both takeout service and outdoor and indoor dining, this local eatery has been serving the Westhampton community since 1983. 240 Montauk Highway., Westhampton Beach, joesamericangrill.com

BABY MOON

Ditch the plane ride and jet lag and feast your eyes on Baby Moon, Westhampton’s favorite Italian food destination. With food so delizioso, it is difficult to resist its mouthwatering calzones, brick oven pizza and pasta specialty: broccoli rabe with garlic and olive oil. 238 Montauk Highway, Westhampton Beach, babymoon-restaurant.com

ECKART’S LUNCHEONETTE

Step back in time with a famous breakfast omelet or a scoop of the prized chicken salad from Eckart’s Luncheonette, a family-owned WHB business since 1911. This breakfast and lunch spot triggers the ultimate nostalgic sensation with its soda fountain and leather booths. 162 Mill Road, Westhampton Beach, sites.google.com/view/eckartsluncheonette

From day to night, Mixology is the one-stop occasion shop

SHOP

MIXOLOGY

Look no further than Mixology for the most adorable summer dresses and skirts that Westhampton has to offer. With locations from New York City to the East End, this store inspires women to look and feel their best with chic yet affordable pieces. 148 Main St., Westhampton Beach, shopmixology.com

GARDEN OF SILVER

Jewelry designer and contemporary realist artist Eileen Baumeister McIntyre opened Garden of Silver in Westhampton out of an ardor for the craft. Her shop sells fine jewelry from highly esteemed designers including Jane Bartel, Elizabeth Moore and Joy Manning. 124 Main St., Westhampton Beach, gardenofsilver.com

GOOD WESTHAMPTON GENERAL STORE

As a pivotal destination on Main Street for all things home-related, Good Westhampton General Store has embellished Westhampton homes since 2012. By popular demand, its recently opened sister shop, Good Westhampton Home & Design, mirrors the laid-back and comfortable design aesthetic. 108 Main St., Westhampton Beach, goodwesthampton.com

ISLAND SURF

Regardless of experience on the board, Island Surf has apparel and accessories for eager surfers to rent and buy. Whether seeking bodyboards, water toys, sunscreen or beach towels, this prized Westhampton shop rides the waves seven days a week with brands like O’Neill and Rip Curl. 49 Sunset Ave., Westhampton Beach, islandsurf.net

CODE BLUE

Whether seeking home decor or a timeless piece of jewelry, Code Blue has a vast and wellcurated selection of luxurious parts in both departments. From dazzling gems to scented candles by highly esteemed designers, it is nearly impossible to walk out empty-handed. 96 Main St., Westhampton Beach, codeblueny.com

From day to night, Mixology is the one-stop occasion shop

INDULGE

HAMPTONS ARISTOCRAT

Taking the stress out of hosting with stellar entertainment solutions and experiences, Hamptons Aristocrat has a plethora of packages to ensure the ultimate gathering. From a backyard pizza bar to a 1969 taco truck, each of its luxurious hospitality bundles is the perfect crowd-pleaser. 87 Sunset Ave., Westhampton Beach, heritagearistocrat.com

BEACH BAKERY & GRAND CAFE

Whether shopping for a dinner party confection or to cure a sugar craving, the sweet treat selection at Beach Bakery & Grand Cafe is one to drool over. It is important to save room for dessert, with an assortment of mouthwatering cookies ranging from its famous black and white cookie to the chocolate chunk cookie bag. 112 Main St., Westhampton Beach, beachbakerycafe.com

SHOCK ICE CREAM

With 20 years of scoops and sugary confections under its belt, Shock Ice Cream lives up to its sweet expectations. As the most Instagrammable dessert on the East End, its famous Carnival Cone combines cotton candy, ice cream and sprinkles—need we say more? 99 Main St., Westhampton Beach, shockicecream.com

