450 Seven Ponds Towd Road, Water Mill, NY 11976

$11,995,000 · 8 bed · 12 bath · 9,906 sq ft · built 2026 · MLS# 986783 · Active

Built by one of the Hamptons' most respected builders and refined by an award-winning Manhattan design firm, this masterfully crafted, just-completed residence sets a new standard for Hamptons living. Set along a private access road, the property offers sweeping open-field reserve views that feel worlds away — yet convenient to farm stands, village shops, restaurants, and world-class beaches. Spanning nearly 10,000 square feet across three impeccably finished levels served by a private elevator, the estate offers eight bedrooms, ten full baths, and two half baths — striking an ideal balance…

Single-family homes in the Southampton Union Free School District sold for a median of $3,150,000 (typically $1,695,000–$5,140,000) across 95 recorded sales between Oct 9, 2025 and Sep 29, 2026, up 27.4% on the 12 months before. This home's $11,995,000 list price sits in the luxury single-family tier for the Southampton Union Free School District.

ZIP 11976 has about 20.7 months of inventory — strong buyer's market. A heavily oversupplied market — buyers hold the upper hand, and sellers often offer price cuts or concessions to compete.

At about $10,194 a year, this home's property tax runs roughly 70% above the $6,000 typical for Southampton 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