Water Mill Luxury Modern Farmhouse with Pool

Summary:

Welcome to your private Hamptons retreat—a newly built luxury modern farmhouse set on one of Water Mill’s most scenic and prestigious country lanes, offering the ideal blend of privacy and convenience. Surrounded by over 100 acres of protected farmland, the home provides a peaceful, secluded setting just minutes from ocean beaches, Southampton, and Bridgehampton. Spanning over 4,300 sq. ft., it features 5 bedrooms and 4.5 bathrooms, thoughtfully designed for both relaxation and entertaining.

Bright, open interiors and high‑end finishes create a seamless indoor‑outdoor lifestyle, while a fully finished lower level adds additional space for hosting or unwinding after a day at the beach. This is a refined Hamptons escape—combining modern luxury, comfort, and an unbeatable location.



The Space:

Experience elevated indoor‑outdoor living, where expansive glass doors open to a mahogany deck, heated pool, and professionally landscaped grounds—creating a true private Hamptons retreat. The main level is designed for effortless entertaining, featuring a refined great room with a dual gas and wood‑burning fireplace that flows into a chef’s kitchen with Calacatta Gold marble, premium appliances, custom cabinetry, and a spacious island for gathering. This floor also offers a junior primary suite with en‑suite bath, a media room, powder room, laundry, and flexible guest accommodations. Upstairs, the serene primary suite showcases treetop views, a spa‑style bathroom, and walk‑in closet, complemented by additional en‑suite bedrooms and a versatile office or guest room. The finished lower level adds a generous recreation lounge with a pool table—perfect for relaxing or entertaining after a day at the beach.



Guest Access:

Guests will have full access to the entire property, including the heated pool, mahogany deck, landscaped backyard, recreation room with pool table, media room, and all indoor living spaces. The home is offered fully furnished and designed for a seamless luxury Hamptons experience with private driveway parking and exclusive use of the outdoor amenities.



Please note:

• Garage access may be limited depending on owner storage needs

• Pool heating is available during the season

• Certain owner closets or storage areas may remain locked



The Neighborhood:

Located in the heart of Water Mill, this home offers a peaceful escape surrounded by protected farmland and scenic country lanes, while remaining just minutes from the Hamptons’ best beaches, dining, and shopping. Enjoy effortless access to Southampton, Bridgehampton, and Sag Harbor, along with nearby farm stands, vineyards, golf courses, and boutique fitness studios—all while immersed in one of the area’s most private and prestigious settings.



Getting Around:

The property is best accessed by car, with private driveway parking available. Located in Water Mill, it offers easy access to Southampton, Bridgehampton, Sag Harbor, and nearby ocean beaches, as well as restaurants, shops, and local farm stands. Ride‑sharing services are available, and the Hampton Jitney and LIRR provide convenient connections from New York City.



Other Things to Note:

HOUSE RULES & STAY TERMS

(SUPPLEMENTAL TERMS & CONDITIONS)



This property is subject to applicable laws, regulations, and building or community rules. By booking and occupying the property, the guest agrees to comply with these House Rules & Stay Terms, which form part of the binding agreement governing the reservation and are incorporated by reference into the applicable booking agreement.

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1. OCCUPANCY & RESPONSIBILITY

The primary guest must be at least 18 years of age and is responsible for the conduct and compliance of all occupants and visitors. Maximum occupancy limits must be observed at all times in accordance with applicable law and the reservation details.

The number of overnight occupants must match the number approved at the time of booking. Any misrepresentation regarding occupancy may result in additional fees, immediate termination of the stay, or both.

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2. USE OF PROPERTY

The property is provided for temporary residential use only. The property may not be used for events, parties, gatherings, commercial activity, or any unlawful purpose unless expressly authorized in writing. Guests agree to treat the property with reasonable care and respect, including furnishings, fixtures, amenities, and the surrounding neighborhood.

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3. NO PARTIES, NO SMOKING, NO DRUGS

• No parties, events, or gatherings of any kind

• No smoking anywhere on the property

• No illegal drugs or illegal activity

• Quiet hours are strictly enforced

• Loud noise, amplified music, large portable speakers, or sound equipment are prohibited



Violation of these rules may result in immediate termination without refund.

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4. PET POLICY

Pets are not permitted on the property unless explicitly authorized in writing prior to arrival. Unauthorized pets may result in additional fees or termination of the stay.

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5. CLEANING & CONDITION

The property is provided in “AS IS” condition. A standard cleaning fee applies. Guests are expected to maintain the property in a clean and sanitary condition during the stay and to leave the property in reasonable condition upon departure. Excessive mess, stains, trash, smoking residue, or damage beyond normal wear and tear may result in additional charges.

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6. MAINTENANCE, AMENITIES & SERVICE INTERRUPTIONS

Reasonable efforts will be made to maintain all amenities, including internet, television, pool, or other features, if applicable. Temporary interruptions, service outages, or equipment malfunctions beyond the operator’s control do not entitle the guest to refunds.

Any maintenance issues or damage must be reported promptly through the designated communication channel.

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7. POOL RULES & SAFETY (IF APPLICABLE)

Pool use is entirely at the guest’s own risk.

• Absolutely NO diving or rough play

• No lifeguard on duty at any time

• Children under 18 must be supervised at all times

• No glass, candles, pets, shoes, or electrical devices in or near the pool

• Pool access is limited to designated seasonal dates

• Pool deck and surrounding surfaces may be slippery when wet

Guests are responsible for all pool related damage, including liner damage, caused by any occupant or visitor. Any misuse may result in full replacement costs and additional fees.

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8. RISK OF LOSS

All personal property brought onto the premises is at the sole risk of the guest. The owner, operator, and booking platform are not responsible for theft, loss, or damage to personal belongings.

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9. INDEMNIFICATION & RELEASE

Guest agrees to indemnify, defend, and hold harmless the property owner, operator, agents, employees, contractors, and booking platform from any claims, damages, losses, liabilities, costs, or legal fees arising from the guest’s stay, conduct, or use of the property, except where caused by gross negligence or willful misconduct.



Guest hereby waives and releases any claims for injury, illness, death, or loss arising from use of the property or its amenities, which are used entirely at the guest’s own risk.

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10. TERMINATION & NO REFUND

Violation of these House Rules, applicable laws, platform policies, or the booking agreement may result in immediate termination of the reservation without refund, to the fullest extent permitted by law and platform policy.

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11. ACCEPTANCE

By electronically accepting the reservation, the guest confirms that all information provided is accurate, has read and understands these House Rules & Stay Terms, agrees to the cancellation policy, and authorizes applicable charges in accordance with the booking agreement.

Interaction with guests



Interaction with Guests:

To ensure a smooth and enjoyable stay in the Hamptons, we offer our guests complete privacy while remaining readily available for any needs. Our team is accessible throughout your stay to assist with recommendations, property-related inquiries, or any other requests. We’re happy to assist with restaurant recommendations, activities, private chefs, transportation, and concierge services to enhance your stay. Please reach out via the platform messaging system—we respond promptly. Check‑in details will be shared prior to arrival.