STAY

THE OCEAN RESORT AT BATH & TENNIS

Welcome to The Ocean Resort at Bath & Tennis—luxurious lodgings located in the heart of Westhampton. This family-friendly resort has marina access, tennis courts, an outdoor pool, private cabanas and endless amenities, promoting maximum ease and relaxation. 231 Dune Road, Westhampton Beach, bathandtennis.com

RELAX

PIKE’S BEACH

As a Westhampton town beach, this Dune Road hot spot is the ultimate white-sand destination. Convenient parking allows beachgoers to perfectly pack coolers and boards. 765 Dune Road, Westhampton Beach

ROGER’S BEACH

At the east end of Beach Lane is Roger’s Beach, where convenience is key—a snack bar, parking, showers, restrooms, lifeguards and a meal deck take the stress out of a beach trip. Pro tip: A day by these waters requires a permit pass. 105 Dune Road, Westhampton Beach

CUPSOGUE BEACH

With 296 acres of sand and serenity, Cupsogue Beach, located at the west end of Dune Road, offers lifeguard-supervised swimming, sunbathing and prime fishing waters. With space for camping, concerts and other forms of recreation, the activities are endless. 975 Dune Road, Westhampton

Read the original here https://mlhamptons.com/ultimate-guide-westhampton-beach

Stand on a dirt lot, and envision your dream home. Picture a finished product with large entertaining spaces for summer get-togethers and brisk autumn nights. Want to be able to use the pool in the late afternoon? Perhaps the lot with the western-facing backyard is better for your build. Don’t like baths? Nix the soaking tub in the primary bath.

It takes some vision and foresight, but there are plenty of benefits to buying a Hamptons home off floor plans — especially in this economic climate.

“What it allows you to do is to lock in the price of your house,” says Steven Dubb, the principal at The Beechwood Organization, a Jericho-based company founded by his father, Michael Dubb, that has built more than 7,500 homes in 60 communities across the New York metro area since 1985.

With several successfully completed projects on the South Fork, including The Latch, recently completed in Southampton, Beechwood’s latest projects are in Westhampton Beach: Country Pointe Estates, a 22-home residential community on Depot Road, and Oneck Landing, a four-parcel Moriches Bay enclave on Fiske Avenue.

“Pre-construction usually has a discount to what a finished house would cost. You take some of the market risks out of the equation when you buy pre-construction, off of floor plans. Construction cost inflation has been about 3% a month since things started coming back after the lockdowns,” Dubb says. “In a price-conscious world that’s one of the biggest benefits of buying off floor plans.”

Buyers also have the opportunity to customize their homes. “If there are things you want to change, rooms you want to add, bathrooms you want to make smaller, ceilings that you want to make higher — you really get to personalize and customize your home as opposed to buying an existing home where you’re stepping into somebody else’s decision,” he says. “When you buy pre-construction, you have the opportunity to make all those changes, to build it exactly the way that you want.”

Another plus, as opposed to building from scratch, is not having to go out and source a team and deal with all the headaches that come with that, from finding tradespeople to overseeing the build.

There is also the benefit of a warranty. “New York State has warranties that are mandated on new construction and most builders, especially Beechwood, exceed those state-mandated warranties. That, of course, is a lot better than stepping into an existing home where problems might be hidden, might not pop up for a couple of months and you’re on the hook for it entirely,” Dubb says. “It makes it a little bit easier to sleep at night.”

Record of Success With Floor Plans

Once Beechwood’s two Westhampton Beach developments are completed, the firm will have created 129 homes on the East End. In 2013, the company designed Bishops Pond, a 69-home luxury condo community in Southampton Village which became the fastest-selling community of its kind in the Hamptons. Two years later, Beechwood sold out 10 townhomes next door, as well as the four estate homes built at Bishops Grant on North Main Street.

The development at The Latch won design awards for its work at the historic main building and adjacent Terry Cottage, originally designed by the noted architect Stanford White of McKim, Mead & White. The 19-condo townhouse community at 101 Hill Street and the single-family home at 109 Hill Street ranged in price from $2.6 million to $7 million. This is Beechwood’s first project in Westhampton Beach.

