22 Edwards Hole Road, East Hampton

Picture it

Summer by the pool, winter by the fire.

Sixteen computer-drawn concepts of a new house on this lot, in the two styles from the model below. None of it is built. They are here to help you picture it, and every one is labeled.

Summer out back: pool, terrace and pool house

Great room behind a wall of glass

The drive in, finished

Kitchen and breakfast table facing the woods

The pool at dusk

Two-lane bowling alley

Great room with a stone fireplace

A fire pit on an October night

Media room

Kitchen in oak and soapstone

Dinner on a screened porch

Golf simulator and game lounge

Primary bedroom in the treetops

Primary suite with a soaking tub

Wine room and tasting bar

Sauna, cold plunge and gym

Design it

Put your house on the lot.

A scale model on the real lot outline, with the Town’s 30-foot setback line. Pick a style and a size, then look inside: open up the main floor, or put a media room, a bowling alley or a golf simulator downstairs.

Drag to turn · pinch or scroll to zoom

Style

Size above ground

Look inside

Inside finishes

Lower level

Pool and pool house Show the 30-ft setback line

View

This version:

House above ground

sq ft

Lower level, not counted

sq ft

Ground covered by buildings

of 9,999

Roof peak

of 32 ft

Built to scale on the state tax-map outline of the lot. Massing only: this is not a plan, a survey or a design anyone has drawn. The room layouts and lower-level setups are concepts that show what fits.

The Town’s numbers

House size: 7% of the lot plus 1,500 square feet, never more than 10,000. On about 2.45 acres that is about 9,000 square feet above ground. The drive strip is shared with the house in front; if that turns out to be a recorded common driveway, the Town leaves the strip out of the lot size and the limit is about 7,800.
Lower level: A basement does not count toward that limit.
Height: 25 feet, or 32 feet to the peak of a gabled roof. Two and a half stories.
Setbacks: 30 feet from every line of the wide part of the lot. A pool sits at least 40 feet in.
Ground covered: Buildings can cover up to 10% of the lot, and no more than 9,999 square feet.

Town of East Hampton Code, Chapter 255, § 255-11-10 and § 255-1-20, current through June 2026. Your architect, surveyor and the Town Building Department confirm the numbers for any real plan.

New houses nearby

New, on about two acres, within three miles.

12 Rolling Wood Lane

Finished 2023 · 8,200 sq ft · about 2 acres · 1.5 miles · $665 per sq ft

Sold Aug 2025$5,450,000

11 Dering Lane

Finished 2024 · 7,651 sq ft · 1.8 acres · 2.1 miles · $686 per sq ft

Sold Sep 2025$5,250,000

41 Quarty Court

Finished 2025 · 8 bedrooms · about 2 acres · 2.6 miles

Sold Nov 2025$6,800,000

11 Old School House Lane

Finished 2025 · 6,625 sq ft · about 2 acres · 3.1 miles · $740 per sq ft

Sold Apr 2026$4,900,000

Closed sales from the OneKey MLS. Price per square foot is the sale price divided by the listed size, land included. Distances are straight-line from 22 Edwards Hole Road.

The land

Woods on one side that stay woods.

One whole side of the lot, drive included, runs along the Edward’s Hole Preserve: 57.68 acres the Town of East Hampton owns and keeps as nature preserve.
The drive is part of the lot: a strip about 20 feet wide running about 885 feet in from Edwards Hole Road before the land opens up. The house in front uses it too.
The wide part of the lot is about 125 feet across and 725 feet deep. Next to it on the other side: a vacant 3.17-acre lot and a wooded parcel of about 7 acres.
Off Route 114, between two villages: Sag Harbor is about 2.5 miles away, East Hampton Village about 3.5, and the ocean about 4 (straight-line).

Lot lines from the New York State tax parcel map. A survey controls.

In hand

Lot outline and acreage, from the New York State tax parcel map
The preserve next door: Town-owned, 57.68 acres
What the Town allows, from the Town Code current through June 2026
2026 taxes: $10,034
Closed sales of new houses nearby, from the OneKey MLS

Not in hand yet

A survey
The recorded agreement for the shared drive
Septic and well records
The Town’s building file for the house, pool and pool house
A wetlands and overlay-district check

Ask me where each one stands.

Architects and buildersSite data, setback lines and a CAD outline. Open the site kit →

Or redo what’s there

Same walls, new finishes.

Left: each room in November. Right: a computer-drawn concept of the same room after a renovation, with the same walls, windows and view. Many buyers roll the work into a renovation mortgage; a lender can tell you what fits. The concepts are illustrations, not the house today and not a quote for the work.

Today

Concept

Kitchen

Today

Concept

Front of the house

Today

Concept

Pool

Today

Concept

Back deck

Today

Concept

Bath

Today

Concept

Bedroom

The house today

A ranch in the trees, sold as it is.

Three bedrooms and two baths on the main floor, hardwood floors, a partly finished lower level, decks off the back, an in-ground pool and a pool house pavilion. The kitchen and baths are original. The pool has been closed for several years. The house is vacant and winterized. These are phone photos from a walkthrough in November; professional photos are coming.

The back deck and the cupola

Front, with the pergola and French doors

Kitchen, original

One of three bedrooms, hardwood floors

Bath, pine wainscot

Finished lower level

In-ground pool, closed for several years

Pool house pavilion

The private drive in from Edwards Hole Road

Build 900 feet from the road, beside 57 acres the Town keeps wild.

Summer by the pool, winter by the fire.

Put your house on the lot.

New, on about two acres, within three miles.

Woods on one side that stay woods.

Same walls, new finishes.

A ranch in the trees, sold as it is.

At a glance.

Walk the land with me.