199 Dune Road, Westhampton Beach, NY 11978

$11,475,000 · 6 bed · 8 bath · 5,000 sq ft · built 2003 · MLS# 858537 · Active

Experience 150 feet of pristine oceanfront in this fully renovated contemporary masterpiece, boasting panoramic 360 degree views of the ocean and bay. Designed for seamless indoor-outdoor living, the home features expansive multi-level decks, a private boardwalk to the beach, and floor-to-ceiling glass sliding doors that frame breathtaking water views from every room. This 6 bedroom, 7.5 bathroom stunner is thoughtfully designed with two private wings for comfort and separation. Enter through a dramatic foyer with cathedral ceilings into an ocean facing living room, where double sliders open to a sprawling…

Single-family homes in the Westhampton Beach Union Free School District sold for a median of $2,200,000 (typically $1,375,000–$3,000,000) across 100 recorded sales between Oct 7, 2025 and Sep 29, 2026, up 16.7% on the 12 months before. This home's $11,475,000 list price sits in the luxury single-family tier for the Westhampton Beach Union Free School District.

At about $85,342 a year, this home's property tax runs roughly 848% above the $9,000 typical for Westhampton Beach Union Free School District. Suffolk bills combine town, school and special-district levies, so two homes at the same price in neighboring districts can carry materially different taxes. Exemptions such as STAR, Senior or Veteran move the number as well — a new owner's bill is often not the same as the seller's.

OneKey MLS (recorded LI sales, trailing 12mo) + actual tax