“I think Westhampton is in the middle of the resurgence,” says Steven Dubb. “It started a couple of years ago and it’s only going to continue to grow because Westhampton: one, it’s really beautiful, and two, it is so much more convenient to get to from parts of Long Island and from New York City.”

For many people who are working hybrid work weeks, and who fell in love with being in the country during COVID, it’s easier to get back and forth to Westhampton from the city; it’s only 75 miles east of Midtown Manhattan, which cuts down on the traffic endured getting to points further east. “And, generally, it’s priced less expensive than other parts of the Hamptons,” he adds.

Vision Required

The Country Pointe Estates are located on the former site of Wholistic Tennis Academy at 44 Depot Road, within walking distance of the Long Island Rail Road Station in Westhampton; it’s just a five-minute drive to Main Street and Dune Road’s beaches. A five-minute drive south is Beechwood’s second development, Oneck Landing, overlooking Moriches Bay at Oneck Lane and Fiske Avenue.

At Country Pointe Estates, the half-acre lots feature homes ranging from 2,700 square feet to 5,900 square feet of living space. Asking prices range from $2.1 million to more than $3.6 million.

The Aberdeen is a new model, just added to the offering at Country Pointe, featuring the same amenities for a buyer who wants to entertain, but with fewer bedrooms than the Atlantic, Beacon and Commodore homes — plus with a better price point.

Floor plans for all four styles show open-concept great rooms and entertainment-ready kitchens, first-floor primary bedrooms and spacious mudrooms — some of the most sought-after features by Hamptons homebuyers. Extensive outdoor living spaces at each home are connected to a pool and a pool house.

Dubb says most buyers desire finished lower levels with space for a pool table, a bar with a “man cave” and a gym.

Prospective buyers are shown floor plans, not just on paper but on a large, interactive screen at Beechwood’s temporary showroom at Country Pointe Estates, where they can swipe through the different exterior and interior designs. (Visitors may even forget they are in a trailer, as it’s stylishly decorated and well-appointed to reflect the houses that will be built!)

Beechwood is using many of the same interior finishes and products that were used at The Latch.

“We’ve got model photography, we have samples of materials, and we’ve got walkthrough videos that we’re able to show prospective purchasers,” he says. “It’s one thing to have words on a page describing a flooring, it’s another to see a photo of it or to be able to pick it up and hold it in your hand.”

Every house at Country Pointe Estates will be unique.

“One of the hardest things about buying off of floor plans is you need to share the vision. You need to be able to use your imagination,” Dubb says.

There is a bit of “self-sorting” that goes on, Dubb says, because people know they are not going to see a finished house before they make the decision.

Some people still struggle to conceptualize it, while others pick it up right away. “We get a lot of buyers who have built houses for themselves or who have been involved in construction or in renovations in their (other) homes,” Dubb says. “Sometimes you can see the wheels turning — sometimes it’s very easy, some people pick it up naturally.”

Getting in Early

Dubb is excited for the model home, which is being framed, to be completed because there is still no substitute for being able to walk through a space. Of course, there is also no guarantee how many homes will be available after the model home is finished, as several lots have already been sold. Its anticipated completion date is early spring of 2023.

Buyers looking for value will jump at the opportunity to buy in this phase. For instance, at Beechwood’s project Weddington Glen in Weddington, North Carolina, a suburb of Charlotte, 50% of the homes available have been sold since Beechwood started selling in March. There is no model home even under construction yet. “It’s entirely off of floor plans and renderings,” Dubb says.

Those buyers will be rewarded in the long run because they got in at the preconstruction prices, and the homes in the community are going to be worth more when construction is complete, Dubb adds.

Just like with Country Pointe Estates in Westhampton Beach and another ongoing project Beechwood has at Oak Ridge in Saratoga, the floor plans and architecture were designed specifically for that location and market.

So what’s the biggest drawback to buying off the floor plan? The lack of immediate gratification, Dubb says, as buyers are purchasing a house not yet built. “If you buy an existing house, you get to move in 30 or 45 or 60 days. That is not the case when you buy pre-construction.”

As for the developer, offering all that customization is a double-edged sword. “We throw ourselves at the feet of our buyers. When we say we offer customization, we mean it.

So that means if somebody decides that they want to put a special kind of tile in their master bathroom, and it’s hard to source, we’ve got to go and figure out how to source it.”

Grappling with the supply-chain issues and labor shortages is a challenge all developers are facing. Dubb reports his industry is starting to see the supply issue normalize. “When we were building The Latch, we were really in the thick of it and we managed to get everybody in for the summer,” he says.

This article appeared as the cover story for the September 2022 issue of Behind The Hedges. Read the digital version here.

Read the original article here.

The Latch, a luxury condominium development in Southampton Village created by The Beechwood Organization, has received two prestigious awards from the National Association of Home Builders (NAHB).

The development, designed by Jim McMullan of Fleetwood & McMullan and Jason Poremba of Jason Thomas Architect, earned a Platinum award for Historic Preservation and Restoration and a Gold award for Single Family Community Under 100 Units.

“This is a high honor greatly appreciated by Beechwood and the entire team who worked with us to bring forward the best of the past for future generations to enjoy this beautiful property,” said Steven Dubb, The Latch’s developer and the principal at The Beechwood Organization.

In the early 1900s, the property, known as The Village Latch, was “the Grand Annex to Southampton’s Irving Hotel across Hill Street,” Steven Dubb, Beechwood’s founder and CEO, told Dan’s Papers in 2020. “Reported guests included Presidents Theodore Roosevelt and John F. Kennedy, the duPonts, Fords and Vanderbilts, and Hollywood stars,” he said.

In 2016, Beechwood bought the approximately five-acre parcel with an inn that was operated 67 rooms across several run-down buildings.

The two turn-of-the-20th-century buildings — the iconic main Latch building and the adjacent Terry Cottage, which had been moved from across the street — were designed by noted Gilded Age architect Sanford White of McKim, Mead & White (White designed many iconic Hamptons homes, such as the Sevens Sisters homes in Montauk, the most famous of which talkshow host Dick Cavett sold last year).

With the architects’ designs and consultation from Zach Studenroth, the village historian, the exteriors have been preserved. With work complete, cedar-shingled white structures, designed in Federal Revival Period with Dutch Colonial touches, have been returned to their former glory.

The original 40-room Latch building was converted into two townhouses. Beechwood renovated the interior of the Terry Cottage and it remains a single-family home.

Behind the two historic structures, visible from Hill Street, are 17 new townhouses and a McMullan-designed clubhouse on a private cul-de-sac. The townhomes appear connected by a single shingle-style facade. The homes feature open floorplans and high finishes and appliances, while the clubhouse provides a fitness center and outdoor pool.

Pre-construction sales began in 2021 with homes ranging from $2.6 to $7 million — and all units were sold by the end of the year.

Part of the NAHB‘s Best in American Living Awards, they are considered the nation’s top honor for home builders in the largest network of craftsmen, innovators and problem-solvers. An awards ceremony was held at the 2022 International Builders’ Show in Orlando, Florida.

The Latch also received a Vision Long Island Smart Growth Award in 2021.

This was the third project in Southampton Village for Beechwood, one of the largest developers of single-family and multifamily housing in New York State. The developer was also behind 69 luxury condominium units at Bishops Pond on South Magee Street, as well as Bishops Grant on North Main Street where there are four estate homes.

Founded by Michael Dubb, Beechwood has built more than 7,500 homes in 60 communities across the New York metro area since 1985, including new developments in Saratoga and New York City.

Original Article from Behind the Hedges

Author: Taylor K. Vescey